January 7, 2026, Planning Board Regular Meeting Minutes

The site will be served by several utilities with existing “will serve” letters: © Sanitary sewer — West Orange Township (letter dated November 2023) © Telecommunications — Verizon (letter dated November 2023) © Gas and electricity — PSE&G (letter dated November 2023) © Water service — New Jersey American Water (letter dated November 2023) A new transformer will be installed to support electrical upgrades. Parking lot lighting standards require 2 foot-candles of illumination. The project proposes 0.5 foot-candles in some areas, creating the need for a variance. 20 new LED fixtures will be installed. Some existing lighting will remain. A light meter study was conducted to measure existing conditions. The lighting plan aims to eliminate dark spots while minimizing light spillover to nearby residential properties. The proposed lighting system will still improve safety compared to current conditions. Proposed landscaping includes: © 30 canopy trees © 110 shrubs © 49 grasses (1-gallon containers) © 73 perennials (1-gallon containers) © 32 perennials (2-gallon containers) Tree removal and replacement: © S trees will be removed © 10 replacement trees will be planted Based on comments from the review letter, the applicant will install root ball barriers near trees adjacent to porous pavement. Several external approvals and communications have already occurred: © Soil erosion certification issued (September of the previous year). o NJDOT letter of no interest confirming no driveway changes. © Essex County Planning Board: m Provided a letter stating no comments on the project. = Final approval will occur after the West Orange Planning Board resolution is issued. The project will use NIDEP Permit-by-Rule approvals, specifically: © Permit-by-Rule 8 — Construction at or above flood hazard areas. © Permit-by-Rule 39 — Underground utilities not crossing regulated waters. © Permit-by-Rule 40 — Milling and repaving existing pavement. Reasons this approach is allowed: © No increase in building size. ° No change to building footprint. © No disturbance beyond existing limits of disturbance. © No encroachment into regulated waterways or flood storage areas. The engineer explains that the project does not encroach beyond the existing limits of disturbance on the property. Existing curb lines around the perimeter of the site remain unchanged. The site will

The engineer explains that the project does not encroach beyond the existing limits of disturbance on the property. Existing curb lines around the perimeter of the site remain unchanged. The site will mostly maintain two-way circulation throughout the property. The only one-way circulation area is located on the eastern facade of the building, where angled parking currently exists. This one-way section will remain unchanged as part of the redevelopment. The existing stormwater system drains toward the South Branch of the Rahway River. The redevelopment does not alter the existing drainage patterns.

Several parking spaces along that side do not currently have a curb line The applicant does not want to install new curbing because it could alter the existing drainage pattern. Instead, the proposal includes installing wheel stops to control vehicle positioning. Mr. Lam identifies seven parking spaces along the western edge that will receive wheel stops. One missing element is steep slope analysis. The reason it was not originally included is that the project does not disturb steep slope areas. A steep slope map and analysis will be provided as a condition of approval if needed. BOARD QUESTIONS Vice Chairman Guarino asked if there is an area laid out that says “No Parking, Fire Zone.” Mr. Lam said that if required, fire lane striping will be added. Vice Chairman Guarino asked if there would be detailed markings throughout the parking lots to show specific areas for pedestrian walkways. Mr. Lam confirmed pedestrian safety features like crosswalks are included. Vice Chairman Guarino asked if there would be vegetation islands throughout the parking area. Mr. Lam said landscape islands are present throughout the lot. Larger landscaped areas exist near the northwest corner outside Trader Joe’s. Vice Chairman Guarino asked if there would be new lighting throughout the parking area. Mr. Lam said additional lighting will be installed across the parking area, including quad fixtures and single-head lights, as well as building-mounted lights. Vice Chairman Guarino asked if the vegetation areas will be set up with sprinklers, or if they will it be manually maintained. Mr. Lam said landscaping is currently planned for manual maintenance. Irrigation could be installed later, but it is not yet part of the design. Council president Scarpa asked Mr. Lam if he could review pedestrian movement safety. Mr. Lam said they are proposing two crosswalks that will connect parking areas to the Trader Joe’s entrance. Mr. Alper asked where the composting will be stored. Mr. Lam said the compost storage location was not yet finalized. Mr. Alper asked what measures would be taken for pest and odor control, such as scheduling for the removal of material. Mr. Lam said they will get back to the board about the requested information. Mr. Cardoza asked about the long-unmarked driving aisles in Exhibit A2, where cars may accelerate. Mr. Cardoza suggested traffic calming devices

