4 15 26 WO PB Draft Minutes

9 ○ Applicant may provide an easement to the township for inspection and maintenance access. ○ The culvert conveys flows from Turtle Brook through the property and downstream toward the Rahway River. ○ No existing stormwater management system currently exists on-site. ○ Runoff currently sheet-flows across the parking lot into drains feeding the culvert. ○ The site also receives off-site runoff from neighboring properties and uphill areas. - In regards to utilities, existing public water, sewer, gas, and electric service already serve the site. - The existing building and parking lot would be demolished. - The existing culvert would remain undisturbed. - The applicant seeks preliminary and final major site plan approval for a mixed-use development. - Proposed building: ○ Four-story mixed-use building ○ Approximately 44,541 square feet footprint ○ 95 residential units total: ■ 68 one-bedroom units ■ 22 two-bedroom units ■ 5 three-bedroom units ○ Ground-floor commercial space: ■ Revised to 1,250 square feet - Ms. Moore emphasized that the project satisfies conditional-use standards: ○ Minimum lot area requirement: ■ Required: 5,000 sq. ft. ■ Provided: over 110,000 sq. ft. ○ Minimum street frontage: ■ Required: 50 feet ■ Provided: approximately 440 feet on Northfield Avenue - Total proposed parking is 165 spaces. This includes 6 ADA-accessible spaces. - Parking configuration includes: ○ 16 dual stacked parking units ○ Tandem parking spaces in several areas of the site - Mr. Facchino noted that the number of tandem spaces had been reduced through revisions. - Retail parking requirement is 6 spaces required for the proposed commercial component. - EV charging: ○ 27 EV charging spaces required under state law. ○ Charging stations placed primarily outdoors to address fire department concerns. ○ One ADA-accessible EV charging space would be relocated near an accessible parking stall under the building to comply with state requirements. - Mr. Facchino stated the project meets the parking requirement exactly with 165 spaces after applying EV parking credits. - Two gated access points are proposed: ○ One at the Northfield Avenue entrance ○ Another inside the building area - In regards to gate operations, it will be activated through technology such as key fobs or barcode readers. - Emergency access: ○ Gates integrated with building security systems.

10 ○ Police and fire departments would receive access codes. ○ A Knox Box would be installed for emergency building entry. - Building height variance: ○ Ordinance permits 35 feet ○ Proposed height: 38.5 feet - The proposed building will also have a front yard variance: ○ Northfield Avenue: ■ Proposed setback: 2.6 feet ○ Sheridan Avenue: ■ Proposed setback: 0.4 feet ■ Required: 25 feet - Building coverage variance: ○ Ordinance permits 40% building coverage. ○ Proposed: 40.41%. - Mr. Facchino additionally discussed “effective lot area” calculations under the steep slope ordinance: ○ Total lot area: 110,205 sq. ft. ○ Effective lot area after excluding steep slopes: 84,123 sq. ft. - Mr. Facchino explained that if the “effective lot area” calculation is used instead of the total property area: ○ Building coverage would be 53% instead of 40.41%. ○ Impervious coverage would be 33.77% instead of 63.94%. - He stated that the site already has an existing impervious coverage variance: ○ Existing impervious coverage is 69.21%. ○ Proposed impervious coverage would be reduced to 63.94%. - He noted that the project still requires variance relief, and the planner would later provide additional testimony regarding those variances. - Mr. Facchino described the circulation design for the property: ○ Two main driveway entrances are proposed from Northfield Avenue. ○ The existing western driveway would remain in approximately the same location. ○ A new eastern driveway would be added near the easterly property line. - The new eastern driveway would be only about 1.2 feet from the property line. - He explained that separating the drive aisles eliminated the need for a deceleration lane. It also allowed creation of a nice streetscape with lawn areas and sidewalks for pedestrian access around the site. - A variance is required for the second driveway because: ○ The adjacent property is residentially zoned and town-owned. ○ Code requires a 50-foot setback/buffer. ○ The proposal provides only a 1.2-foot setback. - He also noted an existing driveway on Sheridan Avenue would be eliminated. - Vehicles would be able to circulate freely throughout the site. - The eastern driveway would permit only right turns out. - The western driveway would allow right-in, right-out, and left-out movements similar to existing conditions. - Parking aisles would generally be 24 feet wide, meeting

ld permit only right turns out. - The western driveway would allow right-in, right-out, and left-out movements similar to existing conditions. - Parking aisles would generally be 24 feet wide, meeting ordinance requirements. - Some sections widen to 25 feet near ramps. - Parking areas along Northfield Avenue and Sheridan Place would largely be hidden from public view by the building itself. - Mr. Facchino emphasized that placing the building close to Northfield Avenue was intentional to shield parked cars from view

