April 15, 2026, Planning Board Regular Meeting Meeting Minutes

e western driveway would allow right-in, right-out, and left-out movements similar to existing conditions. Parking aisles would generally be 24 feet wide, meeting ordinance requirements. Some sections widen to 25 feet near ramps. Parking areas along Northfield Avenue and Sheridan Place would largely be hidden from public view by the building itself. Mr. Facchino emphasized that placing the building close to Northfield Avenue was intentional to shield parked cars from view

Additional parking details: o Standard spaces would be 9 feet by 18 feet. © Two compact spaces are proposed at 9 feet by 17 feet and comply with code. o Sixteen spaces would be car stackers. Mr. Facchino explained stackers would be reserved for individual tenants. Tenants using them would receive operational and safety training. Ms. Moore added that the stackers are commonly used in other buildings. Manufacturer-provided safety training would be available for tenants operating them. Mr. Facchino concluded that: © The parking layout complies with ordinance requirements and RSIS standards. o A traffic engineer would later testify regarding traffic counts and driveway operations. He also reiterated that approximately 5,807 square feet of impervious pavement would be removed. Those areas would become landscaped or lawn areas. Mr. Facchino stated that no dedicated loading zone was proposed because the retail component is below the threshold requiring a loading space. However, the parking layout allows U-Haul trucks and delivery vehicles to maneuver safely. © Move-ins and move-outs would occur only by scheduled appointment with building management. © Building staff would coordinate parking and staging locations to minimize inconvenience. On Sheet C950, turning movement exhibits demonstrated: © - Passenger vehicles and small U-Haul trucks could circulate through the site. o A-small garbage truck could access the lower level, load from trash rooms, and exit safely. Trash pickup frequency was expected to be approximately once or twice per week initially. Mr. Facchino explained that existing drainage patterns would remain substantially unchanged. Stormwater currently sheet-flows downhill into the property and then into an existing culvert system. A small masonry retaining wall is proposed: © Located on the northwest side of the building. o Maximum height approximately 2 feet. © Intended primarily to provide emergency pedestrian egress access. Existing elevations along property lines would largely remain unchanged. He emphasized the project avoids disturbing steep slope areas. The building was designed to fit the natural topography. Parking lot grades already run slightly above 5%, and those conditions would generally be maintained. The split-level parking configuration was described: o Lower-level parking with a ramp leading to upper-level parking. © The design

ightly above 5%, and those conditions would generally be maintained. The split-level parking configuration was described: o Lower-level parking with a ramp leading to upper-level parking. © The design responds directly to the sloping terrain. Mr. Facchino described the landscaping plan as generous in both quantity and variety of plantings. He stated earlier versions of the design removed more trees in steep slope areas. © The revised design avoids removing trees within the steep slope section. Total tree impacts: © 27 trees would be removed.

co Most removed trees are near the bottom of the slope and reportedly in poor condition. Tree replacement plan: o Ordinance requires replacement of 51 trees. o The applicant proposes 51 new trees. Proposed landscaping includes: © 6 trees along Sheridan Avenue © 41 additional trees along the rear property line to strengthen buffering. Along Northfield Avenue, large shade trees were avoided due to overhead wires and underground utilities. Instead, the plan emphasizes lawn areas and extensive shrub plantings. Mr. Facchino stated the landscaping goal was to create a nice streetscape experience along Northfield Avenue and Sheridan Place. Proposed plantings overall: o 51 new trees © 201 shrubs © 6 shrub varieties He acknowledged another ordinance requirement: o Parking lots with 30 or more spaces require one tree per 10 spaces. © This would require an additional 16 trees. The applicant agreed to work with the township forester. Either plant the additional trees or contribute payment in lieu if approved by the township. Mr. Facchino explained that the project qualifies as a “major development” because disturbance exceeds one-half acre. Despite reducing impervious coverage by about 5,807 square feet, full stormwater analysis was still required. The project’s stormwater strategy focuses on non-structural best management practices: © Minimizing underground infrastructure that is difficult to maintain © Maintaining existing drainage patterns © Minimizing land disturbance ©. Preserving native vegetation © Increasing landscaping for infiltration and recharge benefits Stormwater analyses were conducted for: © 2-year, 10-year, and 100-year storm events. Results showed: © Reduced runoff rates and volumes at both design discharge points: m The culvert crossing Sheridan Place. m A discharge area toward Northfield Avenue. Groundwater recharge requirements do not apply because impervious coverage is being reduced. Water quality improvements: © Reduced paved surface area. © Increased roof area, which generates cleaner runoff than parking surfaces. Mr. Facchino requested a waiver from ordinance section 2529.4S2, which requires on- site retention of one-half of the projected two-year storm. He argued the project already reduces two-year storm runoff volumes by approximately 1,691 cubic feet (about 12,000 gallons). © The proposal satisfies the intent of the

