West Orange Compiled ZBA Application 5 15 24

Public Service Electric and Gas Company Electric Transmission & Distribution – Projects & Construction 4000 Hadley Road, Mail Code 430 South Plainfield, NJ 07080 May 15, 2024 Via Hand Delivery Diana Chandler-Zimmermann, Zoning Board Secretary Township of West Orange Zoning Board of Adjustment 66 Main Street West Orange, New Jersey 07052 RE: PUBLIC SERVICE ELECTRIC AND GAS COMPANY (PSE&G) WEST ORANGE SWITCHING STATION - 26KV LIFECYCLE PROJECT 325 MOUNT PLEASANT AVENUE - BLOCK 155, LOT 26.01 TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY REQUEST FOR PRELIMINARY AND FINAL MAJOR SITE PLAN WITH “C” AND ‘D’ VARIANCE AND WAIVER APPROVAL AND TREE REMOVAL Dear Ms. Chandler-Zimmerman: Public Service Electric and Gas Company (PSE&G) is pleased to submit this application to the Township of West Orange Zoning Board of Adjustment for Preliminary and Final Major Site Plan Approval in connection with upgrades to our West Orange Switching Station located at the above-referenced address. The improvements will bolster the existing 26kV system to increase reliability of service to customers within the Township of West Orange and surrounding municipalities in Essex County. This upgrade is being referred to as the 26kV Lifecycle Project, where the intent is to remove and replace outdated 26kV equipment. In reference to the Township’s Ordinance definition for a “minor site plan” under Section 25-4, PSE&G proposes the installation of equipment “housed” within a prefabricated structure which is greater than 1,000 square feet in floor area. Although the floor area is non-occupiable, it is PSE&G’s understanding that the proposed floor area greater than 1,000 square feet triggers a major site plan review by the Board. Therefore, PSE&G respectfully requests Preliminary and Final Major Site Plan with “C” and “D” Variance and Waiver approval. Present Use, Existing Site Conditions and Zoning The West Orange Switching Station (Station) is located at the northwestern intersection of Mount Pleasant Avenue (State Highway Route 10) and Prospect Avenue (County Route 577) in the Township of West Orange, Essex County, New Jersey. The ladle-shaped parcel is identified as Block 155, Lot 26.01 on the West Orange Tax Map 88 and is approximately 23.36 acres in area. The linear portion of the property to the northwest is PSE&G’s West Orange – Roseland Transmission Right-of-Way (ROW), which

.01 on the West Orange Tax Map 88 and is approximately 23.36 acres in area. The linear portion of the property to the northwest is PSE&G’s West Orange – Roseland Transmission Right-of-Way (ROW), which consists of monopole towers, overhead wires, and an existing vegetation buffer, as well as Marion Drive Substation. The balance of the parcel makes up PSE&G’s West Orange Switching Station, which is the subject of this application. The West Orange Switching Station contains specialized electrical equipment that allows voltage of electricity to be transformed, or “switched”, from transmission voltage to the distribution level and then feed power out to customers. There are three (3) yards – a 230kV yard; a 26kV yard that is the subject of this application; and a 13kV yard (Marion Drive Substation).

