November 20, 2025, Regular Meeting

MINUTES TOWNSHIP OF WEST ORANGE ZONING BOARD OF ADJUSTMENT REGULAR MEETING November 20, 2025 8:00 P.M. The West Orange Zoning Board of Adjustment held a regi commencing at 8:00 PM utilizing the virtual Zoom platform. ular meeting on November 20, 2025, Chairperson Phillip D. Neuer called the mi eting to order at approximately 8:00 PM. It was announced that notification of this meeting|was given to the Townshi Chronicle, and the Star-Ledger and posted on the Township Bulletin the “Senator Byron M. Baer Open Public Meetings Act.” ip Clerk, the West Orange Board in accordance with Chairperson Neuer asked everyone to stand| for the Pledge of Allegiance. Alexander Fisher, Esq., Board Attorney, read the opening statement. ROLL CALL Present: William Michael Barbee, Tal Ben-Zvi, Laurence Cohen, Michael Dannemiller, Todd I ubovy, Robin Miller, Philip D. Neuer, Brent D. Sed tt, Irv Schwarzbaum, Marc Sussman, Alice Weiss Also Present: Alexander Fisher, Esq., Boar Attorney Diana L. Chandler, Board Se Tetary Ryan MacNeill, Consulting Engineer Christopher Dochney, Consul ‘ting Planner Mr. Fisher and Chairperson Neuer confirmed the presence of a quorum of Board Members. ANNOUNCEMENTS ° Future Meetings: December 4, 2025 (Special Meeting) December 18, 2025 (Regular Meeting) ¢ ZB-25-01 — Taharally (79 Lessing Road) has been withdrawn. Coluna-Letter-Head---WD-red-10-24125 SWEARING IN e Professionals, Mr. Christopher Dochney (Consulting Planner), and Mr. Ryan MacNeill (Consulting Engineer) were sworn under oath.

MINUTES ¢ October 16, 2025, Regular Mi Motion: Chairperson Neuer Second: W.M. Barbee eting Barbee: Y Schwarzbaum: Y Ben-Zvi (Alt.): - Scott: : Cohen: Y Sussman (Alt.): Y Dannemiller (Alt.): Y Weiss: Y Dubovy (Alt.): Y Neuer: Y Miller: Yy © October 23, 2025, Special Meeting Motion: Chairperson Neuer Second: R. Miller Barbee: Y Schwarzbaum: - Ben-Zyi (Alt.): Scott: Cohen: Y Sussman (Allt.): Y Dannemiller (Alt): Weiss: Y Dubovy (Alt.): Neuer: Y Miller: Y Notes: Edits requested by M. Dannemiller and T. Ben-Zvi were approved by Chairperson Neuer. RESOLUTIONS ¢ Adopt 2026 Meeting Schedule Motion: Chairperson Neuer Second: I. Schwarzbaum Barbee: Y Schwarzbaum: [yi Ben-Zvi (Alt.): - Scott: x Cohen: Y Sussman (Alt.): - Dannemiller (Alt.): - Weiss: Y Dubovy (Alt.): - Neuer: Y Miller: Y

