January 28, 2026, Planning Board Special Meeting - WEHI Transcript

life to live. I just thought I'd say that in21 remembrance of my friend.22 So we are here tonight because of choices23 not inevitability. We're here because as a town we have24 made choices about how we grow, where we grow and what25 59 we value. And the question before this board is whether1 to sacrifice a forested landscape for convenience or to2 exercise leadership that reflects our long-term3 interests.4 The West Essex Highland proposal is not5 redevelopment, it is not infill, it would replace an6 intact forest with new construction on land that7 currently performs critical environmental functions,8 functions that once lost cannot be meaningfully9 replaced.10 I recently attended the meeting with a Mayor11 in an adjacent town and a group of real estate12 professionals where regional approaches to meeting13 housing obligations were discussed. In that meeting14 West Essex Highland was referenced by name as an example15 of how not to meet these obligations, specifically16 because of it expands into forested land, rather than17 concentrating development in existing commercial18 corridors and mixed use redevelopment. That distinction19 is directly relevant to the decision before you tonight.20 This forest is more than a local asset, it21 is a regional one. When it clears the impacts do not22 stop at municipal borders. Stormwater runoff, flooding23 risks, traffic impacts, the environmental strain24 affecting neighboring communities as well. Approving25 60 this project does not occur in isolation. Our neighbors1 are trusting us to be good stewards of our shared2 amenity. Though, it is not an amenity, it is actually3 functioning infrastructure. It absorbs stormwater,4 mitigates heat, supports air quality and protects public5 health. Once they're gone these benefits are gone6 permanently.7 I want to be -- what is at stake here, I8 want to be clear. It's precedent.9 If we accept the idea of housing pressure or10 litigation pressure alone determines location, scale and11 environmental impact, then zoning, planning,12 environmental, you lose their purpose. You will lose13 your purpose.14 This board exists precisely to weigh those15 factors, not to set them aside. This is not about16 inevitability, it is about choice. You are not being17 forced to approve this. You are asking to decide what18 kind of town we will be.19 Tonight I ask the board to exercise

aside. This is not about16 inevitability, it is about choice. You are not being17 forced to approve this. You are asking to decide what18 kind of town we will be.19 Tonight I ask the board to exercise the20 authority entrusted to it, to require supplemental21 independent environmental review, insist on credible and22 enforceable open space preservation measures and direct23 the development of publically shared alternative -- to24 direct the development of a publically shared25

02/26/2026 05:17:42 PM Page 61 to 64 of 155 16 of 66 sheets 61 alternative plan that protects forested land while still1 meeting affordable housing obligations. Thank you all2 much. Appreciate it.3 CHAIRMAN BAGOFF: Thank you.4 State your name for the record, please.5 THE PUBLIC: Good evening. My name is Ann6 Ricigliano. I live at 29 Bongart Drive in the Highlands7 condo development.8 MS. McGOVERN: And that's in West Orange?9 THE PUBLIC: Yes.10 MS. McGOVERN: Do you swear or affirm to11 tell the truth the whole truth and nothing but the12 truth.13 THE PUBLIC: I do.14 MS. McGOVERN: Thank you.15 THE PUBLIC: Okay.16 I am here to voice my opposition to the17 proposed development of the Watchung Mountain Forest.18 I've been attending these Planning Board meetings for19 about a year and half now and I can only hope that the20 multitude of reasons why this development should not21 come to fruition has not fallen on deaf ears. I do not22 intend to repeat all the details, we've heard it over23 and over and over. I'll briefly mention a few of the24 more disturbing issues.25 62 The traffic volume has been utterly been1 glossed over. All I heard was how wonderful the roads2 and the sidewalks will be within the proposed3 development, but nothing at all about the dangers that4 all of this new traffic will bring to the residents of5 the Highlands. We've heard it over and over, but it's6 so real.7 I must ask, where are the West Orange police8 and fire departments in this discussion? I sort of9 don't understand how this can be discussed without them10 and we need their input. Why are they not weighing in?11 I want to know what the plan is when we're12 all trapped behind the so-called emergency exits. We13 all know that no one even knew how to open the gate into14 Essex Fells at the time of the golf course fire, we15 still don't know.16 I live downstream of the mountains, so every17 time it rains I look out my back window and watch a18 waterfall coming down the rocks and over the railroad19 ties straight towards the back of my house. The walls20 in my basement sometimes weep, so I can imagine what21 would happen if all the trees above us are removed.22 I and many other residents sent pictures to the23 DEP, apparently to no avail. Never heard a word back.24 The list goes on and on. Lack of proper plans25 63 for sewage removal connection, no plans for a water1 tower, calling