Diana Chandler-Zimmermann, Zoning Board Secretary Township of West Orange May 15, 2024 Page 2 The entire property falls within a total of three (3) zones: the O-R Office Research District encompasses the station yard and a portion of the transmission ROW, whereas further to the northwest, the linear portion of the transmission line continues off-site through the adjoining Planned Unit Residential Development (PURD) Zone and R-5 Single Family Residential Zone. The Station consists of several buildings: a multi-story brick building, a one-story control house, and two (2) additional smaller-footprint single-story buildings. The station yards are surfaced with three-quarter inch (¾”) crushed stone and comprises of various spread concrete pad foundations which support outdoor electrical process equipment. The 230kV electrical equipment is secured by an internal eight foot (8’) high chain-link fence. A six foot (6’) high brick and mortar pillar and wrought iron fence secures the remaining property along Mount Pleasant and Prospect Avenues. The site frontage along each roadway includes a considerable amount of landscaping. There are two (2) access driveways which exist along Mount Pleasant Avenue and one (1) access driveway along Prospect Avenue. The Station is bound by office and retail businesses to the north, Mount Pleasant Avenue and a golf course to the south, Prospect Avenue and commercial businesses to the east and office and medical facilities to the west. Detailed Project Scope Use and Physical Changes The Station has been owned and operated by PSE&G as a public utility use at this location for almost 100 years and will remain a public utility use following the completion of the proposed site improvements. The station will continue to be unmanned, with visits by approximately one (1) to two (2) maintenance vehicles biweekly. The existing station yard will remain relatively flat to accommodate the installation of the proposed 2-story 26kV switchgear and additional pieces of electrical process equipment in the southeast corner. These improvements are similar in physical appearance to those which presently exist within the station. A linear stormwater bioretention basin system is proposed to be installed east of the 26kV yard and parallel with Prospect Avenue. Any trees cleared will be replaced with a suitable buffer along Mount Pleasant and Prospect

oretention basin system is proposed to be installed east of the 26kV yard and parallel with Prospect Avenue. Any trees cleared will be replaced with a suitable buffer along Mount Pleasant and Prospect Avenues. Additionally, PSE&G proposes to remove the antiquated perimeter wrought iron fence and replace it with a modern eight-foot (8’) decorative Ameristar fence along Mount Pleasant and Prospect Avenues, and a portion of the western Mount Pleasant Avenue access driveway. Electrical Upgrades in Detail Proposed electrical upgrades to the Station include the addition of a 26kV switchgear and feeder reactors. Cross-sectional views of these structures have been provided on the 26kV Outdoor Substation Sections Sheets 1 and 2. The maximum height of the proposed structures, including 26kV bus supports and lightning finials, are 28 feet and 45 feet, respectively. Additionally, PSE&G proposes six (6) 70-foot-tall lightning masts to protect the new equipment from lightning strikes. The new equipment will be outfitted with external security lighting. Lastly, underground duct work and several manholes are proposed within the front yard, all to remain at or below-grade. Civil Upgrades in Detail (Including Tree Removal) Proposed civil upgrades include the installation of shallow slab and spread footing foundations to accommodate the 26kV switchgear and feeder reactors. The new 26kV switchgear enclosure and new drive paths will be located in the southeast corner of the station yard. A series of small-scale bioretention basins with underdrains will be installed to the east of the 26kV equipment to collect any new runoff and treat it for water quantity and quality. The site grading within the yard will remain consistent with pre-construction conditions. A tree removal and replacement plan is provided to maintain a substantial buffer once the

Diana Chandler-Zimmermann, Zoning Board Secretary Township of West Orange May 15, 2024 Page 3 improvements are in place. Lastly, the existing eastern driveway along Mount Pleasant Avenue is proposed to be slightly reconfigured internally, to provide easier access for vehicles. Temporary Construction Trailers PSE&G will require the temporary use of construction trailers for the duration of the proposed upgrades. Project completion will take approximately three (3) years and is anticipated to be complete by 2028. The Township’s Ordinance Section 25-8.10 stipulates the removal of trailers at the cessation of active construction for a period of thirty (30) days. There will be periods of time in between active construction, due to the nature of the work involved and the need for scheduled outages. PSE&G anticipates the need for up to six (6) trailers, or five (5) trailers and one (1) guard shack located by the Prospect Avenue entrance. If deemed necessary by the Board, PSE&G requests a waiver of strict compliance with this Ordinance requirement. Summary Overview of Variance Relief Requested Use “D” Variance • • Chapter 25 of the Land Use Regulations, Article I: Section 25-7.1: Table of District Regulations Part A does not list “Public Utility Buildings or Structures” as a Permitted Principal Use, Permitted Accessory Use, or a Permitted Conditional Use in the Office Research (O-R) District. Relief is requested for a “d(2)” use variance for expansion of a nonconforming use. Chapter 25 of the Land Use Regulations, Article I: Section 25-7.1: Table of District Regulations Part B allows a maximum permitted height of 2 ½ stories or 35 feet, whereas six (6) 70-foot lightning masts are proposed, when measured to the adjacent finished grade. Relief is requested for a “d(6)” height variance of a principal structure which exceeds the maximum permitted height in the district by more than ten feet (10’) or ten percent (10%). “C(1)” and “C(2)” Variances • Chapter 25 of the Land Use Regulations, Article I: Section 25-7.1: Table of District Regulations Part B requires the following: o A minimum front yard and side front yard setback of corner lots of one hundred feet (100’), whereas the proposed electrical upgrades to the Station include the addition of a 26kV switchgear and feeder reactors at the southwest corner. The existing front yard setback of 285.9 feet along Mount

