May 6, 2026 Planning Board Regular Meeting

TOWNSHIP OF WEST ORANGE 66 MAIN STREET, WEST ORANGE, N.J. 07052 Department of Planning and Development SUSAN McCARTNEY Tel: (973) 325-4111 Email: planningboard@westorange.org Mayor JAMILET BAQUERIZO VITE Planning Board Secretary Dr. Robert Bagoff, Chairman Jerry Guarino, Vice-Chairman Mayor Susan McCartney Council president Susan Scarpa Ken Alper William B. Wilkes II Diana P. McGovern, Esq., Board Attorney Lee D. Klein, PE PTOE John J. Hess, PE, PP, Consulting Engineer Christopher Morgan, Sr Zayibeth Carballo, PE, Township Engineer Frank Noborine. Heyer, Gruel & Associates, Consulting Planners John Cardoza (Alternate #1) Matrix New World Engineering, Consulting Engineer Lori Kapferer (Alternate #2) Geniece Gary-Adams, Director of Planning and Development/Zoning Official AGENDA TOWNSHIP OF WEST ORANGE PLANNING BOARD MEETING May 6, 2026 6:30 P.M. West Orange Planning Board Meeting, Wed. 5/6/2026 @ 6:30 pm Please click the link below (or copy and paste into your browser) to join the meeting and enter the password when prompted: https://us02web.zoom.us/j/87345499468?pwd=IrnZtdadxzIGF2uTbHuSPW9BmXS4Pk.1 Telephone: Dial: US: 646 931 3860 Webinar ID: 873 4549 9468 Password: 085679 PUBLIC COMMENT IN PERSON ONLY (Draft agenda is subject to change. For those persons having technical difficulties, please call 973-325-4109.) _________________________________________________________________________________ A. STATEMENT OF COMPLIANCE Notice of this meeting was given to the Township Clerk and posted on the Township bulletin board and Township website calendar, and sent to the West Orange Chronicle and the Star-Ledger. This meeting has been properly noticed to the public in accordance with the Open Public Meetings Act. No new matters will start after 10:30 P.M. B. PLEDGE OF ALLEGIANCE

C. ANNOUNCEMENTS • The next Planning Board regular meeting will be held on June 3, 2026, at 7:30 P.M. via Zoom. D. ROLL CALL E. MINUTES & RESOLUTIONS PB-24-05-Yerrr-Canna-Draft-Extension-of-Time-Resolution 2-4-26-WO-PB-Draft-Minutes F. SWEARING IN • The Township Professional(s) sworn in. . G. APPLICATIONS • PB-23-04 Redwood LLC 200 Pleasant Valley Way Block: 151 Lot: 33 Zone: IHO-2 Applicant proposes to construct a four (4) story/142-unit residential rental community with luxury amenities and on-site parking for 338 vehicles. PB-23-04 Redwood LLC - Request for Extension Affidavit-of-Service-Executed-05052026 Affidavit-of-Publication-04242026 • PB-24-01 West Essex Highlands, Inc Block: 179 Lot: 32 Zone: IH-1 Warner Road The applicant is proposing to develop a 496-unit inclusionary multifamily residential development on a vacant 120-acre property in the northwest corner of the Township. 200-POL--Verona 200-POL--West-Orange 200-POL--Essex-Fells Architectural-Plans Cover-Submission-Letter-December-28-2023 Drainage-Report Engineering-Plans---2 April-5-2006-Planning-Board-Resolution February-2-2005-Planning-Board-Resolution May-5-2005-Planning-Board-Resolution-Block-166-Lots-702-and-8 May-5-2005-Planning-Board-Resolution-Block-167-Lots-25-2501-30-3001-3002- 3003-3004-3005 SPRAB-report-PB-24-01---West-Essex-Highlands-Inc Survey Tax-Collector-Certification Written-Proposal PB-24-01-West-Essex-Highlands-Inc---Application-and-Relevant-Documents

