January 7, 2026, Planning Board Regular Meeting Minutes

© Other approved substances. - After mixing, Liberty City Waste Services removes the material from the site. BOARD QUESTIONS - Vice Chairman Guarino asked if the camera systems are going to be able to be monitored outside the facility. Mr. Corchado said yes, they can set up employees to monitor the cameras. The police department will also have access to the camera system in the case of an investigation. - Mayor McCartney asked about the parking situation, noting that parking is difficult in the area and questioning whether the site would be fenced to prevent cars from parking overnight. Mr. Corchado responded that the area could be monitored and suggested installing signage and hiring a local towing company to provide 24-hour towing enforcement. - Mr. Wilkes asked where the camera backup system would be stored and how long recordings would be kept. Mr. Corchado explained the backup systems are housed in an IT room within the facility. Additionally, footage will be stored for 90 days, exceeding the CRC requirement of 30 days. - Mr. Klein asked whether external security cameras might view neighboring private properties. Mr. Corchado said camera angles can be adjusted to focus primarily on the facility’s property. Cameras may capture limited views of nearby streets such as Park Avenue, depending on placement. They will not be positioned to look into private residences or windows, addressing privacy concerns. - Mr. Klein asked if the fenced-in parking lot will be locked and closed at night when the facility is closed. Mr. Corchado said yes. - Mr. Klein asked if towing enforcement would only apply to the outside parking area facing Park Avenue, not the secured internal lot. Mr. Corchado said if an unauthorized vehicle enters, cameras will detect the vehicle immediately. Staff can then contact the towing company to remove it. - Chairman Bagoff asked what would happen if Liberty City Waste Services stopped working with the facility, referring to the destruction of the cannabis. Mr. Corchado said there is an approved list of contractors that can be substituted in. - Chairman Bagoff asked who in town has to be notified that this has occurred. Mr. Corchado said there are no notification procedures, but will have to submit a new waste disposal plan to an assigned investigator by the CRC. © A condition was added that if security or waste removal vendors

said there are no notification procedures, but will have to submit a new waste disposal plan to an assigned investigator by the CRC. © A condition was added that if security or waste removal vendors change, the West Orange Police Department must be notified within 24 hours after state approval. PRESENTATION - The professional planner, John Barree, entered on the record; he was sworn under oath. His credentials were accepted by the board and he testified to the following: - Mr. Barree reviews the 9 conditions with the board. Local Cannabis License: The facility must obtain a local cannabis license under township code. The applicant has already begun the process with the town council. Final approval from the board must occur before the license can be issued. Distance from Schools: Cannabis facilities must be at least 500 feet from any school property line. The site complies. Distance from Houses of Worship: wooNoo0o-

ON0OHROONO oOf00 00090 ° ° Cannabis facilities must also be at least 500 feet from houses of worship. The site complies. Parking Requirement: Cannabis cultivation/manufacturing facilities with no more than 10 employees must provide | parking space per 1,000 square feet. The site meets parking requirements. No Mobile or Vehicle-Based Facilities Cannabis businesses cannot operate from vehicles or movable structures. This application does not propose such operations. No Home-Based Cannabis Operations Cannabis businesses cannot operate as home occupations. Not applicable to this project. Signage Regulations Signage will be minimal for property address and directional and identification signs for circulation The plan complies with the ordinance. Security Requirements Must meet municipal security regulations. Mr. Corchado’s testimony addressed the security system. The board will require a letter from the West Orange Police Department confirming the security plan is acceptable. No Cannabis Consumption Areas Cannabis consumption areas are not permitted on the property. This is not proposed and would also likely be prohibited by state licensing. - Mr. Barree stated the project meets all nine conditional-use requirements. - Mr. Barree explained five existing site conditions that do not meet current zoning standards but already exist on the property. Thr ° No coo ROOMO00NDO- -mgoou Side Yard Setback Required: 10 feet The existing building is closer than allowed, but cannot be moved. Parking Space Setback Parking spaces related to the existing deli use are closer than permitted. They will remain in place but be re-striped for better organization. Access Drive Location Ordinance requires 5 feet from the side lot line. The existing access drive is closer than permitted. Access Drive Width Required width: 24 feet Existing residential drive: 18 feet However, it's a relatively low traffic point on the site, and won't have any detriment to continuing that condition. Impervious Coverage The site is almost entirely impervious today. The project will slightly reduce impervious coverage by adding landscaping. e additional forms of relief are requested: Parking Lot Illumination Some areas of lighting fall slightly below required levels. The applicant is willing to work with board professionals to ensure compliance. Internal Sidewalks