the projected two-year storm. He argued the project already reduces two-year storm runoff volumes by approximately 1,691 cubic feet (about 12,000 gallons). © The proposal satisfies the intent of the ordinance through overall runoff reduction. Additional storm infrastructure:

© Storm inlets and manholes would convey roof and pavement runoff to the existing culvert system. © Roof drainage would connect into specific storm pipes identified on the utility plan. Mr. Facchino reviewed the lighting design: © Combination of pole-mounted, wall-mounted, and ceiling-mounted lighting. o Parking garage lighting similar to standard parking deck lighting. Lighting characteristics: © Full cutoff fixtures © Downward-directed illumination o LED fixtures capable of nighttime dimming for security purposes Light spill: © Generally minimized along property lines. © Most areas remain well below the township maximum of 0.5 foot-candles. He acknowledged one issue where along the easterly property line, light spill reached approximately 0.89 foot-candles. Mr. Facchino committed to revising the lighting design to bring it into compliance. The site would continue to use: o Public sewer o° Public water o Gas o Electric service Mr. Facchino stated utilities are readily accessible along adjacent roadways, simplifying connections. Mr. Facchino added testimony regarding another required variance, a residential zone buffer variance. He explained: o. Existing buffer is currently approximately 13 to 13.5 feet © Proposed condition would improve the buffer to about 24.5 o Further east, the buffer widens to 34 feet and eventually exceeds the required 50 feet. He emphasized the proposal significantly improves existing conditions. Chairman Bagoff announced a 10-minute break. BOARD QUESTIONS Chairman Bagoff asked if there is going to be anything on the roof of the building. Mr. Facchino deferred detailed discussion to the architect but stated only mechanical equipment is anticipated. Mr. Guarino asked Mr. Noborine whether the fire department had fully reviewed the site plan and had concerns about apparatus access. Mr. Noborine responded that he is unsure whether a complete review had occurred. He knows the fire official had reviewed aspects related to EV charging station placement. He personally had questions regarding access and the height of the parking structure. Mr. Guarino asked whether the applicant had reviewed West Orange’s Complete Streets requirements and emphasized that the township prioritizes walkability and pedestrian safety. Mr. Facchino stated he has not. Mr. Guarino asked how they are going to address reducing the sidewalk from 4 feet to 2 feet,

mphasized that the township prioritizes walkability and pedestrian safety. Mr. Facchino stated he has not. Mr. Guarino asked how they are going to address reducing the sidewalk from 4 feet to 2 feet, which in his opinion isn't an accessible and safe access for pedestrians and residents 13

on a major roadway. Mr. Faccino clarified that the 2.6-foot dimension referred to the building setback from the property line, not the sidewalk width. The sidewalk itself would remain a standard 4-foot-wide sidewalk within the public right-of-way. Mr. Guarino asked if the access coming out of the property will direct the traffic to make a right-hand turn and not a left-hand turn. Mr. Facchino confirmed yes. Mr. Guarino asked regarding water runoff and eliminating impervious coverage, where would that excess water go during a major storm. Mr. Facchino stated they are keeping the drainage patterns the way they are. The majority goes out to Northfield Avenue, and then the remainder goes out within the covert. Mr. Guarino asked regarding the car stack parking, will new tenants receive training to use those apparatus. Mr. Faccino stated they will receive training. They will not receive the key fob to operate the machinery unless they’re trained. Mr. Guarino asked regarding the commercial area, will delivery trucks be guided onto the property. Mr. Facchino stated they will enter the driveway through the westerly side. Mayor McCartney asked regarding the culvert running east to west and there being a proposed building over the culvert, does DEP or any other agency have to get involved. Mr Facchino stated he doesn’t believe so since it’s unknown who the owner of that culvert is. If it's town-owned, he believes they would be responsible for that pipe. Mr. MacNeil added that since it's not an environmentally constrained area, they would not have to review in this case. However, the building department will need to review this at a later stage of the project Mayor McCartney asked to clarify the lift regarding the tandem spaces. Mr. Facchino stated the car will drive in, be lifted up one level, and then another car can park directly underneath it. Mayor McCartney asked if they will be assigned parking to the tenants. Mr. Facchino confirmed yes. Mayor McCartney asked where the trash or recycling receptacles would be. Mr. Facchino stated the architect will show the trash rooms and recycling areas. Mayor McCartney relayed comments from the township historian regarding a historic Pullman railcar located on the property. McCartney asked whether the railcar could be preserved rather than demolished. Ms. Moore stated she would discuss preservation with the developer and did

