6 24 26 WO PB Draft Minutes

1 MINUTES TOWNSHIP OF WEST ORANGE PLANNING BOARD MEETING June 24, 2026, 7:30 P.M. The Township of West Orange Planning Board held a special meeting on June 24, 2026, at 7:30 P.M. via virtual ZOOM videoconference. Chairman Bagoff called the meeting to order at approximately 7:30 P.M. He announced that notification of the meeting was given to the Township Clerk, and posted on the Township Bulletin Board, sent to the West Orange Chronicle and the Star Ledger, and posted on the Township’s website calendar. This meeting has been properly noticed to the public in accordance with the Open Public Meetings Act. No new matters will start after 10:30 P.M. PLEDGE OF ALLEGIANCE • Chairman Bagoff requested all persons stand for the Pledge of Allegiance. ANNOUNCEMENTS ● The next Planner Board regular meeting will be held Wednesday, July 1, 2026 at 7:30 p.m. via Zoom. ROLL CALL PRESENT: Chairman Robert Bagoff; Mr. Jerry Guarino; Mayor Susan McCartney; Mr. Lee Klein; Mr. John Cardoza; Mr. Ken Alper; Mr. Christopher Morgan, Sr. ABSENT: Mr. William Wilkes; Mr. Frank Noborine; Ms. Lori Kapferer; Councilwoman Susan Scarpa ALSO PRESENT: Diana P. McGovern, Esq., Planning Board Attorney; Jamilet Baquerizo Vite, Planning Board Secretary MINUTES & RESOLUTIONS 4-15-26-WO-PB-Draft-Minutes Motion: Chairman Bagoff Second: Mr. Guarino Alper: Y Mayor McCartney: Y Bagoff: Y Morgan: Y Cardoza (Alt.2): Y Noborine: --- Guarino: Y Scarpa: ---

2 Kapferer: ---- Wilkes: --- Klein: Y SWEARING IN ● The Township Professionals: Mr. Ryan MacNeil (Consultant Engineer) and Ms. Apte (Consultant Planner) were sworn under oath. APPLICATIONS ● PB26-04, Orange Prospect LLC 111 Prospect Avenue Block 151 Lot 17.01 Zone B2 The applicant is requesting amended site improvements to the existing approved use, including a reconfigured parking area, circulation, landscaping, lighting, and Phase 2 construction involving additional improvements to the existing building. PRESENTATION - The attorney, Kenneth McPherson, appeared on behalf of Orange Prospect LLC. - Mr. McPherson explained that the property has an approved use, most recently approved in 2025, as a restaurant and venue facility, formerly known as The Manor, ○ Will be known as The Estate in the future, while maintaining the same use as the Manor. - Mr. McPherson states that under application PB25-02, the Planning Board memorialized its approval on June 4, 2025, granting preliminary and final major site plan approval. - That approval included site parking, occupancy, impervious coverage, tree replacement, and related improvements. - Mr. McPherson explains that the current application seeks amended preliminary and final site plan approval for additional renovations to the buildings on the site, ○ As well as a new configuration for the rear parking lot and related circulation, drainage, landscaping, and lighting improvements. - Mr. McPherson states that the applicant is also seeking a soil removal permit and a tree replacement and removal permit for the additional removal of five trees, which will be replaced according to the Township's required ratio. - The applicant is also requesting an extension of time to complete tree replacement that was required under the 2025 approval. - Mr. McPherson says the applicant is seeking variances, to the extent they are determined to be necessary, as well as waivers. - The potential waivers include ○ 50-foot residential buffer ○ The parking row length, because the plan includes a row of 26 spaces where 20 spaces are permitted before a landscape break is required ○ Lighting along the walkway, parking, street, and property line ○ Certain wall and fence standards ○ Certain free-standing sign standards ○ Potentially a waiver under a specific provision of the Township's stormwater retention standards.

3 - Mr. McPherson notes that the stormwater retention provision was discussed with the Board engineer during the SPRAB meeting held on June 9 - The architect and engineer, Mike Petry, entered on the record; he was sworn under oath. He testified to the following: - Mr. Petry begins his presentation with Exhibit A1 Colorized Site Plan. - Mr. Petry explains that the property contains a total of 8.3 acres, with approximately 1,070 feet of frontage along Prospect Avenue and another 166 feet of frontage along Woodland Avenue. - The subject property and the hotel parcel to its right are both located in the B2 Zone. - Mr. Petry explains that the properties to the rear, along Seaman Road and Deerfield Drive, are in the R6 Zone. - Mr. Petry emphasizes that the hotel property contains an easement providing 124 parking spaces for the exclusive use of the restaurant and catering facility. ○ He explains that this easement was established as part of the approvals for the hotel decades ago. - Mr. Petry states that he has worked with the Knowles family on this property and their other properties since 1985. - During that time, he has prepared all of the site plans for both the restaurant and catering facility and the hotel. - Mr. Petry explains that he was involved in the 1993 application process when the subdivision separating the two uses was developed. - Mr. Petry also describes his involvement with the two-phase renovation of the Manor. - He developed the concept plans and final plans and worked with Harry Knowles, his sons Kurt Sr. and Wade, and two of his grandchildren, Kurt Jr. and Carrie, on the build-out of the improvements. - Mr. Petry explains that the first phase of the renovation, which included the installation of the first elevator serving the facility as well as the first-floor lobby and lounge areas, was approved by the Technical Review Committee in 2012. - Mr. Petry states that the last full Planning Board application was in 2013 for the second phase of the renovation. - That phase included a rooftop addition containing a small banquet room on the second floor that overlooked the gardens in front of the property, Prospect Avenue, and the reservation. - Mr. Petry explains that the 2013 approval also included a second phase that has not yet been implemented but was reviewed and approved by the Board. ○ That portion involved changing part of the carriage house