© The site lacks sidewalks connecting parking areas to buildings. © Because the cannabis area is fenced and not open to the public, pedestrian traffic will be minimal. Therefore the waiver is considered reasonable. Loading Space Requirement Ordinance assumes large tractor-trailer loading areas. The facility will use smaller Sprinter vans. A smaller loading area has been designed to accommodate those vehicles. - Mr. Barree stated that the requested relief could be granted under: ° C-1 Hardship (pre-existing site constraints) o C-2 Benefits vs. detriments criteria - He argued the project advances several purposes of zoning, including: o Improving public health, safety, and welfare ° Upgraded lighting © Repaved parking lot © Improved circulation o Landscaping improvements - Providing space for diverse land uses © The township specifically identified this area as appropriate for cannabis cultivation. - Supporting an emerging industry © There isa shortage of cultivators relative to retailers in New Jersey. - Improving transportation circulation © Removal of a shed obstructing site access © Better parking layout. - Encouraging efficient land use © The project reuses an older industrial building rather than building new infrastructure. - Mr. Barree concluded that the requested relief will not harm the public good o Adequate parking ° Improved site circulation © Controlled lighting to avoid nuisances - Will not impair the zoning ordinance or master plan © Variances are minor and mostly design-related. o The project supports the 2019 Master Plan goal of balanced development, especially preserving non-residential uses in town. BOARD QUESTIONS - Chairman Bagoff asked’ why the application requested a parking space variance, since earlier testimony indicated that parking requirements were satisfied and even included an extra space. Mr. Barree clarified that no variance was requested for the number of parking spaces. The variance relates only to the location of existing parking space. - Mayor McCartney asked who would determine the final decision regarding tree placement or removal. The board clarified that tree decisions would be reviewed by the Township Forester. oo O0WO PROFESSIONAL QUESTIONS - Ms. Apte asked whether the exact percentage of impervious coverage on the site could be provided for inclusion in the official resolution. Mr. Sullivan said they could make

O PROFESSIONAL QUESTIONS - Ms. Apte asked whether the exact percentage of impervious coverage on the site could be provided for inclusion in the official resolution. Mr. Sullivan said they could make their best effort to estimate the number, but did not want to re-survey the entire property.

- Ms. McGovern asked whether certain issues were design waivers or variances, specifically, internal sidewalks and drive aisle width. Ms. Apte said that these items fall within the zoning section of the code, meaning they require variances rather than design waivers. The board concluded that: - The variances would not harm the public good. - The project does not impair the zoning ordinance. - The proposal is consistent with the 2019 Master Plan. - The development would: Upgrade an underutilized property Improve the parking lot and circulation Bring a new business to town Support local economic activity Improve public health, safety, and welfare. oo0000 Motion: Chairman Bagoff Second: Mr. Guarino Alper: ¥ Mayor McCartney: Y Bagoff: | oY Morgan: —_ Cardoza (Alt.2): —- Noborine: Y Guarino: bd Scarpa: Kapferer: —— Wilkes: Y Klein: i Y e PB 25-10 Trader Joe’s Block: 157 Lot: 5 Zone: B2 457 Mount Pleasant Avenue The applicant proposes to refit and reoccupy approximately 18,768 square feet of existing tenant space within the main building, including approximately 1,522 square feet mezzanine with a Trader Joe's retail grocery store. PRESENTATION - Howard Geneslaw, from FBT Gibbons, LLP, on behalf of the applicant. - Trader Joe’s operates about 600 stores in the U.S. and around 20 in New Jersey. - The site is Mount Pleasant Plaza, which contains: ° A 29,000-square-foot one-story commercial building with a partial mezzanine oA separate 3,000-square-foot commercial building. - Access to the property is provided from: © Mount Pleasant Avenue © Pleasant Valley Way © Mount Pleasant Place - The Trader Joe’s would occupy the former Metropolitan Plant Exchange space. - A greenhouse structure previously attached to the site has already been removed.

The entire property is 3.71 acres and zoned B2, where retail uses are permitted. The proposal includes: © Reoccupying existing tenant space © No expansion of the building envelope The former greenhouse area (about 9,000 square feet) will be converted parking spaces. 19 new parking spaces will be added, complying with zoning requirements. Minor C variances and some existing nonconforming conditions will remain. Some site elements will be improved. Additional proposals include: o New trash enclosures © A screen wall near the loading area o Repairs or replacement of perimeter fencing o A concrete pad for refrigeration equipment behind the building A new storefront design will be installed. Initially planned only for Trader Joe’s space, but at the request of SPRAB, the design will extend across the entire building facade. Trader Joe’s signs will be placed on the south and west building elevations. Store Operations Planned store hours: 9:00 AM — 9:00 PM. Deliveries: © 2-3 per day © Limited to 7:00 AM — 9:30 PM due to nearby residential neighborhoods. Trash collection: ©. 5 times per week in the morning Recycling collection: © Twice per week in the morning Approvals the applicant seeks includes: © Preliminary and final major site plan approval oC variances © Soil removal permit © Tree removal permit © Submission waiver for a fire hydrant run card (already shown on utility plans) The application plans to present four expert witnesses: 1. Civil Engineer 2. Architect 3. Traffic Engineer 4. Professional Planner The civil engineer, Tung-To Lam, entered on the record; he was sworn under oath. His credentials were accepted by the board and testified to the following: Mr. Lam presented Exhibit A1, an aerial image dated January 7, 2026. The property at 457 Mount Pleasant Avenue is highlighted. Total site size: 3.71 acres. Zoning: B2 General Business District where retail is permitted. The former greenhouse structure was removed sometime between July and October of the previous year. The project involves reoccupying the former Metropolitan Plant Exchange and No Limit Martial Arts spaces. The size of the building remains the same. The former location of the greenhouse will be used for: © Parking

