May 28, 2026, Regular Meeting

TOWNSHIP OF WEST ORANGE 66 MAIN STREET, WEST ORANGE, N.J. 07052 Department of Planning and Development Zoning Board of Adjustment SUSAN McCARTNEY Mayor Tel: (973) 325-4108 DIANA L. CHANDLER Zoning Board Secretary Email: zoningboard@westorange.org Philip D. Neuer, Chairperson Geniece Gary-Adams (Director of Planning & Development/Zoning Official) Irv Schwarzbaum, Vice-Chairperson Savo, Schalk, Corsini, Warner, Gillespie, O’Grodnick & Fisher PA, Board Attorneys William Michael Barbee CME Associates, Consulting Planner Laurence Cohen John J. Hess, PE, PP, Consulting Engineer Robin Miller Zayibeth Carballo, Municipal Engineer Brent D. Scott Alice Weiss Mark Sussman (Alt.) Michael Dannemiller (Alt.) Tal Ben-Zvi (Alt ) Todd Dubovy (Alt.) AGENDA TOWNSHIP OF WEST ORANGE ZONING BOARD OF ADJUSTMENT REGULAR MEETING May 28, 2026 8:00 P.M. Will be held virtually Please click the link below (or copy and paste into your browser) to join the meeting: Join from PC, Mac, iPad, or Android: https://us02web.zoom.us/j/86006477974?pwd=ZfkaqxBIPJ9OlelOJOsTkCTaR4h73S.1 Webinar ID: 860 0647 7974 ; Passcode: 315656 Dial in: 646 931 3860 (Draft agenda is subject to change. For those persons having technical difficulties, please call 973-325-4106, 973-325-4109 or 973-325-4133.) A. NOTICE Notice of this meeting was given to the Township Clerk, posted on the Township Web Site under the Current Legal Notices tab, and posted on the Township Bulletin Board in accordance with the “Senator Byron M. Baer Open Public Meetings Act” and the “Publication Reform Act.” B. PLEDGE OF ALLEGIANCE C. OPENING STATEMENT D. ROLL CALL

E. ANNOUNCEMENTS Future Meetings: June 4, 2026 (Special Meeting) June 18, 2026 (Regular Meeting) July 16, 2026 (Regular Meeting) August 20, 2026 (Regular Meeting) • Upon request of the applicant, ZB-22-13 MPB Realty (470 Eagle Rock Avenue) is being carried with preservation of notice to the June 4, 2026, Special Meeting via Zoom starting at 8:00 PM. F. SWEARING IN Township Professional(s) G. MINUTES • April 16, 2026, Regular Meeting H. RESOLUTIONS • ZB-25-12 Pullman (12 Knollwood Drive) (Approved 4/16/2026) Block: 161.06; Lot 21; Zone: R-4 Residential The applicant proposes to construct a new reading room and deck in the rear of an existing ranch style single family home with a two-car garage. The property’s existing rear yard setback does not conform to the R-4 bulk requirements. A bulk variance is required for a continuing encroachment into the required rear yard setback. This application was approved with conditions at the April 16, 2026, Regular Meeting. • ZB-25-12-Pullman-12-Knollwood-Drive-ZBA-Application-Amendment--- Verification-and-Authorization-Page (rcd-4-21-2026) • Addendum-1-rcd-4-28-2026 I. APPLICATIONS 1.) ZB-22-13 MPB Realty (470 Eagle Rock Avenue) (Carried from 4/16/2026) [Application only appearing with preservation of notice to schedule to another meeting. No testimony provided/nor a vote on this application tonight.] Block: 153; Lot:38; Zone:B-2 470 Eagle Rock Avenue Preliminary & Final Major Site Plan Photo of the Property Photo of the Property Photo of the Property Photo of the Property Photo of the Property Photo of the Property Photo of the Property Photo of the Property ZB-22-13-2023-04-05-Traffic-Impact-Study---Rev-1 ZB-22-13-2023-04-06-Twp-Resubmission-Letter ZB-22-13-Acoustal-Evaluation ZB-22-13-Architectural-Plans---Popeyes-Sonic-West-Orange---Eagle-Rock