GH-WEST-ESSEX---REVISED-ARCH-PB-SET-05-13-2024-1 WEH---Full-Civil-Set---Submission-2---5-13-24-SITE-PLANS 96-20-Agreement-WEHI-Fair-Share-Housing---Final----FE-71220 96-20-WEHI-Fair-Share-Housing---Final----FE-71220 West-Essex-Highlands---West-Orange---Planner's-Report---6-30-2024 CME Associates - Review #1 WEH---Full-Civil-Set---Submission-2---7-1-24 Traffic-Report Revised-Stormwater-Management-Report 6-27-2024-Anderson-Memo-in-Response-to-CME-Review-Letter West-Orange-WEHI- Environmental-preliminary-report Deer-Fence-Design-Specifications-final De-Minimis-Exception-Request-Letter-7-18-2024 PB-24-01-West-Essex-Highlands---DEP-Application Application-for-an-Extension-of-Letter-of-Interpretation-Line-Verification Resubmittal-of-Application-for-a-Flood-Hazard-Area-Indiviadual-Permit PROOF-OF-SERVICE-PACKAGE-TO-PLANNING-BOARD-WEST-ESSEX- HIGHLANDS-INC PB-24-01---West-Essex-Highlands-LLC---Traffic-Review--1---2024.07.26 CME-Associates---Review-2 Environmental-Commission-Report---Dated-07-29-24 West-Essex-Highlands---Fire-Chief-8-1-2024 Geotech-Report-02-12-2024 Geotech-Report-04-04-2024 Geotech-Report-04-19-2021 Geotech-Report-05-23-2023 Tree Report Complete File - Updated 10.15.24 Supplemental Report Duke Farms Video O3 - WEHI-Tree-Removal-Plan-2010 A1---Civil-Engineer-Exhibit-Dated-73024 A2---Architect-Exhibit-Dated-73124 A3---Architect-Exhibit-Foundation-Exposure A4 - Exhibit - DEP Email 2025-01-14-West-Essex-Highlands-Development-Building-D-Slope-Stability- Study Exhibit-O1- Boswell Engineering - Verona-Report Exhibit-O2 - Resolution-No-2024-150-Township-of-Verona Exhibit-O4-West-Essex-Highlands-Affordable-Housing-Development-2023 Exhibit-O5---2151002Princeton-Hydro-West-Essex-Stormwater-Comments- 202401115 Exhibit-O6---Emile-Dominick-CV---February-2025 Exhibit-O7---West_Orange_Forest_Core_Map_2025_02_05 O13 - West-Orange-DeVito-Slide-Presentation-32525 2151002Princeton-Hydro-West-Essex-Stormwater-Comments-to-Planning- Board-20250310 NJDEP-LOI-EXT-MOD-11-18-24 NJDEP-LOI-EXT-11-15-24 NJDEP-FWW-LOI-LV-12-27-19 NJDEP-FWW-GP-FHA-IP-11-15-24

Site-Plan - Revised to 10-28-2024 Stormwater Management Report, Revised to 10-28-2024 NOTICE-TO-PO-FINAL-HEARING-DATE-OF-4-30-25 PROOF-OF-SERVICE-PACKAGE-PART-1 PROOF-OF-SERVICE-PACKAGE-PART-2 O14---Princeton-Hydro-PowerPoint-Widescreen-Template 2025-06-18-WEH-Slope-Stability-Analysis-Letter-Report CME-Associates---Review-3 De-Minimis-Exception-Request-Letter-6-30-2025 O8---Wetland-drainage-area O9---Wetland-drainage-area-Removed O10---DA-1-Red-Arrows O11---sample-test-pit-log O12---West-Orange-Butler-Presentation-April-2025 O16---Goll_Geoff_CV O17---West_Essex_Highlands_Geotech_Slope_Stability_Review_20250716 O18---After-Heavy-Rains-Canoe-Brook-Flodding-12-18-25-date-of-video O19---West-Essex-Highlands-Brush-Fire-Closes-Oval-Road O20---VEC-R25-01_Preserve-West-Orange-120-Acres O15---Tractenberg-Highlands-map O21---West-Essex-Highlands-Geotech-Slope-Stability-Model-Memo--- 20250812pdf 2025-08-15---WEH---SWM-CME-Memo O22-A-Geospatial-Smart-Growth-Analysis-of-the-West-Essex-Highlands-Project O23-South-Orange-Environmental-Commission-Letter 024-Letter-from-WOEC---Copy O25-Resolution-from-WOEC O26-Michelle-Byers---NJ-Environmental-Foundation-Presentation O27-Letter-from-Seth-Weisleder--8-25-25 O28-Litwornia-West-Essex-Highlands-Traffic-Report-82225-FINAL O28A---Litowrnia-NJAC-powerpoint-82225 O29---Litwornia-West-Essex-Highlands-Water-Report-82225 Langan-Rebuttal-Report-9-15-2025 A5 - Companion-Exhibit-to-9-15-2025-Langan-Report A6 - Easement-Agreement A7(1) Oval-Road-Easement A7(2) Easement Agreement Letter 10-22-2025 2025-10-29---WEH---CME Traffic-Memo 25-10-28---CME Slope-Stability-Review O30---Princeton-Hydro-Report---Dated-9-3-25 O31---Email-from-Essex-Fells-Mayor-Dated-10-29-25 O32---Resolution-adopted-by-the-WOPB-on-November-9-1984 O33---Agreement-among-WO-Essex-Fells-West-Essex-Developers-and-the- Essex-Fells-Country-Club O34---Essex-Fells-Ordinance-adopted-August-18-1987 O35---March-9-2006-Letter-from-Essex-Fells-Borough-Administrator-to-the- WO-Township O36-Email-from-Mr-Kleinberg O37---Mr.-Kleinberg-Site-Plan-with-marking West Essex Highlands, LLC - Sanitary Sewer Review #1

