June 10, 2026 Planning Board Special Meeting Minutes.

Mark asks whether any additional requirements apply because of the property's proximity to South Mountain Reservation. Mr. Jarmel says that, from a building-code or zoning perspective, he is not aware of any Sacha Eaton, 62 Lenox Terrance, asks to display the elevation/section showing the proposed building from Sheridan, looking east toward the houses at the top of the slope and asks about the actual height of the building, noting that the elevation identifies it as 48 feet. Mr. Jarmel explains that building height can be confusing because municipalities in New Jersey measure height differently. He points to the sea-level elevations on the drawing and explains that the roof is approximately 48 feet above the entryway elevation at Northfield. Ms. Eaton explains that her house is on the east side of the property, on the north side and at the top of the slope. She is concerned that the proposed building appears to be above the level of the houses and questions whether the proposed trees would actually reduce noise or the visual impact of the building. Mr. Jarmel responds that the roof of the proposed building is slightly below the roof of the house shown in the section, while also noting that there is already dense vegetation in the area. Ms. Eaton explains that because she lives on top of a hill, she sees the existing trees every day, but because they are deciduous, she has a completely clear view of the lot during the winter. She also says she doés not think the proposed building fits the architectural style of the neighborhood and asks Jarmel how he would characterize its style. Mr. Jarmel describes it as a “contemporary suburban multi-family home.” Ms. Baton asks about the culvert and whether the parking garage on the east side will be built below grade. Mr. Jarmel explains that the property slopes approximately 18 to 20 feet from a low point along Sheridan on the west side to the higher east property line. Rather than substantially excavating the property, the project takes advantage of the existing slope to create two levels of parking, one at the lower grade and one at the higher grade, He confirms that the higher parking level will be above ground. Ms. Eaton asks whether the east-side parking garage would require digging into the area where the culvert is located. Mr. Jarmel says no and explains that, if anything, some material would be added to

Ms. Eaton asks whether the east-side parking garage would require digging into the area where the culvert is located. Mr. Jarmel says no and explains that, if anything, some material would be added to level the area. Ms. Eaton asks about the noise level of the 95 HVAC units proposed for the roof. Mr. Jarmel says he does not know the exact decibel level if all of the units were operating simultaneously. Richard Mensah, 68 Sheridan, asks whether the proposed egress door could be moved farther away from his house and closer to Northfield Avenue because there is already considerable foot traffic in the area. Mr. Jarmel explains that the door is a fire stair and fire exit that opens to the street, which is required by building code for exits to open onto a public way. He says it therefore cannot really be moved, but he does not expect it to be used regularly. Mr. Mensah also raises concerns about the loss of his current view once the deciduous trees lose their leaves in the fall and winter, saying that residents will then essentially see the back of the proposed building. Mr. Jarmel states the proposal includes approximately 37 evergreen trees along the hill, which he says would provide additional screening when the deciduous trees lose their leaves. Justin Goldsman asks whether any comparative topography or slope studies were conducted, including in comparison with the nearby Ron Jolyn Apartments. Mr. Jarmel says he is not familiar with the apartments but explains that the project was made smaller because West Orange has a steep-slope ordinance intended to protect slopes from runoff and deterioration.