June 3, 2026 Planning Board Regular Meeting Minutes

Develop an environmentally sustainable ("green") building - Mr. Mastropietro described his design as holistic architecture, focusing on: © The building's relationship to its surroundings © Pedestrian safety o Parking design - He explained that sidewalks are essential public spaces - The building is intended to become a natural extension of the existing streetscape rather than appearing isolated - Consolidating entrances into a single access point: © Eliminates multiple curb cuts

© Reduces driver confusion o Improves pedestrian safety A key design strategy is relocating the building toward the street corner. According to Mr. Mastropietro, this: © Reduces the number of driveways Creates a more continuous sidewalk Improves pedestrian comfort Forms a stronger architectural edge Establishes the building as a visual landmark anchoring the intersection © Creates a greater "sense of place" Referring to the township's design standards, Mr. Mastropietro stated that perceived scale was an important consideration. Because supermarkets require high interior ceilings, the roof is designed with inward slopes to reduce the building's apparent height and visual mass. Proposed materials include: © Zine roofing because of its long lifespan and low maintenance o Aluminum storefront systems © Stainless:steel reflective panels instead of traditional mirror glass to encourage visual interaction while remaining more durable © Additional stainless steel architectural finishes Environmental elements include: © Solar-ready roof for future panels White reflective roofing to reduce the urban heat island effect Skylights providing natural daylight inside the supermarket Rain gardens throughout landscaped islands Permeable paving in parking areas High-efficiency building fixtures Reduced impervious surface coverage Native tree species to increase shade, improve air quality, and strengthen Main Street's tree canopy o Dark-sky-compliant downward-facing lighting Mr. Mastropietro presented interior renderings. While acknowledging the grocery store would have a conventional supermarket layout with adjacent entrance and exit areas, he emphasized higher-quality interior architecture than a typical supermarket Mr. Mastropietro described Main Street as having strong potential to become a more walkable corridor. He stated that every major design decision was intended to support walkability and pedestrian comfort. Recognizing that supermarkets require long solid walls, Mr. Mastropietro explained that the design attempts to avoid a blank fagade. He proposed incorporating dynamic fagade treatments using reflective stainless steel elements to create visual interaction and improve the pedestrian experience. Mr. Mastropietro explained that the roof form is intentionally designed to visually highlight the main entrance, making it obvious and welcoming to

l interaction and improve the pedestrian experience. Mr. Mastropietro explained that the roof form is intentionally designed to visually highlight the main entrance, making it obvious and welcoming to approaching pedestrians. Stated that an open, transparent facade helps activate the sidewalk and improves safety through natural surveillance Explained that the supermarket is designed to be fully ADA compliant Noted there are no grade changes between interior and exterior pedestrian areas. 0000 00000006

Highlighted landscaping and storefront design intended to shorten the perceived walking distance, provide shade, and improve wayfinding Proposed detectable warning surfaces at street corners by changing sidewalk texture or adding highly visible painted signs. Proposed bollards to separate vehicles from pedestrians near the entrance and reduce the likelihood of vehicle-pedestrian accidents. Proposed decorative street murals between the store entrance and parking lot, explaining this naturally encourages drivers to slow down. Included bicycle racks for employees and other cyclists. Discussed maintaining adequate sight triangles for motorists. Suggested creating painted curb bump-outs (rather than constructing permanent ones) in coordination with the Township traffic engineer and Essex County. Mentioned working with a company that has implemented similar artistic traffic-calming treatments in South Orange. Explained these painted bump-outs would both beautify the area and improve pedestrian safety at crossings. ~ Explained, using rain ‘gardens, creates a landscaped buffer between the parking lot and the sidewalk Said this landscaped edge provides tree canopy, serves as a living screen between pedestrians and parked vehicles, and makes walking along Main Street more attractive. Introduced loading operations,’ explained that the team extensively researched "last-mile" delivery practices because the issue arises in many municipalities. Referenced several sources studied during the design process: o A Montgomery County, Maryland case study o New York City's freight parking policy research o A publication by’Nan Chen, Smart Solutions for the Loading Zone Revenue Dilemma Summarized the research findings: o Off-street loading works well for industrial uses or long-duration deliveries. o For short 20-30 minute "last-mile" deliveries, dedicated on-street loading zones ("smart loading zones") are generally considered better urban planning solutions Explained that the largest delivery vehicle expected is a lowboy trailer under 53 feet. Said simulations and videos demonstrate that bringing such a truck into the site's parking lot would require approximately 20 minutes of difficult maneuvering. Described how the truck would need to occupy opposing traffic lanes while maneuvering into the site. Stated that exiting would also be problematic because Essex County does not

