June 10, 2026 Planning Board Special Meeting Minutes.

Mr. Malanga asks whether Jarmel considers the proposed building a luxury building, and if so, what are the elements of a luxury building. Mr. Jarmel says yes and identifies amenities as a general characteristic of a luxury building. Mr. Malanga asks whether ceiling height is an amenity and whether an 8-foot-4-inch ceiling is indicative of a luxury space. Mr. Jarmel says ceiling height is not necessarily an amenity Mr. Malanga references the March 13 planning report's discussion of several triangular- shaped one-bedroom units adjacent to the amenity space and asks about the distance between the windows of those units. Mr. Jarmel states that the distance between the windows is 10 feet. Mr. Malanga asks whether having only 10 feet between apartment windows is indicative ofa luxury space. Mr. Jarmel says the term luxury is subjective. Mr. Malanga asks about the location of the lounge, club room, and gym due to The Heyer Gruel report critiquing the location. Mr. Jarmel explains that he does not recall the exact original concern about the location but believes the planner was seeking additional information about what activities would occur in those rooms. He says the applicant supplemented the submission with drawings and an exhibit showing the room layouts and amenities. Mr. Malanga asks whether Mr.\Jarmel considers it a good design to place apartments next to a lounge, club room, and gym. Mr. Jarmel says yes. Mr. Malanga asks whether residents in the adjacent apartments could be affected by noise. Mr. Jarmel says he doés not believe they will be affected because the walls will be insulated and the amenity rooms will have established hours of operation. Micaela Bennett, Old Indian Road, notes for the record that during a previous attempt to participate, she had asked questions similar to Mr. Malanga's and was disconnected and forced to log back in. She says she wants the issue documented in case the same thing happened to other members of the public. Ms. Bennett asks why 95 units is the appropriate number for the site rather than a lower number such as 60, 70, or 80. Mr. Jarmel says that 95 units fits well on the site. He also says the distribution of units is beneficial because the high percentage of one-bedroom units reduces the number of families and school-aged children, which he says has been a concern raised by members of the public. He adds that a

is beneficial because the high percentage of one-bedroom units reduces the number of families and school-aged children, which he says has been a concern raised by members of the public. He adds that a greater number of units also produces more affordable housing units, helping West Orange meet its affordable housing plan. Ms. Bennett asks whether the number of units and associated parking requirements result in stacked and tandem parking. Mr. Jarmel confirms that they do and says the parking is designed to meet the Residential Site Improvement Standards (RSIS) Ms. Bennett asks whether the proposed property differs from 555 Northfield because water runs underneath the proposed site, whereas at 555 Northfield the water runs behind the property. Mr. Jarmel says he did not comment on the water at 555 Northfield and is not familiar enough with that site to know where the water runs. Ms. Bennett asks whether Mr. Jarmel believes it is safe to construct a four-story building above the culvert and whether he knows when the culvert was installed. Mr. Jarmel says he does not know when it was installed but says it has been inspected and reported to be in excellent condition. Ms. Bennett asks what material the culvert is made from. Ms. Jarmel says it is reinforced concrete. Ms. Bennett asks whether concrete has a life expectancy and whether it can eventually deteriorate. Mr. Jarmel agrees that it can. 21