whereas the proposed electrical upgrades to the Station include the addition of a 26kV switchgear and feeder reactors at the southwest corner. The existing front yard setback of 285.9 feet along Mount Pleasant Avenue is proposed to be changed to 77.9 feet (to the new switchgear enclosure). o The maximum permitted lot coverage is 30%, whereas the existing lot coverage is 41%, based on the Zoning definition of lot coverage which includes impervious surfaces, such as structures, driveways and sidewalks. The lot coverage is an existing non-conformity; which is further being increased to 44%. In order to maintain power to the station at all times, the additional footprint is warranted to accommodate state of the art modern equipment. • In accordance with Ordinance Section 25-8.4, d., fences or walls to be used for screening within all non-residential districts are permitted up to six feet (6’), whereas the proposed perimeter fencing is eight feet (8’). The taller fence meets PSE&G’s modern security standards. Therefore, relief is hereby requested for one (1) “d(2)” variance, one (1) “d(6)” variance, one (1) “c(1)” variance, and one (1) “c(2)” variance. For additional information associated with the reasons for relief,

Diana Chandler-Zimmermann, Zoning Board Secretary Township of West Orange May 15, 2024 Page 4 please refer to the Requirements for Variances and Reasons for Relief Statement (Planner’s Report), enclosed under Attachment I. Performance Standards The upgrades and expansion to the West Orange Switching Station will improve the public utility system in West Orange for resident utility customers. The Station will be unmanned, with an expected vehicle volume of one or two minivans or light-duty trucks per week to the site, using the proposed internal driveways for temporary parking. No additional parking is needed for the proposed improvements to the Station. There will be no adverse impact to the Township’s performance standards. The Station will not discharge any smoke, fumes, gas, dust, odor or pollutants or waste materials into the air or water, nor will it produce additional glare, vibration, or noise beyond property boundaries. Anticipated Permits & Approvals PSE&G will also be applying to the Essex County Planning Board for a Site Plan Waiver and the New Jersey Department of Transportation for a newly positioned driveway, the Hudson-Essex-Passaic Soil Conservation District for soil erosion and sediment control plan certification, and the Township of West Orange Construction Department for plan review of footings, foundations, structural steel and temporary trailers, including the issuance of building and electrical permits. The New Jersey Department of Community Affairs (NJDCA) has removed utility substations from their listing of reviewable activities under N.J.A.C. 5:23-3.11. In support of our application and in accordance with submission requirements, enclosed please find one (1) original and five (5) copies of our Site Plan Application and supporting documents as well as applicable fee checks made out to the Township of West Orange. Additional copies of the application package will be submitted as instructed by the Township of West Orange staff. This information is being submitted in the form of a Report Package, which specifically includes the following: Application Report • Attachment A - Township of West Orange Zoning Board Application Form and Supporting Documents a. Completed Zoning/Planning Application b. Ownership Disclosure Form c. Affidavit of Ownership d. Checklist of Required Items: “C” and “D” Applications Interpretations and Appeals e.