11 - Additional parking details: ○ Standard spaces would be 9 feet by 18 feet. ○ Two compact spaces are proposed at 9 feet by 17 feet and comply with code. ○ Sixteen spaces would be car stackers. - Mr. Facchino explained stackers would be reserved for individual tenants. - Tenants using them would receive operational and safety training. - Ms. Moore added that the stackers are commonly used in other buildings. - Manufacturer-provided safety training would be available for tenants operating them. - Mr. Facchino concluded that: ○ The parking layout complies with ordinance requirements and RSIS standards. ○ A traffic engineer would later testify regarding traffic counts and driveway operations. - He also reiterated that approximately 5,807 square feet of impervious pavement would be removed. Those areas would become landscaped or lawn areas. - Mr. Facchino stated that no dedicated loading zone was proposed because the retail component is below the threshold requiring a loading space. - However, the parking layout allows U-Haul trucks and delivery vehicles to maneuver safely. ○ Move-ins and move-outs would occur only by scheduled appointment with building management. ○ Building staff would coordinate parking and staging locations to minimize inconvenience. - On Sheet C950, turning movement exhibits demonstrated: ○ Passenger vehicles and small U-Haul trucks could circulate through the site. ○ A small garbage truck could access the lower level, load from trash rooms, and exit safely. - Trash pickup frequency was expected to be approximately once or twice per week initially. - Mr. Facchino explained that existing drainage patterns would remain substantially unchanged. - Stormwater currently sheet-flows downhill into the property and then into an existing culvert system. - A small masonry retaining wall is proposed: ○ Located on the northwest side of the building. ○ Maximum height approximately 2 feet. ○ Intended primarily to provide emergency pedestrian egress access. - Existing elevations along property lines would largely remain unchanged. - He emphasized the project avoids disturbing steep slope areas. - The building was designed to fit the natural topography. - Parking lot grades already run slightly above 5%, and those conditions would generally be maintained. - The split-level parking configuration was described: ○ Lower-level parking with a ramp leading to

arking lot grades already run slightly above 5%, and those conditions would generally be maintained. - The split-level parking configuration was described: ○ Lower-level parking with a ramp leading to upper-level parking. ○ The design responds directly to the sloping terrain. - Mr. Facchino described the landscaping plan as generous in both quantity and variety of plantings. - He stated earlier versions of the design removed more trees in steep slope areas. ○ The revised design avoids removing trees within the steep slope section. - Total tree impacts: ○ 27 trees would be removed.

12 ○ Most removed trees are near the bottom of the slope and reportedly in poor condition. - Tree replacement plan: ○ Ordinance requires replacement of 51 trees. ○ The applicant proposes 51 new trees. - Proposed landscaping includes: ○ 6 trees along Sheridan Avenue ○ 41 additional trees along the rear property line to strengthen buffering. - Along Northfield Avenue, large shade trees were avoided due to overhead wires and underground utilities. - Instead, the plan emphasizes lawn areas and extensive shrub plantings. - Mr. Facchino stated the landscaping goal was to create a nice streetscape experience along Northfield Avenue and Sheridan Place. - Proposed plantings overall: ○ 51 new trees ○ 201 shrubs ○ 6 shrub varieties - He acknowledged another ordinance requirement: ○ Parking lots with 30 or more spaces require one tree per 10 spaces. ○ This would require an additional 16 trees. - The applicant agreed to work with the township forester. Either plant the additional trees or contribute payment in lieu if approved by the township. - Mr. Facchino explained that the project qualifies as a “major development” because disturbance exceeds one-half acre. - Despite reducing impervious coverage by about 5,807 square feet, full stormwater analysis was still required. - The project’s stormwater strategy focuses on non-structural best management practices: ○ Minimizing underground infrastructure that is difficult to maintain ○ Maintaining existing drainage patterns ○ Minimizing land disturbance ○ Preserving native vegetation ○ Increasing landscaping for infiltration and recharge benefits - Stormwater analyses were conducted for: ○ 2-year, 10-year, and 100-year storm events. - Results showed: ○ Reduced runoff rates and volumes at both design discharge points: ■ The culvert crossing Sheridan Place. ■ A discharge area toward Northfield Avenue. - Groundwater recharge requirements do not apply because impervious coverage is being reduced. - Water quality improvements: ○ Reduced paved surface area. ○ Increased roof area, which generates cleaner runoff than parking surfaces. - Mr. Facchino requested a waiver from ordinance section 2529.4S2, which requires on- site retention of one-half of the projected two-year storm. - He argued the project already reduces two-year storm runoff volumes by approximately 1,691 cubic feet (about 12,000 gallons). ○ The proposal satisfies the

f one-half of the projected two-year storm. - He argued the project already reduces two-year storm runoff volumes by approximately 1,691 cubic feet (about 12,000 gallons). ○ The proposal satisfies the intent of the ordinance through overall runoff reduction. - Additional storm infrastructure:

