4 15 26 WO PB Draft Minutes

8 ■ Wildlife habitat - Mr. Facchino introduced several exhibits: ○ Exhibit A1 / E100 ■ An aerial photograph of the site and the surrounding area. ■ Dated April 8, 2026. ○ Exhibit A2 / E200 ■ A proposed site exhibit overlaying the development concept on the aerial image. ■ Dated April 8, 2026. - The previously submitted formal site plan set was also identified: ○ Preliminary and final site plans for “Sofia by Gomes.” ○ Originally dated October 2, 2025. ○ Last revised March 30, 2026. ○ Consisting of 16 sheets. - Surrounding land uses: ○ West: ■ Retail building ■ St. Cloud Elementary School nearby ○ East: ■ Vacant land ■ Turtle Brook running along the easterly property line ○ South: ■ Turtle Back Zoo ■ South Mountain Arena ■ South Mountain Reservation - Existing conditions on the property: ○ One-and-a-half-story masonry building formerly used as a catering hall. ○ A large paved parking lot accommodating about 171 vehicles. ○ Significant steep slope areas occupying the undeveloped rear portions of the property. - Mr. Facchino explained areas with slopes greater than 10% are classified as steep slopes under township code. - The site lies within the B-2 General Business Zone where mixed-use development is permitted. - Adjacent zoning districts: ○ North: R-6 residential ○ East: R-5 residential ○ South: R-1 residential - There is a full movement driveway from Northfield Avenue - Existing nonconformities: ○ Front yard setback along Northfield Avenue: ■ Existing building only 4 inches from property line where 30 feet is required. ○ Sheridan Avenue frontage: ■ Portions of the building extend 3.3 feet into township right-of-way. ■ Other sections are only 3-6 inches from the property line where 25 feet is required. - Stormwater and drainage: ○ A 72-inch culvert runs east-to-west beneath the parking area. ○ Ownership of the culvert is unclear based on title searches.