O38-Email-from-Nov-13-2025-to-Dec-9-2025-between-Mr-Kleinberg-and-Mr- Seele O39---Resolution-of-the-EC-Environmental-Commission---Dated-7-2-25 O40-ECBCC-Res-2025-01125---Amending-Res-2025-1040---Passed-10-22-25 O40-ECBCC-Res-2025-01040---In-Support-of-the-Preservation-of-the-Forest O41-Resolution-of-Approval-Verona-PB---Dated-9-25-80 O42-Verona-PB-Resolution-Approval---Dated-7-28-83 O43-Presentation-Created-Using-Google-Maps-and-with-Photos-Taken-by- Seth- Weisleder Applicant-Response-letter-to-Diana-McGovern-Esq-dated-3-30-26 EXHIBIT-A-West-Essex-Highlands-Inc EXHIBT-B-West-Essex-Highlands-Inc Objector-WeCare-Response-dated-May-4-2026-to-Letter-of-Bryan-D-Plocker- Esq • PB-25-09 Perez 68 Whittlesey Avenue Block: 129 Lot: 58 Zone: R-T The applicant proposes to subdivide the property into two 50-foot lots, convert the existing single-family dwelling to a two-family dwelling, and construct a new two- family dwelling on the subdivided lot. Perez-Letter Perez Application 200-Foot-List Perez-Checklist Public-Utilities Tx-Collector Cert Subdivision Plan Revised Subdivision Plan PB-25-09-68-Whittlesey-Ave-Completeness- Planner Review---1st 03022026_PB25-09-68-Whittlesey-Ave-Planning-Review-1 2025-12-16---CME Review-1 2026-01-28---CME Review-2 Response-Letter---Dated-12-31-25 Resubmission of Revised Subdivision Plan 12926_PB-25-09-68-Whittlesey-Ave-Completeness- Planner Review---2nd Affidavit-of-Service Perez-Aff-of-Publication • PB-26-01 15 Ridgeway LLC 15 Ridgeway LLC Block: 158 Lot: 28.01 Zone: R4 The applicant is seeking a minor subdivision with bulk variance approval to create an additional building lot from an oversized lot. PB-26-01-Application Survey PB-26-01-Proposal-and-Reasons-for-Relief Copy-of-15-Ridgeway-Subdivision-Civil-Plans-1-6-2026--File-29906

12052025-Architect-Plans Letter from Township Engineer-15-Ridgeway-Avenue-Bl-158-L-2801-Review-1 03032026_PB-26-01-15-Ridgeway-Avenue-Completeness-Review-2 CME Review-1 Resubmission-Letter-to-West-Orange-Town-Hall---Planning-Board Response-Letter-1-To-Board-Engineer-15-Ridgeway-West-Orange Report-4-13-2026 Hudson-Essex-Passaic-Soil-Conservation-District---15-Ridgeway-Ave Certified Certificate-AFU-and-ABJ BusinessRegistrationCertificate-AFU_AJ-2 15_RIDGEWAY_LLC_Operating_Agreement_Final_Aug_11_2025 15-Ridgeway-West-Orange-Two-Run-Card 15-Ridgeway-Ave-Minor-Subdivision-Rev-3-Dated-4-13-26-File-29906 04222026-VARIANCE-APPLICATION-compressed - Architectural Plans Proof-of-Mailing-Packet-to-West-Orange Certified-Mail-Receipts 05012026_PB-26-01-15-Ridgeway-Avenue-Planning-Review 05-01-2026---Review-2 • PB-25-11 525 Northfield Ave LLC 525 Northfield Avenue Block: 159.04 Lot: 1.01 Zone: B-2 The applicant is proposing a 4-story mixed-use building containing 1,200 sq. ft commercial space on the ground floor and 95 residential units on the upper floors, and 165 off-street parking spaces. Executed-PB-Application-4904-1062-97512 Executed-Disclosure-and-Consent-Statements-4913-1220-85032 West-Orange-Application---Tax-and-Sewer-Charge-Certification-4938-7274-22642 West-Orange-Application---Sustainability-Checklist---complete-4924-1417-48411 West-Orange-Application---Site-Plan-Checklist-11102025---kak-REVISED-4905- 5465-81691 Tree-Removal-Permit---Checklist-Only-4935-0023-97382 Tree-Removal-Permit---Application-Only-4905-4954-71305 Traffic-Impact-Study-11102025-4927-7608-81845 Stormwater-Management-Report-4898-2292-85031 Stormwater-Maintenance-Plan-10222025-4920-5008-39592 Boundary-and-Topography-Survey-4927-0592-03731 List-of-All-Trees-11172025-4927-9040-95942 Letter-to-Board-Secretary-11182025-4926-0114-18822 Letter-to-Board-Secretary-11102025-4932-1098-71275 Flood-Hazard-Area-Determination-02212025-4924-8773-33672 Executed-Tree-Removal-Application-4908-7908-10792 Conditional-Use-Statement-4935-5136-01212 Civil-Plans-October-22-4933-3434-73811 Architectural-Schematic-Design-4913-9585-80391 AF-comment--Application-Addendum-proposal-description-and-reasons-for-relief CME Review-2 CME Review-1

