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.