APPLICATIONS: 1.)ZB-24-06 PUBLIC SERVICE Block: 155 Lot: 26.01 Zone: Residential Development; (R. 325 Mount Pleasant Avenue Seeking Variances, Prelimina: with upgrades. PRESENTATION ¢ Ms. Jennifer Porter, Esq. (Applican (Objector’s Counsel) entered the re between Mr. Malanga and PSE&G meeting (December 18, 2025) and r Turtletaub agreed that this date is a It was at this time Chairperson Neuer notice to the December 1. 8, 2025, Regu! the statutory time to December 31, 202! 2.) ZB-22-13 MPB Realty (470 Ea Block: 153; Lot:38; Zone:B-2 470 Eagle Rock Avenue Preliminary & Final Major Site P PRESENTATION ° Ms. Danielle Kinback, Esq entered t stated that the team is not ready for tl 2025) Special Meeting. It was at this time that Chairperson Ne (470 Eagle Rock Avenue) was bein 1g Ca 18, 2025, Regular Meeting. Ms. Kinbac. December 31, 2025. Tt was also at this time that Chairperso Realty LLC (470 Eagle Rock Avenue) is) Special Meeting, that it is cancelled, 3.) ZB-24-17 Pardo Development G 104 Winding Way Block: 46.01; Lot: 33 Application for C Variance PRESENTATION Mr. Stephen Hehl, Esq. entered the re previous testimony from the August 2 application site. Mr. Fisher confirmed pending application. > evise plans accordin; ceptable by him and his client. lar Meeting. Ms. Porter 5. gle Rock Avenue) Chairperson Neuer gave a brief history (Carried from 10/1 6/2025) ELECTRIC AND GAS COMPANY O-R) Office Research; (PURD) Planned Unit 5) Single Family Residential Zone , and Final Major Site Plan Approval in connection s Counsel), and Mr. James Turteltaub, Esq. ord and announced that an agreement has been made ith a request to adjourn to the next available regular gly for another date, Mr. nnounced an adjournment with preservation of agreed to an “TT of (Carried from 1743/2025) lan | he record on behalf of client, MPB Realty LLC ie previously scheduled PSE&G (December 4, er announced that ZB-22-13 MPB Realty LLC ried with preservation of notice to the December agreed to an an extension of the statutory time to Neuer announced that since ZB-22-13 MEPB not agreeing to proceed at the December 4, 2025, roup Inc. (Carried from 8/21/2025) ord on behalf of applicant. 1, 2025, Regular Meeting. of the previous denial (ZB-03-39) for this stating that res judicata does not apply to this 's gave brief summary of

* Giovanni Manillo PE (Engineer) e credentials were provided and acc civil engineering. Mr. Manillo presented Exhibit Al 2025) e Mr. Manillo presented Exhibit A2 ¢ Mr. Manillo said that they ar Mr. Manillo presented Exhibit A3 showing the proposed landscaping BOARD QUESTIONS Chairperson Neuer asked for confirnt at the highest point, it is 21 feet. W.M. Barbee asked about the potent there is only one neighbor in the sto L. Cohen asked about the neighbori Mr. Manillo said that there tered the record. He was sworn under oath| and ‘pted by the Chairperson as an expert in the field of — Colorized Aerial Exhibit (Dated - November 20, as a question that came up about the address where the Tax Assessor’s Office stated that the address of 104 Winding Way will remain because there is already an “0” Undercliff Terrace. Mr. Manillo displayed Shee is showing a different grade Mr. Manillo displayed Shee showed the Steep Slope dis' address with 1 Undercliff Way and there cannot be a it 1 (Dated - November 20, 2025) and explained that it of the land on the property site. | it 2 (Dated — November 20, 2025) and explained that it lurbance plan with two differences focusing in the slope range in the area towards the west, opposed to deeper, including| would be an additional varian drainage added three (3) incl (6) inches limit. Mr. Manillo explained the zo setbacks (side, front, and bac! coverage), and control/storm + Site Rendering (Dated - November 20, 2025) e moderating the size of the house, having it wider as fall protection fencing (to which they agreed that it ce for a solid fence, but clients are open to change), es per hour but confirmed that West Orange has a six ning requirements for this application site including: ), floor area, lot area (building coverage and lot ater erosion. (Tree Removal (Dated -November 20, 2025) by for the application site. ation on the height of the wall. Mr. Manillo said that ial impact on the neighbors. Mr. Manillo said that mwater system. 8 property and whether or not the property in question can be extended. Mr. Manillo said that it might belong to the country club. L. Cohen asked if there was a way ta identified on the plans are classified L Schwarzbaum asked for confirmati house. Mr. Manillo said that there is T. Ben-Zvi asked how many trees w approximately 18 trees are to be rem PROFESSIONALS

ta identified on the plans are classified L Schwarzbaum asked for confirmati house. Mr. Manillo said that there is T. Ben-Zvi asked how many trees w approximately 18 trees are to be rem PROFESSIONALS QUESTIO preserve the trees. Mr. Manillo said that those as being dead. on on the height difference from front to back of the approximately ten (10) feet difference on both sides, uld be removed. Mr. Manillo said that ved, NS R. MacNeill asked regarding stormwater and whether there is a soil log. Mr. Manillo said yes. R. MacNeill asked about whether there has been a slope stability analysis. Mr. Manillo said yes and can provide it himself. C. Dochney asked if a cross section C. Dochney asked for confirmation t jas been provided. Mr. Manillo said yes. at the land behind the application site is owned by the Town (golf course) Mr. Manillo said that he believes so.