toric Pullman railcar located on the property. McCartney asked whether the railcar could be preserved rather than demolished. Ms. Moore stated she would discuss preservation with the developer and did not anticipate objections to donating the railcar. Later, Moore stated her understanding that the railcar was already planned for donation to a museum. Mayor McCartney asked whether proposed trees would be native species. Mr. Facchino confirmed native trees would be used and stated the Township Forester would review and approve the landscaping plan. Council President Scarpa remained concerned about runoff from the steep slope and the brook running beneath the property. She questioned whether increased development could worsen flooding conditions. Mr. Facchino reiterated that the reduced impervious coverage mathematically results in less runoff generation and stated the development would improve downstream conditions rather than worsen them. Mr. Guarino asked if there will be warning devices to let people know that cars are exiting the property as pedestrians walk down the sidewalk. Mr. Facchino acknowledged that no warning devices had originally been planned. Ms. Moore stated the applicant would agree, as a condition of approval, to provide some form of pedestrian alert or warning system for vehicles exiting the property. Mr. Alper asked whether 100% of Turtle Brook’s flow is contained within the culvert pipe. Mr. Facchino stated DEP had reviewed the system and confirmed the culvert has adequate capacity even for projected 2050 storm events under updated DEP standards.

Mr. Alper asked whether the culvert had been inspected for leaks or clogs. Ms. Moore stated the developer had already tested the culvert and could provide testimony and reports regarding its condition. Mr. Alper also asked whether a sinkhole or slope collapse had occurred near the site during past hurricanes. Ms. Moore stated the developer had no knowledge of any such event. Mr. Alper asked about stacker noise levels. Mr. Facchino stated that the manufacturer stated the lifts are very quiet. Noise levels would comply with state and local noise standards. Mr. Alper asked whether delivery demand from Amazon, DoorDash, and similar services had been analyzed. Mr. Faccino stated he will defer those issues to the traffic engineer. Mr. Noborine asked about height and weight clearances for parking areas, as well as mechanical equipment placement. Mr. Facchino deferred those questions to the architect. Mr. Noborine asked whether maintenance personnel would be available in emergencies involving stackers. Mr. Facchino stated a superintendent would be available on-call for move-ins, maintenance, and emergencies. Ms.Moore later clarified there would be 24/7 availability for building-related issues, including stacker malfunctions. Mr. Cardoza asked what other amenities are being offered. Mr. Facchino deferred his question to the architect. Mr. Cardoza asked if there is a minimum age requirement to operate the vehicle lift. Mr. Facchino believes they have to be at least an adult, 18 years or older. Mr. Cardoza asked whether the lobby itself would have concierge services. Mr. Facchino stated that is a question for the architect. Mr. Cardoza asked about package delivery operations and how residents would receive packages. Ms. Moore stated architectural testimony would address package rooms, Amazon deliveries, mailrooms, and related logistics. Mr. Cardoza asked about security systems and cameras. Mr. Facchino stated as far as security, they have entrance gates, but as far as cameras, it hasn't been discussed. Mr. Cardoza asked if the gates would be accessed through key fobs. Mr. Facchino stated access systems would likely include key fobs and windshield barcode readers for gates. Mr. Cardoza asked whether affordable housing units would have equal finishes and amenities. Ms. Moore confirmed that affordable units would be indistinguishable from market-rate units.