ZB-22-13-Combined-Site-Plan ZB-22-13-Combined ZB-22-13-Transmittal---00003 ZB-22-13--2023-03-Drainage-Statement ZB-22-13-2023-04-Tree-Removal-Report 2023-06-30-Solid-Waste-Management-Plan 2023-07-06-TRAFFIC-IMPACT-STUDY 2023-07-07---Required-Regulatory-Approval-List 2023-07-07-Affidavit-of-Ownership 2023-07-07-Fast-Food-Summary 2023-07-10-Twp-Resubmission-Letter Combined-Arch-Plans Road-Vacation-Bk-12175-Pg-2396 Site-Plan_Rev3 Transmittal---00005 470-Eagle-Rock-Avenue-West-Orange_Revised-Planning-Report_07072023 2023-06-Drainage-Statement 2023-06-Tree-Removal-Report 2023-06-West-Orange---EIS 2023-06-28-Acoustical-Evaluation 2023-06-OM-Manual 2023-07-07---Variance--Waiver-List 470-Eagle--EIS-06-2024 470-Eagle--Filing-App-to-ZBA-8-12-24 470-Eagle--Planning-Report-8-2-24 70-Eagle--Site-Plan-6-7-24 470-Eagle--TIS-6-4-24 470-Eagle--Tree-Removal-Report-06-2024 470-Eagle--Waste-Management-Plan-6-7-24 470-Eagle--Acoustical-Report-6-17-24 470-Eagle--Arch-6-12-24 470-Eagle--Drainage-Reports-06-2024 470-Eagle--Executed-Revised-ZBA-Package PB-97-18-Fan-and-Jade-Inc ZB-22-13-MPB-REALTY---RESOLUTION-OF-DISMISSAL-WO-PREJUDICE- ADOPTED 24-10-29-MPB-Realty---Planning-Review-1 24-10-31---Review-1 470-Eagle--SWM-OM-06-2024 24-12-10-MPB-Realty---SPRAB-Report 2025-02-25-Township-Resubmission-Letter (Rcd 3-6-2025) Rev-2-Combined (Rcd 3-6-2025) S102199025SV0-24x36-Survey (Rcd 3-6-2025) Transmittal---00013 (Rcd 3-6-2025) 2024-07-01---Affidavit-of-Ownership (Rcd 3-6-2025) 2024-12-11---Tax-Certification (Rcd 3-6-2025) 2025-01-10---Required-Regulatory-Approval-List (Rcd 3-6-2025) 2025-02-Drainage-Statement---Signed (Rcd 3-6-2025) 2025-02-Tree-Removal-Report (Rcd 3-6-2025) 2025-02-West-Orange---EIS-Signed (Rcd 3-6-2025) 2025-02-03-Acoustical-Evaluation (Rcd 3-6-2025) Noticing Documents (rcd 3-10-2025)

CME Review 2 (Dated and Rcd 3-11-2025) MPB-Realty---Planning-Review-2 (Dated & Rcd 3-17-2025) Ltr-From-Hudson-Essex-Passaic-Soil-Conservation-District-re-MPB-Realty-Popeyes- and-IHOP-Restaurant-Dated-3-5-2025---Rcd-5-2-2025 2025-10-08-Acoustic-Supplemental-Memo (rcd 10-10-2025) 2025-10-08-Township-Resubmission-Letter (rcd 10-10-2025) Sustainability-Checklist (rcd 10-10-2025) 23-0099-PB-2-CONCEPT-PB-RF-ss (rcd 10-10-2025) ZB-22-13-MPB-Realty-470-Eagle-Rock-Avenue---SP-Mtg-10-23-2025-Noticing-rcd-10- 16-25 25-10-16-Memorandum-Engineering---rcd-10-17-2025 25-10-20-MPB-Realty---Planning-Review-4 (r'cd 10-20-2025) 12-4-2025 Traffic Impact Study - rcd 12-8-2025 12-8- 2025 Resubmission-Letter From Dynamic Engineering (rcd 12-8-2025) 11-25-2025 - Site Plans (Rev 4) rcd 12-8-2025 12-12-2025-Engineering-Review-5 (rcd 12-15-2025) 12-12-25 MPB-Realty---Planning-Review-5 (rcd 12-16-2025) 12-17-2025 - ZB-22-13-470-Eagle-Rock-Ave - Forester Memo (rcd 12-17-2025) Attachment included with 12-17-2025 Forester Memo - TREE-REMOVAL-PERMIT- APPLICATION (rcd 12-17-25) Attachment included with 12-17-2025 Forester Memo - TREE-REPLACEMENT-TABLE (rcd 12-17-2025) Attachment included with 12-17-2025 Forester Memo - Tree-Ordinance (rcd 12-17-2025) Attachment included with 12-17-2025 Forester Memo - ESSEX-COUNTY-NATIVE- PLANT-LIST (rcd 12-17-2025) Attachment included with 12-17-2025 Forester Memo - CHECKLIST-FOR-TREE- REMOVAL---SOLAR-PANEL-Projects (rcd 12-17-2025) 1-9-2026-Planning-Report- (rcd 1-12-2026) 2-5-2026-Email-w-Forester-Memo-and-note CHECKLIST-FOR-TREE-REMOVAL (rcd 2-5-2026) 470-EAGLE-ROCK-AVENUE-PROP-POPEYES-IHOP-ZB-22-13- FORESTERSMEMO (rcd 2-5-2026) 01-DEMOLITION-AND-TREE-REMOVAL-PLAN-EXHIBIT (rcd 3-10-2026) 02-LANDSCAPE-PLAN-EXHIBIT (rcd 3-10-2026) 2026-03-Tree-Removal-Report (rcd 3-10-2026) 2026-03-06-Justifications-Memo_470-Eagle-Rock-AvenueWORev4 (rcd 3-10-2026) 2026-03-09-Township-Resubmission-Letter (rcd 3-10-2026) 26-03-16-MPB-Realty---Planning-Review-6 (rcd 3-16-2026) 26-03-17-Consultant Engineering-Review-6 (rcd 3-17-2026) ZB-22-13-FORESTERS-MEMO-rev-3-18-26 (rcd