y explains that the 2013 approval also included a second phase that has not yet been implemented but was reviewed and approved by the Board. ○ That portion involved changing part of the carriage house from residential use to serve the à la carte dining area on the first floor. - Mr. Petry notes that the more current approvals for the space reference a 1996 Planning Board approval, which limited the restaurant and banquet facility to a maximum occupancy of 1,404 people and provided for a total of 434 parking spaces. ○ Of those 434 spaces, 124 spaces are part of the easement located on the hotel property. - Mr. Petry explains that in May 2025, the applicant appeared before the Board with the first phase of the renovation plan for the Estate. - That phase included renovation of the front portion of the building, generally from the entrance toward the east. - Mr. Petry says the 2025 work also included renovation of the front courtyard where the fountains are located, renovation of the front parking lot, and changes to the two driveways.

4 - Mr. Petry refers to SP3, explaining that the colorized version of that plan will be identified as A2. - Mr. Petry explains that under the first-phase plan, the entry driveway remained generally in the same location but was changed at the entrance. - A portico was added in front of the building as part of that approval. - The exit driveway was realigned to create a flatter area at the top. - Mr. Petry states that the front parking lot was reconfigured with landscape islands. ○ Despite reducing the impervious area, the applicant actually increased the number of striped parking spaces within the lot. - Mr. Petry recalls that the Board also approved regrading the courtyard around the fountains so that people could walk directly from the existing front portion of the facility into the patio in an ADA-accessible manner. - Mr. Petry explains that the applicant had told the Board during the first phase that it had a second phase in mind. ○ However, the applicant needed to move the first phase forward quickly because of issues affecting the front of the property. ○ After receiving the Board's approval for the first phase, the applicant is now addressing the rear portion of the property. - Mr. Petry says the second phase concerns the back half of the Manor building, the proposed restaurant building, and the renovation of Parking Lot C to accommodate the restaurant. - Mr. Petry explains that the current application seeks to amend the approval granted the previous year. - Rather than moving only the lobby and bar into the carriage house, as previously approved, the applicant now proposes to move the entire restaurant into the first floor of the carriage house. - From a site perspective, Mr. Petry describes a complete overhaul of the valet parking lot. - The redesign includes substantial landscape islands and additional handicapped parking spaces. - Mr. Petry recalls that the Board had previously discussed a public/private garden that will wrap around the carriage house. ○ The new plan provides handicapped parking to serve both access to the garden for people with disabilities and access to the area that has historically served as a ceremony area. - Mr. Petry moves to the detailed layout for the rear portion of the property, identifying it as SP5.3 in the plan set and stating that the colorized version will be identified as A3. - Mr. Petry explains that the applicant

e detailed layout for the rear portion of the property, identifying it as SP5.3 in the plan set and stating that the colorized version will be identified as A3. - Mr. Petry explains that the applicant had promised the Board it would look at providing additional handicapped parking and additional EV parking. - Under the new plan, handicapped parking spaces have been positioned so they can provide access to both the public garden and the ceremony area. - Mr. Petry explains that the handicapped parking spaces are immediately adjacent to the structure historically used as the ceremony area. - A handicap-accessible walkway has been created to bring users up to the level of both the garden and ceremony area. - Mr. Petry states that the plan adds six additional EV parking spaces, resulting in an overall increase of nine parking stalls compared with the existing parking count. - Mr. Petry says the rear parking area has also been striped for compact spaces, reflecting how those spaces have historically been used even though they were not previously striped that way.