200-List---as-of-10302025-4923-5149-42622 525-NORTHFIELD-AVENUE-FORESTER-MEMORANDUM Planner's Completeness-Review-1 Planner's Completeness-Review-2 Letter-to-Board-Secretary-enclosing-memo-from-Jarmel-Kizel-and-tree-permit-and- planning-memo--03022026-4904-1928-84663 Stonefield-Planning-Memo-02272026-4914-4328-66742 EIS-waiver-memo-02252026-4908-0095-34901 CME Review-3 ANS-Consultants-to-Board-Secretary-01272026-4916-9454-3757-v1 Architectural-Schematic-Design---Revised-as-of-01292026-4908-4716-3021-v1 Civil-Plans-Revised-01292026 Completeness-Review-1---Waivers-Checklist-4903-0348-8643-v4 Letter-from-Engineer-to-Board-Secretary-01292026-4913-0296-5901-v1 Letter-to-Board-Secretary-enclosing-revised-plans-addressing-completeness-- 02062026-4902-4495-3485-v3 NJDEP-Applicability-Determination-Survey-07212010-4909-9265-3197-v2 Stormwater-Management-Report---Revised-as-of-01282026-4936-0314-8685-v2 Stormwater-Maintenance-Plan-and-Field-Manual-01282026-4932-5213-7869-v2 Letter-to-Board-Secretary-enclosing-memo-from-Jarmel-Kizel-and-tree-permit-and- planning-memo--03022026-4904-1928-84663 Stonefield-Planning-Memo-02272026-4914-4328-66742 EIS-waiver-memo-02252026-4908-0095-34901 Tree-Removal-Permit---Application-Only-4905-4954-71308 03132026-PB-25-11--SPRAB-Meeting-Review 03132026-PB-25-11--Planning-Review-1 Amended-Application-03312026 Architectural-Schematic-Design-03302026 Email-from-Brian-Feeney-12292026 Letter-to-Board-Secretary-enclosing-revised-plans-and-email-from-HPC-03312026 Memo-Regarding-Revisions-03302026 Preliminary-and-Final-Site-Plans-03302026 Stormwater-Management-Report-03302026 Letter-to-Planning-Board-encl-affidavit-of-proof-of-service Returned-Green-Cards---as-of-04082026-4931-9445-67352 Affidavit-of-Proof-of-Service-with-Exhibits-4926-0391-13272 PB25-11-525-Northfield-Ave---Planning-Board-Review-2 Artheon Review-4 A-1-Sheet-E-100---Aerial-Exhibit A-2-Sheet-E-200-4937-0150-9535-v2 Letter-to-Planning-Board-encl-marked-exhibits-4896-6208-6562-v1 PB-25-12 262 & 270 Main Street Realty LLC 262 & 270 Main Street Block: 114 Lot: 50 & 55 Zone: B-1 The applicant proposes to construct a two-story supermarket building consisting of 13,934 square feet on the first floor and 5,810 square feet on the second floor, for a total of 19,744 square feet. (The applicant has requested to be adjourned to the June 3, 2026, Planning Board regular meeting)

PB-25-12-Application Traffic-Impact-Statement---Dated-10-14-25 12232025-updated-PB-25-12-262-and-270-Main-Street-Completeness-Review 26-01-15---CME-Review-1 12425-Tree-Removal-Application-COMPLETE-with-Plans PB-25-12-262-and-270-Main-Street-Realty-LLC---Forester-Memo 13026-Resubmission Final-Architectural-Plans Final-Engineering-262-270-Main Final-Traffic-Impact-Analysis Artheon---Review-2 03132026_PB-25-12-262---270-Main-Street-Completeness-Review-2 SPRAB-Meeting-Summary-2-10-26 Affidavit of Publication 41626-Request-for-Adjournment-to-June-3-2026-Siad H. GENERAL DISCUSSION I. PUBLIC COMMENT J. ADJOURNMENT **THE NEXT REGULAR PLANNING BOARD MEETING WILL BE WEDNESDAY, June 3, 2026 AT 7:30 P.M. **