23 12 13 Review 1

QO ASSOCIATES Chairman and Members of the West Orange Township Zoning Board December 13, 2023 Re: Jose De Oliveira (ZB-23-11) Our File No. VWRZ0061.01 Bulk Variance - Review #1 Page 2 ¢ A set of 9 photographs which show pre-construction and post-construction photographs * _ of the retaining wall. We have reviewed the information submitted in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is a nearly rectangular tract located on the northeast corner of the intersection of Northfield Avenue and Bradford Terrace. It has an area of 10,995.93 sf or approximately 0.252 acres and is located in the R-5 Zoning District. The property in question is currently occupied by a 2-story single family residential dwelling. Retaining walls currently exist on the northerly and easterly sides of the property. It is our understanding that the Applicant recently replaced the existing retaining walls on the northerly and easterly sides of the property. The Applicant is now seeking variance approval to allow the new retaining walls, which exceed 6 ft in height, to remain. B. DESIGN COMMENTS 1, The Block Retaining Wall with Geogrid plans are unsigned and unsealed. Therefore, the Applicant must submit signed and sealed plans to the Board. 2. Sheet C01 of the plans must be revised to show the proposed setbacks from the retaining walls to the property lines. 3. It shows on sheet C01 that the lower retaining wall encroaches onto adjoining lot 2.01, block 55.06. The applicant should address the Board regarding whether they have obtained an easement from the adjoining property owner to allow this encroachment. 4. The plans should be revised to show the top of retaining wall and bottom of retaining elevations every 25 ft. We note that Section 25-8.4 of the Township Code stipulates that solid walls not higher than 6 ft are permitted in the rear yard and on the side property line up to the rear line of the Applicant's house. 5. It shows on sheet C-01 that an upper retaining wall and a lower retaining wall are proposed along the common property line with adjoining lot 2.01. The plans should be revised to provide an elevation view of the retaining walls along this property line. 6. It shows on the Northeast Wall Elevation on sheet C-01 that the northeast retaining wall will have a maximum height of approximately

elevation view of the retaining walls along this property line. 6. It shows on the Northeast Wall Elevation on sheet C-01 that the northeast retaining wall will have a maximum height of approximately 21’-6”. We note that the Property Survey shows that the existing wall had a maximum height of 9’-6”. The Applicant should address the Board to clarify why the new wall is so much higher than the existing wall. 7. It shows on the Northeast Wall Elevation that the upper retaining wall will have a height of 6’-8" and the lower retaining wall will have a height of 5’-8”. S:\West Orange\Zoning Board\VWRZ0055.01 - Jose De Oliveira\23-12-13 Review #1, docx