orting Documents a. Completed Zoning/Planning Application b. Ownership Disclosure Form c. Affidavit of Ownership d. Checklist of Required Items: “C” and “D” Applications Interpretations and Appeals e. Site Plan Checklist Form f. Sustainability Checklist Form • Attachment B - List of Requested Submission and Design Waivers • Attachment C - List of Property Owners Within 200 Feet, dated November 29, 2023 and List of Utilities • Attachment D – Property Documents o Proof of Taxes Paid through May 31, 2024 o Property Deed dated July 16, 1928 o West Orange Switching Station Property Record Map dated January 25, 1989

Diana Chandler-Zimmermann, Zoning Board Secretary Township of West Orange May 15, 2024 Page 5 • Attachment E - Escrow, Application and Digitizing Fees a. Fee Breakdown Summary Table (as per Fee Schedule at Sections 25-55 and 25-56) b. Escrow Deposit: Check No. 4000488783, dated 5/3/2024 in the amount of $2,500.00 (copy not provided in reports); c. Escrow Deposit: Check No. 4000488219, dated 4/19/2024 in the amount of $750.00 (copy not provided in reports); d. Preliminary Site Plan Application Fee: Check No. 101901296, dated 4/22/2024 in the amount of $1,500.00 (copy not provided in reports); e. Final Site Plan Application Fee: Check No. 101901291, dated 4/22/2024 in the amount of $750.00 (copy not provided in reports); f. “D” Variance Site Plan Application Fee: Check No. 101901292, dated 4/22/2024 in the amount of $700.00 (copy not provided in reports); g. “C” Variance Site Plan Application Fee: Check No. 101901293, dated 4/22/2024 in the amount of $500.00 (copy not provided in reports); h. Digitizing Fee: Check No. 101901294, dated 4/22/2024 in the amount of $500.00 (copy not provided in reports); i. Tree Removal Application Fee: Check No. 101901295, dated 4/22/2024 in the amount of $300.00 (copy not provided in reports); and j. One (1) original W-9 Form (copy not provided in reports). • Attachment F - Copy of Prior Resolutions of Approval: ZB-06-40 dated 1/22/2007 and SP 030117/43-G-64 dated 2/14/2017 • Attachment G - COAH Form: NJ Non-Residential Development Fee Certification / Exemption • Attachment H - Tree Removal and Replacement Application • Attachment I - Requirements for Variances and Reasons for Relief Statement (Planner’s Report), prepared by Noreen Merainer, PP, AICP, PMP, Licensing Project Manager of PSE&G, dated May 10, 2024; • Attachment J - Stormwater Management Report, prepared by Michael Blake, PE, of Burns & McDonnell, dated May 9, 2024; • Attachment K - PSE&G West Orange Photosimulations • Attachment L - Ameristar Impasse II Fence Brochure • Attachment M - Development Plans o o o o o o o o o o Boundary & Topographic Survey – Sheet 1 of 3, dated 5/2/2024; Boundary & Topographic Survey – Sheet 2 of 3, dated 5/2/2024; Boundary & Topographic Survey – Sheet 3 of 3, dated 5/2/2024; Overall Site Plan – Sheet 1 of 3, dated 5/2/2024; Site Plan – Sheet 2 of 3, dated 5/2/2024; Site Plan – Sheet 3 of 3, dated 5/2/2024; Dwg.

Boundary & Topographic Survey – Sheet 3 of 3, dated 5/2/2024; Overall Site Plan – Sheet 1 of 3, dated 5/2/2024; Site Plan – Sheet 2 of 3, dated 5/2/2024; Site Plan – Sheet 3 of 3, dated 5/2/2024; Dwg. TR-01, Tree Removal Plan, dated 12/22/2022; Dwg. TR-02, Tree Removal Notes & Details, dated 12/22/2022; Dwg. TR-03, Tree Removal Notes & Details, dated 12/22/2022; Dwg. L-01, Landscape Plan, dated 12/22/2022;