April 15, 2026, Planning Board Regular Meeting Meeting Minutes

a Wildlife habitat - Mr. Facchino introduced several exhibits: o Exhibit Al / E100 m Anaerial photograph of the site and the surrounding area. m Dated April 8, 2026. o Exhibit A2 / E200 a A proposed site exhibit overlaying the development concept on the aerial image. mu Dated April 8, 2026. - The previously submitted formal site plan set was also identified: © Preliminary and final site plans for “Sofia by Gomes.” © Originally dated October 2, 2025. co Last revised March 30, 2026. o Consisting of 16 sheets. - Surrounding land uses: o West: a Retail building w St. Cloud Elementary School nearby oo. East: m Vacant land m Turtle Brook running along the easterly property line o° South: g Turtle Back Zoo g@ South Mountain Arena = South Mountain Reservation - Existing conditions on the property: © One-and-a-half-story masonry building formerly used as a catering hall. o A large paved parking lot accommodating about 171 vehicles. © Significant steep slope areas occupying the undeveloped rear portions of the property. - Mr. Facchino explained areas with slopes greater than 10% are classified as steep slopes under township code. - The site lies within the B-2 General Business Zone where mixed-use development is permitted. - Adjacent zoning districts: o North: R-6 residential o East: R-5 residential © South: R-1 residential - There is a full movement driveway from Northfield Avenue - Existing nonconformities: o Front yard setback along Northfield Avenue: m Existing building only 4 inches from property line where 30 feet is required. o Sheridan Avenue frontage: = Portions of the building extend 3.3 feet into township right-of-way. m Other sections are only 3-6 inches from the property line where 25 feet is required. - Stormwater and drainage: o A 72-inch culvert runs east-to-west beneath the parking area. © Ownership of the culvert is unclear based on title searches.