Draft_October 2025_West Orange_HEFSP_with Appendices

13. 14. 15. 16. 17. 18. setback requirements, exceeding the total side yard requirement by over 10 feet, thus mitigating any impacts to adjacent properties from the increase in building coverage. In terms of the maximum lot coverage, the project is seeking relief for the proposed 57.9% lot coverage where a maximum of 55% is permitted. The proposed building design provides access to the front using from the front entrance on Tompkins Street, and access to the units in the rear of the building from a separate side entrance and walkway from the north side yard. The proposed side entry will be at-grade allowing for ADA access to the units in the rear of the building. In addition, there is a walkway in the south side yard that leads to an opposite side entrance from the south side yard where the proposed trash area is located. The proposed project provides landscaped areas throughout the property except for the necessary walkways to accommodate the additional coverage and provides two new street trees. In terms of the minimum rear yard setback, the project is seeking relief for the proposed 13.9-foot rear year setback where a minimum of 30 feet is required. The rear yard of the subject property abuts the rear yard of Lots 16 and 18 that front onto Valley Road, which are in the Retail Business (B-1) District. Lot 18 is developed with a mixed-use building and Lot 16 is developed with a residential building. The rear of the proposed building is stepped down to 2 stories compared to the majority of the building with 3 stories. This design further reduces impacts from the rear yard variance on the adjacent property. In addition, the project is proposing a vinyl-fence surrounding the property to buffer the two properties. The benefits of the increased side yard setback providing for greater light and air between the adjacent residential properties would substantially outweigh the reduced rear yard setback adjacent to the B-1 District properties. Granting the requested variances will guide the appropriate use and development of the Property in a manner that will promote the public health, safety, and general welfare consistent with N.J.S.A. 40:55D2.c through the provision of adequate light, air, and open space. The project is proposing a permitted density in the R-M District, and therefore is promoting the establishment of appropriate population densities and

rovision of adequate light, air, and open space. The project is proposing a permitted density in the R-M District, and therefore is promoting the establishment of appropriate population densities and concentrations that will contribute to the wellbeing of persons, neighborhoods, communities; consistent with N.J.S.A. 40:55D-2.e. The proposed project will promote a more desirable visual development techniques consistent with N.J.S.A. 40:55D-2.i. by developing the vacant lot with a new multi-unit affordable building that will improve the streetscape. Granting the variances will not result in a detriment to the general welfare. The project will be improving a vacant lot. The proposed project will provide for adequate light, air, and open space. The architectural style of the proposed building is consistent with the adjacent residential development and the character of the neighborhood. The proposed project will add new street trees.

19, In addition, granting the variances will not result in substantial impairment to the zone plan or the zoning ordinance. The proposed building is a permitted use and will comply with front yard setback and exceeds the side yard setbacks required in the zone. 20. The requested variances are justified and meet the positive and negative proof standards and therefore can be granted. NOW THEREFORE be it resolved by the Planning Board of the Township of West Orange that the application of Tompkins Street Apartments Urban Renewal, LLC for property located at Tompkins Street; Block 6, Lot: 36.01; R-M Zone, is determined as follows: = The Board grants the following bulk variance relief pursuant to N.J.S.A. 40:55D-(c)(2): Bulk Standard Required Proposed 25-7.1 Max. building _ 2.5 stories/35 feet 3 stories/38 feet height 25-7.1 Min. rear yard 30 ft. 13.9 ft. 25-7.1 Max. building 40% 45.3% coverage 25-7.1 Max. lot coverage 55% $7.9% 25-12.2a.1 Min. parking 35 0 spaces 2. Preliminary and final site plan approval is granted pursuant to N.J.S.A. 40:55D-46 and 50. AND IT IS FURTHER RESOLVED that the above approval is subject to the following terms and conditions: 1. The Applicant shall comply with all applicable Township, County, State and Federal laws, ordinances, regulations and directives, including without limitation, obtaining all applicable local, state and federal approvals and/or permits. Without limitation of the foregoing, prior to the signing of the approved site plans, and prior to the commencement of any land disturbance or construction, the Applicant shall submit to this Board, with a copy to the Board Engineer, proof that it has obtained all required governmental approvals. 2. If another governmental entity or agency grants a waiver or variance affecting the plans and/or exhibits submitted by the Applicant, this approval or the conditions attached to it, then the Applicant shall re-apply to this Board respecting the same and this Board shall have the right to view that issue as it relates to this approval and these conditions and modify and amend same, if appropriate. 3. In the event that any other required regulatory approval conflicts with the terms and conditions hereof, or materially alters the same, or the terms and conditions hereof are materially altered by any change in applicable law or regulation other than those municipal regulations for

and conditions hereof, or materially alters the same, or the terms and conditions hereof are materially altered by any change in applicable law or regulation other than those municipal regulations for which change is prohibited by the Municipal Land Use Law (MLUL), or in the event Applicant or its