difficult maneuvering. Described how the truck would need to occupy opposing traffic lanes while maneuvering into the site. Stated that exiting would also be problematic because Essex County does not permit trucks to reverse onto county roads. Explained another operational issue: during the designated delivery window (approximately 8:00 a.m. to noon), adjacent parking spaces would have to remain vacant because delivery arrival times cannot be predicted precisely. Pedestrian safety concerns with on-site truck loading o Argued that having large delivery trucks enter the parking lot creates a significant pedestrian safety hazard. o Explained that trucks maneuvering through the lot would temporarily block pedestrian circulation for several minutes. Applicant's proposed loading solution o Concluded that a dedicated on-street loading zone is the safest solution for short- duration (20-30 minute) deliveries in an urban environment.

o Explained that this arrangement avoids trucks crossing pedestrian sidewalks during loading. © Acknowledged the disadvantage that approximately four on-street parking spaces would need to be reserved during weekday morning delivery hours (roughly 8:00 a.m. to noon). © Explained that trucks would simply pull alongside the curb, unload for approximately 20 minutes, and depart without encroaching into opposing traffic lanes or performing complicated maneuvers. - Clarified that the project also includes a second loading area for smaller delivery trucks (SU-40 size). - These smaller trucks belong to the owner's supermarket operations, can use the internal loading space via Irwin Place, and may remain on-site longer than the 20-30 minute deliveries. BOARD QUESTIONS - Mr. Guarino asked whether deliveries could instead be moved to the rear of the building. Mr. Mastropietro said they did consider that option. Deferred detailed analysis to the project's traffic engineer. Explained that Irwin Place is a very narrow street and that the required delivery trucks carinot'safely negotiate the necessary turning movements without creating additional complications. - _ Mr. Guarino asked whether the proposed streetscape improvements had been discussed with Essex County because county approval would ultimately be required. Mr. Mastropietro confirmed the team met with Essex County officials. Explained no formal application has yet been submitted because County review will occur after Planning Board approval. - Mr. Guarino asked whether the bollards would be illuminated in a way that would avoid distracting drivers. Mr. Mastropietro responded that lighting would be directed downward and would not be distracting. - Mayor McCartney asked for clarification regarding the proposed on-street loading zone, wanting to confirm whether four parking spaces would be reserved from approximately 7:00 a.m. to noon Monday through Thursday (or a similar schedule), or whether the truck itself would occupy the space only for a 20-30 minute delivery. Mr. Mastropietro confirmed it will be reserved 7:00 a.m. to noon because the arrival time of the truck is unpredictable. The delivery truck itself would generally remain only about 20-30 minutes. - Council president Scarpa asked whether outdoor seating could be incorporated. Mr. Mastropietro responded they had discussed possibly providing seating

uld generally remain only about 20-30 minutes. - Council president Scarpa asked whether outdoor seating could be incorporated. Mr. Mastropietro responded they had discussed possibly providing seating on the mezzanine level. Outdoor seating at ground level is difficult because of parking requirements. If the Planning Board desired outdoor seating, the applicant could consider sacrificing additional parking spaces. - Mr. Alper asked whether reducing the required parking, if the second-floor storage were excluded from parking calculations and protected through deed restrictions, might make it possible to relocate truck loading entirely onto the site. Mr. Mastropietro responded this issue would be more appropriately addressed by the traffic engineer. Their analysis concluded that on-site truck loading would still require trucks to back onto a county road when exiting. - Mr. Alper suggested another possibility if parking requirements decreased sufficiently, perhaps the building footprint could shift enough to allow large trucks to enter from the side street rather than Main Street. Mr. Mastropietro replied that based on his own

