CME Associates Review 1

JOHN H.ALLGAIR, PE, PP, LS (1983-2001) DAVID J. SAMUEL, PE, PP, CME JOHN J. STEFANI, PE, LS, PP, CME JAY B, CORNELL, PE, PP, CME MICHAEL J, MoCLELLAND, PE, PP, CME GREGORY R. VALESI, PE, PP, CME MEMORANDUM To: Date: Re: cc: West Orange Planning Board ~~ From: John J. Hess, PE, PP, CME mi Planning Board Engineer ASSOCIATES DOUGLAS ROHMEYER, PE, CFM, CME ROBERT J. RUSSO, PE, PP, CME Chairman and Members of the June 26, 2024 Application No. PB 24-01 West Essex Highlands, LLC Preliminary & Final Site Plan - Review #1 Warner Road Block 179, Lot 32 Our File: VWRP0179.01 Geniece Gary-Adams -— Zoning Official Zayibeth Carballo, PE, PLS, PP, CME, CFM, CFS — Township Engineer Diana McGovern, Esq. - Planning Board Attorney George Wheatle Williams, PP — Planning Board Planner West Essex Highlands, LLC - Applicant Bryan D. Plocker, Esq. — Applicant’s Attorney Paul W. Anderson, PE - Applicant’s Engineer Laurance D. Appel, RA—- Applicant’s Architect Walter Lublanecki, PE - Applicant’s Traffic Engineer John McDonough, LA, PP - Applicant’s Planner Jeffrey S. Grunn — Applicant’s Surveyor BRUCE M. KOCH, PE, PP, CME LOUIS J. PLOSKONKA, PE, CME TREVOR J. TAYLOR, PE, PP, CME KEITH CHIARAVALLO, PE, CME BEHRAM TURAN, PE, LSRP LAURA J. NEUMANN, PE, PP JOHN J. HESS, PE, PP, CME Our office has received for review the following documents which were submitted in support of the above referenced application for Preliminary and Final Site Plan approval: Aset of Preliminary & Final Site Plan drawings (66 sheets) prepared by Paul W. Anderson, PE with Anderson Consulting Services of Boonton, New Jersey and bearing a latest revision date of May 6, 2024. A print of a Topographic Survey of Tax Lot 32, Block 179 (1 sheet) prepared by Jeffrey S. Grunn, PLS with Lakeland Surveying of Rockaway, New Jersey dated September 6, 2023. A set of architectural plans (24 sheets) prepared by Laurance D. Appel, RA with Appel Design Group Architects of Florham Park, New Jersey and bearing a latest revision date of May 13, 2024. An executed copy of a Settlement of Litigation Agreement between West Essex Highlands, Inc., the Township of West Orange and the West Essex Highlands Condominium Association, Inc. and bearing a latest signature date of April 23, 2020. ‘S:\West Orange\Planning Board\VWRPO179.01 - West Essex Highlands, Inc\Review #1 08-26-24 docx CONSULTING AND MUNICIPAL

inium Association, Inc. and bearing a latest signature date of April 23, 2020. ‘S:\West Orange\Planning Board\VWRPO179.01 - West Essex Highlands, Inc\Review #1 08-26-24 docx CONSULTING AND MUNICIPAL ENGINEERS \ NJ CERTIFICATE OF AUTHORIZATION NO. 24GA28359000 849 W. BAY AVENUE, SUITE 16 » BARNEGAT, NEW JERSEY 08005 e (732) 410-2650 « FAX: (609) 698-1680 a

ASSOCIATES Chairman and Members of the West Orange Township Planning Board June 26, 2024 Re: West Essex Highlands, LLC (PB 24-01) Our File No. VWRPO179.01 Preliminary & Final Site Plan - Review #1 Page 2 « A Drainage Report prepared by Paul W. Anderson, PE and bearing a latest revision date of October 30, 2023. ¢ Acompleted Application Form dated December 21, 2023. « A Written Proposal for Application for Preliminary and Final Major Site Plan Approval. e A Disclosure of Ownership. e A.List of Contiguous or Adjacent Properties Owned by Applicant. e Acompleted Site Plan/Subdivision Checklist. e Acompleted Sustainability Checklist Form. e A Verification of Taxes & Sewer Charges Paid from the Office of the Tax Collector dated December 28, 2023 which states that the taxes on Lot 32, Block 179 are paid until the 4" Quarter of 2023. e AList of Owners within 200 Feet of Block 179, Lot 32 from the Office of the West Orange Tax Assessor dated December 12, 2023. e AList of Owners within 200 Feet of Block 179, Lot 32 from the Office of the Essex Fells Tax Assessor dated December 12, 2023. e A List of Owners within 200 Feet of Block 179, Lot 32 from the Office of the Verona Tax Assessor dated December 6, 2023. e Copies of the following prior Planning Board Resolutions for the property in question: o Resolution of Approval for Planning Board Case No. PB-04-23 dated February 2, 2005. o Resolution of Approval for Planning Board Case No. PB-04-23 dated May 5, 2005. o Resolution of Approval for Planning Board Case No. PB-04-34 dated May 5, 2005. o Resolution of Denial for Planning Board Case No. PB-04-24 dated April 5, 2006. We have reviewed the submitted information in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is an irregularly shaped tract which fronts on the northerly ends of Warner Road, Kuzik Drive and Bayowski Road. It also abuts the municipal boundary with the Borough of Essex Fells to the north and west, the municipal boundary with the Township of Verona to the north and the West Essex Highlands Condominium development to the south. The property in question is located in the IH-1 Inclusionary Housing District and has an area of 5,245,870 sf or approximately 120.429 acres. The property is currently vacant and wooded and is traversed by several stream corridors. Development of the