ts sent pictures to the23 DEP, apparently to no avail. Never heard a word back.24 The list goes on and on. Lack of proper plans25 63 for sewage removal connection, no plans for a water1 tower, calling Building D a four story building when it2 looked to me like it was six stories. Very little3 discussion about the distance from the mountain to any4 stores, amenities or public transportation. Lack of5 school space in the school system for the children that6 will be moving into the development. I think I was told7 that this is not the developers concern but it certainly8 has to be the Townships concern.9 This development is being proposed as if no10 one currently lives around it. Nothing in this area can11 be built in a vacuum. We are so congested in West12 Orange as it is, there's already so much new development13 everywhere. What you do on this mountain will decide14 the fate of the surrounding land forever. We will all15 have to answer to our surrounding communities.16 As for the Highland townhouses, our property17 values will plummet with the first shovel full of dirt.18 Our quiet way of life will be destroyed. I will not19 feel safe any longer worrying about what damage will20 come with blasting, and please note that these concerns21 have nothing to do with low income housing. I have to22 believe that the creators of the Mount Laurel directive23 did not intend for new developments to fly in the face24 of safety and common sense.25 64 Thank you for listening. Thank you to the1 Planning Board for your hours and hours of service.2 Please do the right thing.3 CHAIRMAN BAGOFF: Thank you.4 Please, state your name and address.5 THE PUBLIC: Ryleigh Cucclo.6 MS. McGOVERN: And your address?7 THE PUBLIC: 86 James Avenue, Cranford, New8 Jersey.9 MS. McGOVERN: Do you swear or affirm to10 tell the truth the whole truth and nothing but the11 truth.12 THE PUBLIC: Good evening. My name is13 Ryleigh Cuccloo. I'm a senior at Cranford high school,14 where I'm enrolled in advanced place in environmental15 and engineering courses. I'm a member of Climate16 Revolution Network and I'm here today not only as a17 student or a young -- I'm sorry. Not only as a student18 or a New Jersey resident, but as a young woman who is19 worried for her planet and her community.20 I'm here to formally oppose the development21 of the Second Watchung Ridge which bears significant22 public safety

y resident, but as a young woman who is19 worried for her planet and her community.20 I'm here to formally oppose the development21 of the Second Watchung Ridge which bears significant22 public safety risks and promises of environmental harm.23 The second Watchung Ridge is described as one of the24 Essex County's last core old growth forests. It's a25