Applicant’s Counsel Mr. Stephen Hehl c Break: 9:28 PM-9:38 PM Upon return from break, Chairperson Neu Applicant’s Counsel Mr. Stephen Hehl coi Applicant’s Counsel Mr. Stephen Hehl PUBLIC QUESTIONS eK. Malanga (53 Ridge Road) asked Mr. Manillo said that it is approximately 25%, | ‘age is going under the building. Mr. Manillo said that ¢ Chairperson Neuer asked if the gai it is, “in the basement, not buried.’ PRESENTATION John Linson, Forester was sworm ul the Chairperson as a Tree Expert. Mr. Linson said that the site was cl built. There were 12 types of trees Confirmed that upon approval, he BOARD QUESTIONS T. Dubovy asked for the number of much vegetation exists on this site al T. Dubovy asked about the views fr T. Dubovy asked for Mr. Linson’s o| better suited for this property. Mr. Li better option. T. Ben-Zvi asked if new planting w for the first few growing seasons, th B.D. Scott asked how that would afft towards the street and the catch basin. R. Miller made a comment stating th considered a condition of this applic W. M. Barbee asked why roots were that the stumps can remain. PROFESSIONALS QUESTIO R. MacNeill asked if there was any i that if application is approved, he wo NO PUBLIC QUESTIONS PRESENTATION Paulo Dantas ATA, was sworn under Chairperson as an expert in the field BOARD QUESTIONS L Schwarzbaum asked if there is a de M. Dannemiller asked for the total eld for the dimensions of the walkable and mobile slope. firmed no redirect for Mr. Manillo. der oath and credentials were provided/accepted by ‘ared when the adjacent house at 1 Undercliff was ill walk the site with Town Forester, Walt Kipp. er confirmed the presence of a quorum, iifirmed no redirect for Mr. Linson. Tees existing presently. Mr. Linson said that not that elevation. m the parking lot. Mr. Linson responded. pinion on whether robust trees or shrubs would be nson said that shrubs in his opinion would be a uld require more maintenance. Mr, Linson said that it yes, they would. ect the slope. Mr. Linson said that it would be going it any recommendations of Mr. Linson be ition’s approval. mitted. Mr. Linson said that there is no grade and NS sue with the report. Mr. Linson said that he believes uld work with Forrester (Walt Kipp). ‘onfirmed of no redirect for Mr. Linson. ath, and credentials were ace epted by the f Architecture. k. Mr. Dantas said

report. Mr. Linson said that he believes uld work with Forrester (Walt Kipp). ‘onfirmed of no redirect for Mr. Linson. ath, and credentials were ace epted by the f Architecture. k. Mr. Dantas said yes. vation. Mr. Dantas said it is approximately 35 feet.

Applicant’s Counsel Mr. Stephen Hei T. Ben -Zvi about the closests and bedrooms. Mr. Dantas said that feature needs to be tedone/revised in the plans. NO PROFESSIONALS QUESTIONS PUBLIC QUESTIONS Kevin Malanga (53 Ridge Road) asked if there is a retaining wall next to the garage and if so, how high is proposed. Mr. Dantas said so, and it is approximately ten (10) feet tall. PRESENTATION Mr. John Barre, Professional Plann accepted by the Chairperson as a Pri J confirmed of no redirect ‘for Mr. Dantas. T Was sworn under oath and credentials were fessional Planner. Mr. Barre presented Exhibit A4 Aerial Satellite Imagery of Subject Site and Surroundings (Photos taken June BOARD QUESTIONS T. Dubovy asked about the square fi said it is approximately 11%. 12, 2025) otage of the lot coverage in percentage. Mr. Barre M. Dannemiller asked about the depth of the development and if it would be better to rotate the house for setback requirent ents. Mr. Barre stated that change would not work. L. Cohen asked about the safety of the garage door. Mr. Barre said there should be no issue. PROFESSIONALS QUESTIO! No Questions from R. MacNeill C. Dochney asked for confirmation #} on their own. PUBLIC QUESTIONS Kevin Malanga (53 Ridge Road) ask that he doesn’t believe so because it INS at the lot is unbuildable and regulated with utilities ed if this is a self imposed hardship. Mr. Barre said 's an isolated lot. Anthony Nicoterra (8 Undercliff Tert ace) asked about the hardship variances. Mr. Barre went through the listing. Chairperson Neuer adjourned the meeting at Adopted: 12/18/2025 9 re ald Diana L. Chafler, Secretary