13 ○ Storm inlets and manholes would convey roof and pavement runoff to the existing culvert system. ○ Roof drainage would connect into specific storm pipes identified on the utility plan. - Mr. Facchino reviewed the lighting design: ○ Combination of pole-mounted, wall-mounted, and ceiling-mounted lighting. ○ Parking garage lighting similar to standard parking deck lighting. - Lighting characteristics: ○ Full cutoff fixtures ○ Downward-directed illumination ○ LED fixtures capable of nighttime dimming for security purposes - Light spill: ○ Generally minimized along property lines. ○ Most areas remain well below the township maximum of 0.5 foot-candles. - He acknowledged one issue where along the easterly property line, light spill reached approximately 0.89 foot-candles. - Mr. Facchino committed to revising the lighting design to bring it into compliance. - The site would continue to use: ○ Public sewer ○ Public water ○ Gas ○ Electric service - Mr. Facchino stated utilities are readily accessible along adjacent roadways, simplifying connections. - Mr. Facchino added testimony regarding another required variance, a residential zone buffer variance. - He explained: ○ Existing buffer is currently approximately 13 to 13.5 feet ○ Proposed condition would improve the buffer to about 24.5 ○ Further east, the buffer widens to 34 feet and eventually exceeds the required 50 feet. - He emphasized the proposal significantly improves existing conditions. Chairman Bagoff announced a 10-minute break. BOARD QUESTIONS - Chairman Bagoff asked if there is going to be anything on the roof of the building. Mr. Facchino deferred detailed discussion to the architect but stated only mechanical equipment is anticipated. - Mr. Guarino asked Mr. Noborine whether the fire department had fully reviewed the site plan and had concerns about apparatus access. Mr. Noborine responded that he is unsure whether a complete review had occurred. He knows the fire official had reviewed aspects related to EV charging station placement. He personally had questions regarding access and the height of the parking structure. - Mr. Guarino asked whether the applicant had reviewed West Orange’s Complete Streets requirements and emphasized that the township prioritizes walkability and pedestrian safety. Mr. Facchino stated he has not. - Mr. Guarino asked how they are going to address reducing the sidewalk

ets requirements and emphasized that the township prioritizes walkability and pedestrian safety. Mr. Facchino stated he has not. - Mr. Guarino asked how they are going to address reducing the sidewalk from 4 feet to 2 feet, which in his opinion isn't an accessible and safe access for pedestrians and residents

14 on a major roadway. Mr. Faccino clarified that the 2.6-foot dimension referred to the building setback from the property line, not the sidewalk width. The sidewalk itself would remain a standard 4-foot-wide sidewalk within the public right-of-way. - Mr. Guarino asked if the access coming out of the property will direct the traffic to make a right-hand turn and not a left-hand turn. Mr. Facchino confirmed yes. - Mr. Guarino asked regarding water runoff and eliminating impervious coverage, where would that excess water go during a major storm. Mr. Facchino stated they are keeping the drainage patterns the way they are. The majority goes out to Northfield Avenue, and then the remainder goes out within the covert. - Mr. Guarino asked regarding the car stack parking, will new tenants receive training to use those apparatus. Mr. Faccino stated they will receive training. They will not receive the key fob to operate the machinery unless they’re trained. - Mr. Guarino asked regarding the commercial area, will delivery trucks be guided onto the property. Mr. Facchino stated they will enter the driveway through the westerly side. - Mayor McCartney asked regarding the culvert running east to west and there being a proposed building over the culvert, does DEP or any other agency have to get involved. Mr Facchino stated he doesn’t believe so since it’s unknown who the owner of that culvert is. If it's town-owned, he believes they would be responsible for that pipe. ○ Mr. MacNeil added that since it's not an environmentally constrained area, they would not have to review in this case. However, the building department will need to review this at a later stage of the project - Mayor McCartney asked to clarify the lift regarding the tandem spaces. Mr. Facchino stated the car will drive in, be lifted up one level, and then another car can park directly underneath it. - Mayor McCartney asked if they will be assigned parking to the tenants. Mr. Facchino confirmed yes. - Mayor McCartney asked where the trash or recycling receptacles would be. Mr. Facchino stated the architect will show the trash rooms and recycling areas. - Mayor McCartney relayed comments from the township historian regarding a historic Pullman railcar located on the property. McCartney asked whether the railcar could be preserved rather than demolished. Ms. Moore stated she would discuss preservation