get back to the board about the requested information. Mr. Cardoza asked about the long-unmarked driving aisles in Exhibit A2, where cars may accelerate. Mr. Cardoza suggested traffic calming devices or signage. Mr. Lam agreed to work with the traffic consultant and board professionals to develop solutions. Mr. Cardoza raised concerns about a parking space located near the bridge exit area, where drivers would make sharp turns when exiting the site. Mr. Cardoza suggested removing the parking space or turning it into a compact space. Mr. Lam said it's a condition that exists, and they’re not aware of any concerns. Ms. Kapferer asked regarding the pervious pavement. Has geotechnical testing been conducted to confirm if infiltration is possible in the area? Mr. Lam said that due to historic fill material on the site, infiltration is not recommended. Ms. Kapferer asked if there is an operation and maintenance plan and if yes, how often. Mr. Lam said they do and the manual includes the exact requested information. It was submitted and reviewed by the board. Ms. Kapferer asked if they are removing vegetation. Mr. Lam said no, they are adding vegetation. Ms. Kapferer asked if they are meeting the requirements of the ordinance with the

addition of trees. Mr. Lam said yes, they are. Mayor McCartney asked if they are aware of the noise ordinance regarding the trash collection in the morning. Mr. Geneslaw said they are aware and confirmed they will comply with the ordinance. PROFESSIONAL QUESTIONS Mr. Jordan asked in the case of a flood event, what mitigation set in place. Mr. Lam said floodwaters would affect the entire parking lot similarly under existing conditions. Mr. Jordan asked if they would be willing to provide the colored rendering of the steep slopes as a condition of the approval. Mr. Lam said yes. PUBLIC QUESTIONS Robert Rashkes at 35 Oak Crest Rd asked if there will be designated bus drop-off areas for senior transportation, and if there will be benches outside the store for seniors waiting for buses. Mr. Lam said no benches are currently proposed, but are willing to add benches if required by the board. A designated drop-off area could be accommodated, PRESENTATION The architect, Jeffrey Taylor, entered on the record; he was sworn under oath. His credentials were accepted by the board and he testified to the following: Mr. Taylor presented Exhibit A3 Sheet A101A, a proposed floor plan, dated January 6, 2026. The architect described the renovation of the former Metropolitan Plant Exchange and adjacent karate studio spaces. The fagade will be significantly upgraded. The entire storefront will be replaced with new insulated glass and aluminum framing. The entire shopping center facade will be refinished Major architectural changes include: © Trader Joe’s will occupy both spaces combined. © The building interior will be completely renovated. © Only the exterior walls and roof will remain. There will be key internal spaces: © Main sales area Beverage cooler Reserve freezer Produce cooler Back-of-house storage and operations °o Mezzanine for mechanical equipment Interior upgrades include: © New finishes o New mechanical systems © New electrical systems o New HVAC systems Because the building has a barrel-vault truss roof, most equipment will be located inside rather than on the roof. Delivery trucks will back into a screened loading area. The loading zone will be surrounded by an 8-foot concrete block wall. A canopy will cover the loading area to protect goods from the weather. Trader Joe’s will have an indoor refrigerated trash room. This design prevents: oo0°0