o Vehicle Circulation °o Sidewalks o Landscaping - Residential neighborhoods are located north and east of the site. - To the south is the golf course across Mount Pleasant Avenue - To the west is the gas station, storage facility, restaurants, and other commercial uses. - Exhibit A2 dated January 7, 2026, shows a site plan rendering. - Color coding includes: o Green: Landscaping © Dark tan: Trader Joe’s portion o. Light tan: Existing building areas remaining unchanged. - Original total building area: 39,899 square feet © 8,980 of that was the greenhouse that was removed. - New size of the building will be 30,919 square feet - Trader Joe’s store area is 17,245 square feet on the first floor. © Located in an L-shaped portion of the building. - The property has four existing driveways, which will remain unchanged: © Two on Mount Pleasant Avenue © One on Pleasant Valley Way © One on Mount Pleasant Place - Trucks cannot use the Pleasant Valley Way driveway, consistent with current site conditions. - The darker gray areas on the site plan represent new asphalt surfaces being proposed. - The entire parking lot will be milled and overlaid, with affected areas indicated by cross- hatching on the plan. - Additional green infrastructure improvements are being added to comply with New Jersey Department of Environmental Protection (NJDEP) requirements. - Two rows of parking spaces directly outside the Trader Joe’s building will use porous pavement as part of the stormwater management strategy. - Building height and lot area remain unchanged, since no building expansion is proposed. - There are no additional lots being added. - Front yard setbacks remain unchanged, with the closest being the bagel shop building at 32.1 feet. - Side yard setbacks also remain unchanged: © Bagel shop building side yard: 16.2 feet © Main building side yard: 56.5 feet - Rear yard setback: 43.1 feet, unchanged. - Maximum permitted building coverage: 40% o Existing building coverage: 24.7% © Proposed building coverage: 19.1% © This reduction is due to the removal of the former greenhouse structure. - Maximum permitted lot coverage: 60% o Existing lot coverage: 83.8% © Proposed lot coverage: 82.1% © The decrease results from additional landscaping and green areas. - Overall, impervious coverage on the site will decrease as part of the redevelopment. - Required parking spaces: 188 o Existing

.1% © The decrease results from additional landscaping and green areas. - Overall, impervious coverage on the site will decrease as part of the redevelopment. - Required parking spaces: 188 o Existing parking spaces: 165 © Proposed parking spaces: 188, achieving full compliance. - Breakdown of proposed parking:

© 180 standard (non-EV) parking spaces o 4EV charging spaces Each EV space counts as two spaces under local credit rules o 4EV spaces x credit of 2 = 8 spaces © 180 regular spaces + 8 credited EV spaces = 188 total Parking stall size requirement: 9x18 ft Some existing smaller spaces are 8x14.8 ft All newly constructed spaces will meet the 9x18 standard. Parking lot drive aisles must be 24 feet wide: © Some existing aisles are 21.3 feet wide © The lot will be restriped to bring aisles up to the required 24-foot standard. EV spaces were relocated further away from the building. This change was requested by the fire department during the SPRAB meeting. The reason was to reduce fire risk near the building if an EV vehicle fire occurs. Existing driveway access points remain unchanged. Driveways connect to: o Mount Pleasant Avenue © Pleasant Valley Way Four loading spaces are required under code. © One existing loading space for the bagel shop. © One proposed loading space for Trader Joe’s. m Width: 15 feet = Length: 40 feet A monument sign for Mount Pleasant Plaza is currently non-conforming: © Required front yard setback: 10 feet o Existing setback: 3.3 feet Sign height requirements: © Minimum sign height: 2 feet o Maximum width: 6 feet o Existing width: 7.6 feet These existing nonconformities will remain unchanged. Existing perimeter fencing will be repaired and replaced where damaged. No new fence areas are being added. Fence height will remain 8 feet. Currently, dumpsters are scattered in the parking lot without designated enclosures. The redevelopment will construct two masonry trash enclosures to organize waste management. The enclosure locations generally correspond to existing dumpster locations. Some trash areas remain within the front yard area, consistent with existing conditions. Before designing the project, engineers identified new West Orange stormwater requirements. A discussion was held with CME engineer Mr. Hess regarding compliance. Water quality treatment: © 0.18 acres required to be treated © 0.27 acres will actually be treated, exceeding requirements. Stormwater quantity reduction: © Requirements for 2-year, 10-year, and 100-year storm events are all satisfied. Infrastructure changes: © Most existing stormwater pipes will remain. © New pipes will be added for the new parking areas.