17 of 66 sheets Page 65 to 68 of 155 02/26/2026 05:17:42 PM 65 sensitive site with fragile wetlands, slopes and more1 that make this site a dangerous zone to tamper with and2 a valuable one to protect. Forests like these aren't3 useless nor are they wasted economic potentials. They4 provide valuable ecosystem service that support local5 communities and I'll say a few of those now.6 Forests help mitigate the urban heat island7 effect by cooling urban areas with the shade they8 provide and water they release via transpiration, which9 also helps manage local rainfall.10 The construction of this complex will11 displace local populations of native animals, insects12 and plants. And due to the severe fragmentation of13 forests in New Jersey, these local populations will14 eventually die out with nowhere to go once the forest is15 disturbed.16 Furthermore, clearing the proposed amount of17 forest will cost several tons of stored carbon to be18 released into the atmosphere as forests act as natural19 carbon sinks, places that can hold several metric tons20 of carbon dioxide.21 Not only is this proposal an environmental22 hazard, it is also fundamentally flawed. The site is23 isolated, with very limited acces to schools, public24 areas and public transportation. Only one access road25 66 is outlined in the site plans which will create1 challenges for first responders in the case of an2 emergency and severely worsen traffic congestion.3 Additionally, runoff from this site will4 carry chemicals, sediments and other waste into the5 Canoe Brook, which thousands of New Jersey residents6 rely on for clean water, including those in Essex County7 municipalities of South Orange, Maplewood, Millburn,8 Livingston and West Orange.9 And most notably due to the construction of10 this complex flooding will become even more catastrophic11 due to the inadequate on-site stormwater management12 plan. Runoff rainwater will overwhelm drainage systems13 during the periods of heavy rainfall, which are becoming14 more frequent and sever. And those damages will be even15 more expensive and that bill will be flipped onto nearby16 homeowners. This is not only a matter of environmental17 sensitivity but one of public safety. This complex will18 be dangerous to live on and around.19 Garden Homes has consistently failed to20 present the board with the necessary materials to verify21 safe

ensitivity but one of public safety. This complex will18 be dangerous to live on and around.19 Garden Homes has consistently failed to20 present the board with the necessary materials to verify21 safe construction, including but not limited to an22 environmental impact statement, a meaningful plan which23 outline how water and sewage would be connected to the24 development. Is that not the bare minimum for any25 67 construction plan, especially for a site that has been1 untouched, for a site that is already so fragile.2 The inspections that have been done leave3 much to be desired in terms of safety. Concerns of rock4 slides are particularly grave.5 Removing tree that hold soil and rocks in6 place, and instead replacing them with an apartment7 building is a completely unnecessary risk.8 I would also like to remind the board of the9 proposals to develop the land in 2006, 2007 and 201510 which were all denied due to the environmental and11 public safety implications. Nothing has changed since12 then.13 It is extremely clear developer Zygmut from14 Garden Homes is taking advantage of the affordable15 housing crisis in New Jersey to turn a profit, seeing16 this as nothing more than an opportunity to make use of17 the land they've had in their possession since 1986.18 They've returned time and time again before the board19 but each time public safety and environmental20 conservation has been prioritized. This is what needs21 to happen now.22 I strongly urge this board to take action to23 permanently protect the Second Watchung Ridge.24 For the short 17 years I've been on this25 68 planet with every passing year, every passing month, I1 see less and less of the world I loved growing up.2 Animals and nature were my first passions. Everyday I3 face the looming threat of a world that will be nothing4 like the one I was raised in. I miss the droning5 insects in the summer. I miss the promise of snow every6 Christmas. This isn't the world I want to live in, this7 isn't the world I want to bring life into. I want a8 world, a state, a community that prioritizes the systems9 that gives us life.10 And to the board, you all have your11 responsibilities to the people in this room and the12 residents outside who strongly oppose this apartment13 complex. They raised very serious and very valid14 concerns over the safety risks of living near this15 complex and of the

in this room and the12 residents outside who strongly oppose this apartment13 complex. They raised very serious and very valid14 concerns over the safety risks of living near this15 complex and of the irreversible environmental damage it16 will cause. There are many more opportunities to17 provide real, safe and affordable housing in New Jersey18 without harming pristine old growth forests. We cannot19 let this need for more housing come at the cost of what20 precious little forest we have here. Building on a21 sites like the Second Watching Ridge will only harm us22 more in the long run. Now more than ever we need to23 realize that by preserving nature we are ensuring our24 own long term survival and prosperity. Thank you.25