9-Township-Resubmission-Letter (rcd 3-10-2026) 26-03-16-MPB-Realty---Planning-Review-6 (rcd 3-16-2026) 26-03-17-Consultant Engineering-Review-6 (rcd 3-17-2026) ZB-22-13-FORESTERS-MEMO-rev-3-18-26 (rcd 3-18-2026) 20260122_470-Eagle-Rock_Deck-Exhibit-A-6-rcd-3-24-2026 2026-04-03-Township-Resubmission-Letter-rcd-4-6-2026 01-DEMOLITION-AND-TREE-REMOVAL-PLAN-EXHIBIT-rcd-4-6-2026 02-LANDSCAPE-PLAN-EXHIBIT-rcd-4-6-2026 2026-04-03-Planning-Report-and-Justification-of-Variances__Rev5-rcd-4-6-2026 2026-04-Tree-Removal-Report-rcd-4-6-2026 26-04-07-MPB-Realty---Consultant Planning-Review-7 (rcd 4-7-2026) 470-EAGLE-ROCK-AVENUE-PROP-POPEYES-IHOP-ZB-22-13-FORESTERS- MEMO-rev-4-8-2026 (rcd 4-8-2026) 26-04-09-Engineering-Review-7 (rcd 4-9-2026)

2.) ZB-25-07 Mavis Tire 460 Prospect Avenue Block 105, Lot 64.01 The applicant proposes to remove the existing structure and construct a tire center / motor vehicle service station with seven service bays and a retail sales area encompassing 1,142 square feet including a showroom, sales counter, waiting area, and bathrooms. A d-1 use variance relief is required to permit a motor vehicle service station in the general commercial district. Completed-Prelim-and-Final-Site-Plan-Checklist-submission ALTA_NSPS-Survey-Last-Revised-12-17-2024-submission Planning-Report-072225-submission Mavis_West-Orange---Application-Filing-Planning-Report Architectural-Plans-06-30-2025-submission Corporate-Disclosure-submission 200-Foot-List-07-09-2025-submission Prior-Resolutions-of-Approval-submission Title-Documents-submission Verification-of-Taxes-Paid-07-08-2025-submission Site-Plan-Set-07-16-2025-submission Executed-Tree-Removal-and-Replacement-Application-submission Executed-Zoning-Board-Application-Form-submission Completed-Sustainability-Checklist-submission Traffic-Impact-Study-07-21-2025-submission List-of-Variances-and-Waivers-07-2025-submission Geotechnical-Engineering-Report-Addendum-No-1---Results-of-Testing-01-29- 2025- submission Geotechnical-Engineering-Report-12-10-2024-submission Drainage-Statement-07-2025-submission CME Engineering 25-09-29-Review-1 CME Planning