calculations, he did not believe sufficient space existed. He would defer to the traffic engineer's expertise. Chairman Bagoff asked whether the applicant was utilizing parking reductions associated with electric vehicle charging stations. Mr. Mastropietro confirmed that the project includes five EV charging stations. Those stations are included in the parking calculations. Ms. Kapferer asked whether the proposed driveway entrance aligns directly with Kling Street. Mr. Mastropietro explained yes, the entrance was intentionally aligned across from the intersecting street. The exit was intentionally relocated to reduce conflicts between entering and exiting vehicles. Ms. Kapferer asked about the bicycle rack located near the parking lot entrance. Mr. Mastropietro explained the bike rack occupies an entire parking space. That parking space could not function properly because Township regulations prohibit parking so close to the property line, where maneuvering would interfere with pedestrians. The space instead becomes a rain garden and bicycle parking area. Ms. Kapferer asked how far the proposed on-street loading zone would be from Irwin Place. Mr. Mastropietro stated they had analyzed that distance but did not remember the exact measurement. BOARD COMMENTS Mr. Guarino raises concerns about truck operations o Explained that despite admiring the design, he has significant concerns regarding truck deliveries and parking. © Noted the site's close proximity to the West Orange Community House, which serves approximately 300-350 children daily through preschool and early childhood programs. co Emphasized that the nearby Main Street crosswalk experiences heavy pedestrian traffic, especially children, and that enrollment is expected to increase in the coming school year. Mr. Guarino discusses Main Street traffic ° Explained that several Planning Board members have worked extensively through the Pedestrian Safety Advisory Board to calm traffic on Main Street. o Referenced the existing "road diet," reducing Main Street to one travel lane in each direction. o Expressed strong opposition to allowing trucks to park on Main Street. o Explained that vehicles would attempt to drive around stopped trucks while children are crossing, creating unacceptable safety risks despite crossing guards and traffic signals. Council President Scarpa reiterated earlier

s would attempt to drive around stopped trucks while children are crossing, creating unacceptable safety risks despite crossing guards and traffic signals. Council President Scarpa reiterated earlier concerns about pedestrian safety because of: ©. The nearby preschool ° Her own familiarity with the area through Washington School © Blind spots created by nearby side streets connecting to Main Street o Encouraged maximizing tree planting wherever possible Chairman Bagoff mentioned that the Planning Board has encouraged supermarkets and similar businesses to provide benches or seating areas o Suggested: a A bench inside or just outside the building. = Coordinating a jitney stop so senior citizens could be dropped off and picked up conveniently.

o Mr. Mastropietro responded that: = The decision ultimately belongs to the owner. = Based on his experience with the owner, he expects they would likely be willing to accommodate such a request. PROFESSIONAL QUESTIONS - Ms. Apte pointed out that the CBD Overlay contains a list of prohibited exterior materials, including: o Corrugated metal. o Mirror-glazed aluminum finishes. - . Ms. Apte asked Mr. Mastropietro to explain why the proposed materials were still being used. Mr. Mastrdpietro responded he frequently requests design waivers when appropriate. Materials themselves are not inherently good or bad; their suitability depends on how they are used. The proposed roofing material is zinc rather than traditional corrugated metal. o Zinc is: mu Sustainable = Low maintenance a Available in many attractive colors a) Well suited to achieving the project's architectural vision Ms. Apte clarified the ordinance prohibits those materials and the applicant would therefore require a design waiver, not a use variance. o Mayor McCartney asked why those materials were originally prohibited. o Ms. Apte explained: a The ordinance likely sought to preserve compatibility with the historic Main Street character - Ms. Apte requested that Mr. Mastropietro walk the Board through: a The floor plan ma Employee access u Bicycle parking a = Internal circulation PRESENTATION - Mr. Mastropietro introduced the Revised Site Plan, Exhibit A2, dated May 26, 2026 - Explained that understanding the site's elevation change is critical: o Main Street is significantly lower than Irwin Place. o The Erwin Place elevation is approximately at the mezzanine level. - Customer level (Main Street): o Primary customer entrance is located on Main Street Open supermarket floor with various shopping departments Rear storage areas for frozen products and related functions Customer restrooms, including ADA-accessible facilities Building code requires two means of egress: = Main Street entrance/exit = Rear exit connected by stairs because of the grade difference - Mezzanine/Erwin Place level: o Employee bicycle parking is located inside the building. o Employees enter from Irwin Place using either: 0000