clusionary Housing District and has an area of 5,245,870 sf or approximately 120.429 acres. The property is currently vacant and wooded and is traversed by several stream corridors. Development of the property is subject to the terms and conditions in a S:\West Orange\Planning Board\VWRPO179.01 - West Essex Highlands, Inc\Review #1 06-26-24,docx

ASSOCIATES Chairman and Members of the West Orange Township Planning Board June 26, 2024 Re: West Essex Highlands, LLC (PB 24-01) Our File No. VWRP0179.01 Preliminary & Final Site Plan - Review #1 Page 3 Settlement of Litigation Agreement between West Essex Highlands, LLC, the Township of West Orange and the West Essex Condominium Association, Inc. The Applicant is seeking Preliminary & Final Site Plan approval to construct a residential development containing 496 residential apartments, 100 of which will be set aside for low and moderate income families. The Applicant proposes to construct four (4) apartment buildings, a clubhouse, a maintenance building, a dog kennel and a dog park. The residential apartments will be located within 4 separate buildings. In addition, on-site parking is proposed for 1,076 vehicles including 31 handicap accessible spaces. The proposed parking spaces include 744 under building parking spaces and 332 surface parking spaces. In addition, 5% of the parking spaces will be designed for electric vehicle charging. We note that an additional 55 parking spaces, including 2 handicap accessible parking spaces, are proposed at the clubhouse and an additional 18 parking spaces are proposed at the dog park. The 396 market rate apartments will consist of 68 one-bedroom units, 101 one-bedroom plus den units, 25 two-bedroom units, 120 two-bedroom plus den units, 66 three-bedroom units and 16 three-bedroom plus den units. The 100 affordable units will consist of 12 one-bedroom units, 64 two-bedroom units and 24 three-bedroom units. Buildings D1& D2 will include roof top amenities including private terraces and a public sky lounge. In addition, a leasing office is proposed in the clubhouse. Also, two superintendent apartments are proposed in the maintenance building. The superintendent apartments will each be 2 bedroom units. Access will be provided to the site via extensions of Warner Road and Kuzik Drive. In addition, an emergency access drive is proposed to Howell Drive. The site will be serviced by extensions of the existing sanitary sewer and water systems. Also, a stormwater management system consisting of 8 small scale infiltration basins with mechanical pretreatment devices are proposed to mitigate the increase in stormwater runoff from the site. As part of the Stipulation of Litigation Agreement, the Applicant is required to

basins with mechanical pretreatment devices are proposed to mitigate the increase in stormwater runoff from the site. As part of the Stipulation of Litigation Agreement, the Applicant is required to install a traffic signal at the intersection of Oval Road and Eagle Rock Avenue. We note that the installation of this traffic signal is not part of the application that is presently before the Planning Board. C. WAIVERS AND/OR EXCEPTIONS FROM THE RESIDENTIAL SITE IMPROVEMENT STANDARDS (RSIS) This application is subject to the requirements of the Residential Site Improvement Standards (RSIS) adopted as NJAC 5:21-1, et seq. 1. The Applicant has not requested any waivers from the RSIS. 2. The Applicant has requested a de minimis exception from the requirement to provide access to the property from Kuzik Drive. D. DESIGN COMMENTS 4. Based on our review, we find that the following items from the Township’s Site Plan Checklist must be addressed: :\West Orange\Planning Board\VWRPO179.01 - West Essex Highlands, Inc\Review #1 06-26-24 docx