rt-Addendum-No-1---Results-of-Testing-01-29- 2025- submission Geotechnical-Engineering-Report-12-10-2024-submission Drainage-Statement-07-2025-submission CME Engineering 25-09-29-Review-1 CME Planning 25-10-23-Mavis-Tire--Planning-Review-1 Tree-Removal-Report-Feb-2026rcd-2-26-2026 Tree-Removal-Report-Feb-2026-resubmissionrcd-2-26-2026 Traffic-Impact-Study-021226-resubmissionrcd-2-26-2026 Stormwater-Permit-Application-Feb-2026-resubmissionrcd-2-26-2026 Stormwater-Management-Report-Feb-2026-resubmissionrcd-2-26-2026 Stormwater-Management-Operation-and-Maintenance-Manual-Feb-2026- resubmissionrcd-2-26 Site-Plans-revised-021626-resubmissionrcd-2-26-2026 Planning-Report-021726-resubmissionrcd-2-26-2026 List-of-Variances-and-Waivers-Feb-2026-resubmissionrcd-2-26-2026 Grading-Checklist-Feb-2026-resubmissionrcd-2-26-2026 Filing-Letter-resubmission-022426rcd-2-26-2026 Architectural-Plans-021226-resubmission-rcd-2-26-2026 ZB-25-07-Mavis-Tire-460-Prospect-Ave-updated-332026---Forrester-Report-rcd-3-3- 2026 Tree-Removal-Report---Mavis---LaMana-ver-01-signed-Mar-2026-rcd-3-24-2026 DB-1101-PG-170-rcd-3-31-2026 DB-3639-PG-248-rcd-3-31-2026 26-03-25-Mavis-Tire---Planning-Review-2 26-03-25-CME-Engineering-Review-2 RE_-Mavis-Tire-Supply-LLC-Review-2---Blueberry-Bend

RE_-Mavis-Tire-Supply-LLC-Review-2---Blueberry-Bend-1 ZB-25-07-Mavis-Tire-460-Prospect-Ave-Forester-Memo-updated-3242026 2026-05-05-Response-Letter-rcd-5-6-2026 Prelim-and-Final-Site-Plans---Rev-2-Combined-rcd-5-6-2026 2026-05-Storm-Water-Management-Report-rcd-5-6-2026 2026-05-Operations-and-Management-Manual-rcd-5-6-2026 Dynamic-Mavis-Tire-Supply-LLC-West-Orange-Site-Plan-Rendering (rcd 5-18-2026) Roof-Plan (rcd 5-18-2026) 2026-05-15-Transmittal-for-Exhibits (rcd 5-18-2026) Dynamic-Mavis-Tire-Supply-LLC-West-Orange-Aerial-Map-Exhibit (rcd 5-18-2026) Scanned-Roof-Plan---Signed-and-Sealed (rcd 5-18-2026) Affidavit-of-Proof-of-Publication-and-Service-Mavis (rcd 5-18-2026) 26-05-19-Engineering-Review-3 (rcd 5-19-2026) 5-22-2026-Email-Response-from-L-John-Basta-to-Consulting-Engineer-rcd-5-26-2026 3.) ZB-25-10 Seton Hall Preparatory 700 Prospect Avenue Block 82.01 Lot 1 Zone: R-1 Residential District The Applicant seeks to amend certain conditions of that approval established under Resolution ZB-08-37, including limits on the operation and to install lighting on the football field and parking lot. Executed-Application-with-Attachment-submission Architectural-Plans-05-21-2025-submission Completed-Checklist-submission Prior-Resolutions-of-Approval-submission Completed-Sustainability-Checklist-submission 200-Foot-List-07-10-2025-submission Verification-of-Taxes-07-10-2025-submission \ZB-23-09-Seton-Hall-Preparatory---Resolution-submission REVISED-Executed-Application-with-Attachment-submission Planning-Report-01-09-2026 26-03-04-Seton-Hall-Prep-Fields---Planning-Review-1-rcd-3-5-2026 26-02-12-Engineering-Memorandum-rcd-2-12-2026 3-5-2026 CDochney email to DChandler cf of no need for Site Plan Review Advisory Board (SPRAB) Filing-Letter-resubmission---revised-plans-and-response-letter-05-12-2026 (rcd 5-12- 2026) Heintz-and-Fiore-LLC-Response-Letter-02-18-2026 (rcd 5-12-2026) Completed-Checklist-resubmission (rcd 5-12-2026) Revised-Site-Plan-Set-02-12-2026 (rcd 5-12-2026) 5-15-2026-email-from-CDochney-to-DChandler-no-update-of-Planning-Review-rcd-5-15-2026 Affidavit-of-Proof-of-Publication-and-Service---Seton-Hall-Prep (rcd 5-18-2026) 26-05-19-Engineer-Review-2 (rcd 5-19-2026) Filing-Letter--Legal-Affidavit---Star-Ledger-Seton-Hall (rcd 5-20-2026)

Filing-Letter-removal-of-sports-lights-05-22-2026 (rcd 5-22-2026) 5-22-2026-Response-From-Consulting-Professionals-re-letter-from-applicant-counsel- rcd-5-26-2026 J. ADJOURNMENT *THE NEXT SPECIAL ZONING BOARD MEETING WILL BE THURSDAY, June 4, 2026, AT 8:00 PM.* ** THE NEXT REGULAR ZONING BOARD MEETING WILL BE THURSDAY, June 18, 2026, AT 8:00 PM.**