successors or assigns construct or attempt to construct any improvement in conflict with or in violation of the terms of this approval, the Board hereby reserves the right to withdraw, amend or supplant the instant approval. 4. All construction, use and development of the property shall be in conformance with the plans approved herein, all representations of the Applicant and its witnesses during the public hearing, all exhibits introduced by the Applicant, and all terms and conditions of this resolution. 5. The Applicant shall pay all outstanding taxes, tax liens, application fees and technical review fees, as well as any inspection fees that may be required hereunder. The Applicant shall pay any additional fees or escrow deposits which may be due and owing within thirty (30) days of notification or this approval shall be deemed withdrawn. 6. All notes included in the approved plans, including notes required by this Resolution, shall be deemed conditions of approval having the same force and effect as conditions expressly set forth in this Resolution. 7. Applicant shall list all conditions of approval onto final site plan submission. 8. Applicant shall obtain all necessary approvals pertaining to water and sewer utilities and soil conservation districts. 9. Applicant shall comply with all recommendations found in the 4/29/21 letter of the Board’s Engineer, excepting the differences that were addressed at the public hearing with respect to Sections 22 and 23; specifically, that landscaped screening shall not be provided on the west side of the building, and that mulch will be provided in lieu of the ground cover identified in section 23. 10. Applicant shall provide for an additional Electric Vehicle Charging station if necessary and appropriate. 11. Applicant shall comply with all comments and recommendations with the Planning Director's Memorandum dated April 29, 2021. 12. Applicant shall lower the height of the outdoor lighting fixtures to seven (7) feet. 13. Applicant shall work in good faith with the Township in order to supply a handicap parking spot on Tompkins Street. 14. Applicant shall comply with all commitments made in its sustainability checklist submission. 15. Applicant shall work with the Township to supply a street address for the project and thereafter provide a street address sign in accordance with the Township’s

stainability checklist submission. 15. Applicant shall work with the Township to supply a street address for the project and thereafter provide a street address sign in accordance with the Township’s Ordinances. 16. Applicant shall provide a rain barrel for watering on site.

17. Applicant shall provide clear signage with respect to the location of the water connection service room vault and shutoff valve. 18. Applicant shall work with the Township’s Engineer and public safety officials as to whether an appropriate loading space can be designated in the street in front of the building. 19. Applicant shall ensure that trash is picked up in an adequate manner. 20. Applicant shall address all future needs for additional parking by providing such parking at appropriate locations within walking distance of the subject property. 21. Applicant shall record appropriate deed notice(s)/easement(s)/right(s) of way with respect to all parking arrangements between the Township and the Applicant concerning separate property. The undersigned secretary certifies the decisions set forth herein was made by this Board on May 5, 2021 and memorialized herein pursuant to N.J.S.A. 40:55D-10(g) on June 2, 2021. , Acting Board Secretary

Vote on Action Taken by the Board on May 5, 2021 BOARD MEMBER MOTION SECOND AYE NAY ABSTAIN ABSENT x Bagoit (ch) Guarino Johnson Trenk Smeraldo Klein McCartney MeNair Wilkes (V.Ch) Vote on Memorialization on June 2, 2021; BOARD MEMBER MOTION | SECOND AYE NAY ABSTAIN ABSENT Bagoff (Ch.) "a Klein McCartney McNair x Pe pe [> Wilkes (V.Ch) 10

APPENDIX J Stonehill Site Documentation

Township of West Orange 66 Main Street West Orange, NJ 07052 973-3254112 Block: 155 __ Lot: 42.02 _ Qualification Code: Work Site Location: 1000 EXECUTIVE DRIVE WEST ORANGE Owner in Fee: GREEN ESSEX PARTNERS Address: 1000 EXECUTIVE DRIVE Telephone: Agent/Contractor: Address: Telephone: Lic. No./ Bldrs. Reg.No.: WEST ORANGE NJ 07052 973 640-0973 BUILDERS AT ESSEX GREEN 16 MIROLAB ROAD LIVINGSTON NJ 07039 973 640-0973 87-260447 Federal Emp. No.: [X] CERTIFICATE OF OCCUPANCY This serves notice that said building or structure has been constructed in accordance with the New Jersey Uniform Construction Code and is approved for occupancy. { ] CERTIFICATE OF APPROVAL ‘This serves notice that the work completed has been constructed or installed i in accordance with the New Jersey Uniform Construction Code and is approved. If the work, this certificate was based upon what was visible at the time of inspection. i Le f TEMPORARY CERTIFICATE OF OCCUPANCY/COMPLIANCE If this is a temporary Certificate of Occupancy or Compliance, the following conditions must be metno later than or will be subject to fine or order to vacate: iG ree iofre/oy4 ‘Thomas Biondi Jr Construction Official U.C.C 260 (rev. 5/03) ‘was issued for minor CERTIFICATE IDENTIFICATION Date Issued: 12/12/2024 Control #89011 Permit #: 20220205 Home Warranty No: Type of Warranty Plan: [ ] State[ ] Private Use Group: M Maximum Live Load: Construction Classification: Maximum Occupancy Load: Certificate Exp Date: Description of Work/Use: FOOTING AND FOUNDATION BUILDING A Update Desc. of Wk/Use: CONSTRUCTION OF 304 RESIDENTIAL APARTMENTS ( BLDG. A) , UNDERGROUND PLUMBING-BLDG A, UNDERGROUND CONDUIT- BLDG A, UNDERGROUND PLUMBING- GARAGE, , RADIO COMMUNICATOR ON FACP , EXTEND TCO UNITS (200-226), (320-333), (420-434, 4608461), (510-524, 570&571) & (600-607 ,653&654), EXTEND TCO UNITS (100-109) (200-226) (300-333, 334-336) (400-434, 437-440, 441-461) (500-571) (600-654) (700-740) Hemi | CERTIFICATE OF CLEARANCE-LEAD ABATEMENT 5:17 This serves notice that based on written certification, lead abatement was performed as per NIAC 5:17, to the following extent: [1] Total removal of lead-based paint hazards in scope of work [J Partial or limited time period(__ years); sce file CJ CERTIFICATE OF CONTINUED OCCUPANCY This serves notice that based on a general/smoke/carbon detector inspection