XX ASSOCIATES Chairman and Members of the West Orange Township Planning Board June 26, 2024 Re: West Essex Highlands, LLC (PB 24-01) Our File No. VWRPO179.01 Preliminary & Final Site Plan - Review #1 Page 4 a) Item #23 — List of required regulatory approvals or permits. b) Item #46 — Solid waste management plan. c) As required by NJAC 13:40-7.2(a)1, a signed and copy of a survey of the property being developed must be submitted to the Board with the site plan application. The Applicant has requested the following waivers: a) Item #13 — Metes and bounds description showing dimension, bearings, curve data, length of tangents, radii, arcs, chords and central angles for all centerlines and right- of-way, and centerline curves on streets. b) Item #22 — Development stages or staging plans. c) Item #42 — Proposed street names. d) Item #47 — Site identification signs, traffic control signs, and directional signs. e) Item #48 — Sight triangles. As required by the RSIS, each residential street shall be classified and designed to meet the standards for one of the street types defined in Table 4.2. Therefore, the Applicant must submit a report which classifies each street and demonstrates that the streets have been designed in conformance with the RSIS requirements. The Applicant should clarify if the proposed parking will be assigned. If assigned parking is proposed, then the plans must be revised to identify the assigned parking spaces and the visitor spaces. In addition, the RSIS stipulates that the required parking includes provisions for guest parking at the rate of 0,5 spaces per dwelling unit. The guest parking must either be provided for on street or in common parking areas. It shows on the architectural plans that many of the under building parking spaces will be tandem. The Applicant should provide testimony to the Board to demonstrate that the tandem spaces will be assigned to the same unit as stipulated in §25-19.e.4 of the Ordinance. The plans show that access is proposed to the site from Warner Road and Kuzik Drive. However, the Applicant has requested a de minimis exception from the RSIS to not provide access to the property from Kuzik Drive. The RSIS stipulates that a street with a single means of ingress and egress is limited to a maximum average daily traffic of 250 vehicles. The average daily traffic for a 496 unit mid-rise apartment

. The RSIS stipulates that a street with a single means of ingress and egress is limited to a maximum average daily traffic of 250 vehicles. The average daily traffic for a 496 unit mid-rise apartment project will be approximately 2,728 trips which requires a second means of ingress and egress. As stipulated in the RSIS, an application for an exception shall be filed in writing with the Planning Board and shall include: a) Astatement of the requirements of the standards from which an exception is sought; S:\West Orange\Planning Boarc\VWRPO179.01 - West Essex Highlands, Inc\Review #1 06-26-24.docx

% ASSOCIATES Chairman and Members of the West Orange Township Planning Board June 26, 2024 Re: West Essex Highlands, LLC (PB 24-01) Our File No. VWRP0179.01 Preliminary & Final Site Plan - Review #1 Page 5 10. 11. 12. 13. b) A statement of the manner by which strict compliance with said provisions would result in practical difficulties; and c) Astatement of the nature and extent of such practical difficulties. Within 30 days of granting a de minimis exception request, the Planning Board shall send a copy of the document(s) constituting the de minimis exception resolution and/or document to the New Jersey Department of Community Affairs, Division of codes and Standards, 101 South Broad Street, PO Box 802, Trenton, NJ 08625-0802. Such notice shall be clearly marked “Site Improvement Exception’. If the de minimis exception is granted by the Planning Board, then it is our recommendation that the connection to Kuzik Drive be maintained as an emergency access. The site plan drawings should be revised to note that the proposed streets will be private. The Applicant should address the Board regarding how the storage and collection of trash and recyclables will be handled at the site. The Applicant should address the Board regarding their plans to install a guard house as indicated in item #24 in Exhibit D of the Settlement of Litigation Agreement. If a guard house is proposed, then the location must be shown on the site plan drawings and the appropriate details must be added to the plans. The Applicant should submit turning movement plans to the Board to demonstrate that adequate maneuvering room is provided for emergency vehicles, school buses, trash trucks, delivery vehicles and moving vans. The Applicant should address the Board regarding their plans to provide sanitary sewer service to the site. Sheet SP-18 shows that 2 pumping stations are proposed with the force mains for each running to Bakely Terrace. However, no information has been provided regarding the design of the pumping stations, the capacity of each pumping station, the size of the proposed force mains and the ultimate points of discharge. In addition, the Applicant must demonstrate that adequate downstream capacity is available to service the project. The Applicant should address the Board regarding their plans to provide potable water to the site. The Applicant must demonstrate

hat adequate downstream capacity is available to service the project. The Applicant should address the Board regarding their plans to provide potable water to the site. The Applicant must demonstrate that the water system will be looped so that supply may be brought to the consumer from more than one direction. In addition, the system must be designed to provide the required fire demand plus the maximum daily residential demand as stipulated in §5:21-5.2 of the RSIS. The system must also be designed to maintain a minimum pressure of 20 psi at street level under all flow conditions. The Applicant should address the Board regarding the status of the required outside agency approvals for this project. $\West Orange\Planning BoardlVWRPO179.01 - West Essex Highlands, Inc\Review #1 05-26-24 docx