© Odors © Pest issues © Outdoor waste storage A separate outdoor trash enclosure will serve other tenants. A new transformer will be installed, which will house the new electric service. Condensing units for refrigeration will be installed on a ground-mounted pad. Equipment will be screened by an 8-foot sound-barrier enclosure. The refrigeration rack will be located in an indoor mechanical room. There will be fire department access to: o Existing sprinkler service o Water service © Gas service These services are located in a room above and between the mechanical room and the refrigeration condensing unit. Rooftop mechanical equipment will be minimal: © Only split-system HVAC equipment will be installed. o A VRF (Variable Refrigerant Flow) system will be located on a small flat roof section. The rooftop equipment will be screened by a 3'6" parapet wall to reduce visibility. Sheet A103 is presented which had already been submitted to the planning board. This sheet shows the proposed building elevations dated December 12, 2025. A new corner entrance will be added to improve visibility and accessibility. A new gabled roof section with a triangular pediment will be installed. A Trader Joe’s illuminated channel sign will be mounted above the main entrance: o Approximately 2 feet high. © Positioned to be visible from the Mount Pleasant Avenue entrance to the shopping center. Existing paver sidewalks are currently uneven. They will be replaced with new concrete sidewalks. Protective traffic bollards will be installed to protect pedestrians walking along the storefront. The standing seam roof, currently verdigris green, will be: o Repaired o° Refinished © Repainted in “Urbane Bronze.” This renovation follows a SPRAP meeting to create a more cohesive and updated facade across the shopping center. Existing tenant signage on storefronts to the right of Trader Joe’s will remain. Structural and visual upgrades include: © Installation of additional round columns. © Replacement of damaged fascia panels. © Releveling of aging cantilevered canopies that currently sag. The goal is to make the building appear newer and more visually cohesive. The corner entrance will include a Trader Joe’s sign measuring 18 inches tall. This requires a variance because regulations allow only 8-inch-high signage in that location. The existing brick bearing wall will be cleaned and

include a Trader Joe’s sign measuring 18 inches tall. This requires a variance because regulations allow only 8-inch-high signage in that location. The existing brick bearing wall will be cleaned and refinished. Existing metal banding will be refinished to match the updated facade. Roof shingles above the mansard roof will be replaced. Several existing doors (formerly serving the plant store) will be infilled with matching 17

brick. - Anew egress door will be added for the store’s sales area. - The existing bowstring truss barrel roof structure will remain unchanged. - Exhibit A4 is presented, a revised elevation sheet dated January 6, 2026. - The north side of the building will serve as the delivery and service area. - Anew 8-foot-high concrete block wall will be installed to screen the receiving area. - Above the receiving area, a roof canopy will protect deliveries from rain and snow. - A 15-foot-high canopy will allow trucks to pass underneath. - New mechanical louvers will provide fresh air intake for HVAC systems, located near the mezzanine level. - Exterior wall pack lights will be installed for illumination. - The rear facade will be repointed and refinished with a new waterproof paint finish. - Anew overhead door on the left side of the building will provide access to an indoor trash room. - The trash room will be conditioned (climate-controlled) and fully indoors. - A 6-foot-high open-air trash enclosure will be constructed. - Anew pad-mounted transformer will supply power to Trader Joe’s and adjacent tenants. - The entire building’s electrical service will be upgraded. - A ground-mounted refrigeration condensing unit will be installed and it will be screened by an enclosure. - — The site lies within a flood hazard area, so measures are required for compliance with DEP regulations. BOARD QUESTION - Chairman Bagoff asked if the canopy design prevents birds from nesting. Mr. Taylor said the canopy will include a continuous soffit (ceiling), and this won’t allow birds to nest. - Mayor McCartney asked whether the bollards are closer to the building than the parking lot. Mr. Taylor said they are approximately 18 inches from the sidewalk edge. There will be ample space for accessibility and cart movement. - Mr. Cardoza asked about safety around the baler in the receiving area. Mr. Taylor said only trained employees will use the baler. He included that Trader Joe’s has over 600 stores, all using similar equipment. Additional safety measures such as rails can be installed to restrict access if necessary. - Mr. Cardoza asked about light pollution affecting neighbors. Mr. Taylor said all exterior lights will be dark sky light fixtures. They will shine downward only. - Mr. Cardoza asked if the spacing of the bollards are off and if shopping carts will be

neighbors. Mr. Taylor said all exterior lights will be dark sky light fixtures. They will shine downward only. - Mr. Cardoza asked if the spacing of the bollards are off and if shopping carts will be able to move easily through the bollards. Mr. Taylor said they are each 5 feet apart and it’s to keep a car from going into the store. PROFESSIONAL QUESTIONS - Mr. Jordan asked about the mechanical equipment in the back, if the appropriate freeboard has been provided. Mr. Taylor said yes, the only piece of equipment that they’re putting in is the refrigeration condensing unit that'll be up on rails so that any flood water will go underneath the equipment. *The Application has been carried to the next Planning Board regular meeting on February 4, 2026, without further notice*

ADOPTED: ulis} 26 Jaiilet Baquerizo Planning Board Secretary