02/26/2026 05:17:42 PM Page 69 to 72 of 155 18 of 66 sheets 69 CHAIRMAN BAGOFF: Thank you.1 Sir, you have already spoken. You know the2 rules we set. At the end if there's time you can come3 back.4 THE PUBLIC: I haven't spoken yet.5 MS. McGOVERN: He did spoke. At public6 comment.7 THE PUBLIC: The last meeting?8 MS. McGOVERN: Yeah, that was public9 comment.10 THE PUBLIC: I thought we are having a new11 meeting. Okay. That's fine.12 CHAIRMAN BAGOFF: You can come back at the13 end, if there's time. Thank you.14 Go right ahead, sir. Say your name for the15 record.16 THE PUBLIC: I'm Paul Tractenberg. I live17 at 96 Sullivan Drive.18 I've been involved --19 MS. McGOVERN: You're testifying tonight,20 right?21 THE PUBLIC: I am.22 MS. McGOVERN: Okay.23 Do you swear or affirm to tell the truth the24 whole truth and nothing but the truth.25 70 THE PUBLIC: I do.1 I've been at the center of this fight for 272 years. If you allotted me one minute for every three3 years, I would have plenty of time for my prepared4 remarks. You aren't and so I won't. So I'm just going5 to talk from the heart. I'm going to react to what I6 have heard tonight and what I have observed here7 tonight.8 First, I can't be alone in being incredibly9 impressed by the quality of the testimony you have10 heard. The sincerity, power of the testimony. That11 ought to communicate a message to you.12 I've been at virtually all the hearings,13 I've heard people raise questions, witnesses and now14 present testimony. I am yet to hear the first person15 speak in favor of this proposal. Now, that's got to16 tell you something. Your community is speaking loud and17 clear to you. They only hope you hear and act on what18 they are saying and so do I.19 One of the issues I have raised with the20 board, all though maybe irregularly, are some of the21 procedural issues. And I just, I'm compelled to say one22 tonight, which is the way public testimony is presented.23 Making people line up for hours when you could have24 taken names and called on them each individually. I can25 71 tell you at age 87 it's not as easy for me to stand for1 two hours in line as maybe it once was. There's got to2 be a more humane, more efficient and effective way to3 hear from the public.4 There are many who said this in various5 ways. I want to pick up on as one of the handful of6 points I'm going to make tonight. This is not

more efficient and effective way to3 hear from the public.4 There are many who said this in various5 ways. I want to pick up on as one of the handful of6 points I'm going to make tonight. This is not an7 application ready for prime time. It is filled with8 crucial gaps, you can count the ways. Sewage, how is9 sewage going to be handled. Potable water, adequate10 water pressure to fight fires. Utilities of all kind,11 an environmental impact statement. None of them are12 before you. Everything is sought to be deferred to13 conditions of approval after your approval.14 For direct evidence of the problems and the15 unresponsiveness of the applicant to those problems, I16 advise you to look back to two reports, 16 pages each,17 submitted by your own engineering consultants, CME and18 John Hess, June and July of 2024, in which he lined out19 with great particularity all of the things the applicant20 had to do. The applicants two page response was mostly,21 oh, we'll cover that in testimony. Or, we'll deal with22 it as conditions of approval after approval. In my head23 that's not the way to deal with crucial elements of this24 proposal. Elements that really jeopardize the safety25 72 not only the people who live on this property, if it's1 developed, but all the people who live downstream and2 nearby.3 I think you have to wonder why this4 application, and only this application, has been treated5 so differently than every other application before this6 board. There has not, and I pointed this out in great7 detail, there has not been a single set of minutes for8 any of the 27 meetings. The answer, oh, we got9 transcripts. For any of you who tried to look at or10 read through transcripts, that's not a substitute for11 meeting minutes and meeting minutes are required by12 state law, by local ordinance and by your own rules of13 procedure. I didn't make this up, you did. So that's a14 problem.15 I implore you to do the right thing. I16 think many people have given chapter and verse on why17 and how you can do the right thing. I think you need18 simply to pay attention to what you're being told. I19 think we all value your time. I think we all recognize20 you are our friends and neighbors, you live in the same21 town as many of us or live in a nearby town to others of22 us and you have ought to have a personal stake in doing23 the right thing as well as representative