5 - Mr. Petry explains that the sidewalk has been extended across the entire rear parking area up to the ceremony area. ○ This will allow patrons parking in the rear area to access the front entrance of both the restaurant and the banquet facility. - Mr. Petry explains that the restaurant will have two additions. ○ One addition will occupy what is currently a parking court in front of the building. ■ Because the area is already impervious and has walls on both sides, the applicant proposes covering it to create an indoor dining area. ○ The second addition involves using a portion of the existing greenhouse area and extending the rear of the building with a glass enclosure, which will serve as a lounge for the restaurant. - Mr. Petry explains that the restaurant's kitchen will be located at the existing garage level, which is situated almost at the basement level of the building. - Mr. Petry discusses the area historically used for seating during ceremonies at the Manor. - The lawn outside the covered ceremony structure will be replaced with turf, which he says will make the area more practical following inclement weather. - In the garden area, Mr. Petry says the applicant has chosen to relocate the gazebo. - He explains that the new location is intended to create a “picture-perfect opportunity” because the gazebo will be directly ahead as people walk into the area from the front of the building. ○ A large, dense landscaping berm at the rear of the property will provide a backdrop. - Mr. Petry states that the existing fountain, which has sustained damage over time, will be replaced with a new fountain in the same general location and at the same general height and elevation. - Mr. Petry explains that the walkways have been simplified to provide a more straightforward approach to the facility. - Mr. Petry also explains that the walkways along the rear of the building have been combined into a raised porch area. - The existing small open porch will be extended toward the walkway, allowing people arriving from the rear either to access the porch or proceed down toward the fountain. ○ The fountain will remain at its historic elevation. - Mr. Petry states that the applicant has submitted a new lighting plan. - He explains that the lighting approach is similar to what was approved for the front portion of the property during Phase 1. - Mr. Petry explains that the

pplicant has submitted a new lighting plan. - He explains that the lighting approach is similar to what was approved for the front portion of the property during Phase 1. - Mr. Petry explains that the Phase 1 lighting plan included 12- and 15-foot light fixtures, and the applicant has carried those same fixtures into the rear parking area, Parking Lot C. - The same lighting has also been extended into Parking Lot D, which straddles the property line between the restaurant property and the hotel. - Mr. Petry states that all lighting serving the facility will be entirely new and will consist of LED fixtures on 12- and 15-foot-high poles, with all fixtures being dark-sky compliant and directed downward. - Mr. Petry emphasizes that the new lighting plan eliminates all of the existing floodlights and replaces them with an entirely new lighting system. - Mr. Petry explains that the plan calls for the removal of five trees, located generally along the buildings. ○ Two of the trees are within the garden area ○ Three are along the existing stairs.

6 ○ The tree removal application has been submitted to the forester. - Mr. Petry states that 10 trees will be planted as replacements. - The purpose of the replacement trees is to screen the parking area from people entering the property through the driveway. - Mr. Petry explains that the landscaping is intended to make the approach to the property feel more formal. - Mr. Petry says the applicant is committed to additional landscaping throughout the facility and notes that the owner generally plants in excess of the required amount. - The tree replacement plan includes arborvitae along the landscape island to separate and screen the parking area from people entering the property. - Mr. Petry then addresses a question concerning whether a fire truck can turn through the site during Phase 2. ○ He explains that a similar turning template was provided for Phase 1 showing that a fire truck could enter through the entry driveway and exit through the exit driveway. - For Phase 2, Mr. Petry says the fire truck can enter through the entry driveway, circulate through the parking area, and return to the exit driveway, completing the necessary circulation. - Mr. Petry also explains that the applicant is seeking an extension for the balance of the planting required under Phase 1, because the applicant has had difficulty obtaining the larger trees required for the site and was running out of time to complete the planting. ○ The applicant therefore filed for an extension with the hope of obtaining and planting the trees in the fall. - The Board engineer, Mr. McPherson, explains that the Township Code allows the Planning Board to grant the requested extension. ○ He says the requested extension would run through the next planting season, which, based on the applicant's research, could extend through the end of the fall and potentially into the spring, with the exact timing to be worked out with the Township Forester. ○ Mr. McPherson adds that even if the applicant were able to obtain all of the larger replacement trees immediately, installing them by the existing deadline could interfere with the site's construction and development and could potentially result in the trees being damaged. - Mr. Petry explains that the trees cannot be planted until the landscape islands in which they will be placed have been constructed. - In some areas, the islands do not yet exist because

ing damaged. - Mr. Petry explains that the trees cannot be planted until the landscape islands in which they will be placed have been constructed. - In some areas, the islands do not yet exist because the driveway has not yet been relocated. - Mr. Petry says the applicant has received county approval for its Phase 1 work and therefore has the ability to begin construction on the relocation of the exit driveway. - The applicant also has soil erosion approval and can begin that work. - Mr. McPherson notes that, as a practical matter, trees are typically installed toward the end of site development. ○ Mr. Petry agrees and explains that the islands must first be constructed, followed by the pavement, lighting conduits, and lighting fixtures, after which the trees can be planted. - Mr. Petry identifies A100 as the architectural plan for the existing building. - Mr. Petry explains that there is a vestibule leading into a lobby area, with the lobby being a two-story space created during the Phase 1 work. - The elevator is located toward the rear, with lounge areas nearby.