CME Associates Review 1

Ne 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 6 14. The proposed buildings must be labeled on each sheet of the site plan drawings. 15. The dimensions of the proposed buildings must be shown on the site plan drawings. 16. The proposed street names should be shown on each sheet of the site plan drawings. 17. The site plan drawings should be revised to identify the handicap accessible parking spaces that will be van accessible. 18. The site plan drawings should be revised to provide details of the improvements that are proposed at the clubhouse and the dog park. 19. The site plan drawings must be revised to identify the locations of the proposed electric vehicle parking spaces. 20. The site plan drawings must be revised to callout the type of curbing that is proposed. We note that sheet SP-64 includes details for Concrete Vertical Curb and Belgian Block Curb. 21. The site plan drawings should be revised to dimension the proposed setback between the face of curb and the proposed sidewalk along all of the proposed streets. 22. The site plan drawings should be revised to show the radii of all proposed curves along each side of the proposed streets and parking areas. 23. The site plan drawings should be revised to provide stationing and dimensions along all streets and parking areas to properly define the geometry of the proposed work. 24. The site plan drawings show that several of the proposed parking areas will have an uninterrupted row of parking spaces which exceed 20 spaces. As stipulated in §25-12.1.0 of the Ordinance, the maximum permitted length of a single row of parking spaces shall be 20 spaces, at which point a landscape area with a minimum width of 8 ft shall be provided. Therefore, the plans must be revised accordingly. 25. North arrows should be added to the Zoning Map and the Street Map on sheet SP-1 of the Site Plan drawings. 26. Map Reference #4 on sheet SP-1 states that the freshwater wetlands/boundary line was verified by the NJDEP under File No. 1423-07-0001.1, FWWWW190001. Therefore, a copy of the NJDEP approval must be submitted to the Planning Board. 27. It shows on the Zoning Schedule on sheet SP-3 that 1,035 parking spaces are proposed. We note that the Overall Development

e, a copy of the NJDEP approval must be submitted to the Planning Board. 27. It shows on the Zoning Schedule on sheet SP-3 that 1,035 parking spaces are proposed. We note that the Overall Development Summary on sheet SP-3 shows that 1,076 parking spaces are proposed for the apartment units. In addition, the plans show that 55 parking spaces are proposed at the clubhouse and 18 parking spaces are proposed at the dog park. Therefore, a total of 1,149 parking spaces are proposed. This discrepancy must be resolved. '$:\Wesl 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 dune 26, 2024 Re: West Essex Highlands, LLC (PB 24-01) Our File No. VWRP0179.01 Preliminary & Final Site Plan - Review #1 Page 7 28. It shows on the Building Type 1 table on sheet SP-3 that 21 3-bedroom units are proposed in Building A.2 whereas it shows on the Unit Matrix on sheet C-01 of the architectural plans that 20 3-bedroom units are proposed in Building A-2. This discrepancy must be resolved. 29. Section 25-19.e.11 of the Ordinance stipulates that a minimum buffer width of 100 ft shall be provided around the entire tract boundary. It shows on sheet SP-4 that a buffer of 106.3 ft is proposed from the northerly property line to building D.1. However, by scale the parking spaces on the cul-de-sac adjacent to Building D.1 appear to be less than 100 ft from the northerly property line. Therefore, the plans should be revised to dimension the setback from the parking spaces to the northerly property line. 30. Sheet SP-4 must be revised to label the proposed boardwalk. 31. Sheet SP-5 shows that the sidewalk on the westerly side of the parking lot between buildings B and C will be 9.5 ft wide measured on an angle. The width of the sidewalk should be measured perpendicular to the sides of the sidewalk. 32. Sheet SP-5 shows a one-way driveway exiting Building C with no depressed curb or driveway apron which is unacceptable. We note that the architectural plans show that this driveway will be an emergency exit from building. 33. Sheet SP-6 must be revised to clarify the improvements that are proposed at the Warner Road wetlands crossing. 34. Sheet SP-6 should be revised to provide a handicap parking space near the dog park and maintenance building. 35. Sheet SP-6 shows a depressed curb, driveway apron and curbed area on the easterly side of the cul-de-sac adjacent to Building A.2. The purpose of the area must be clarified. 36. Sheets SP-6 & SP-7 must be revised to label the kennel and the maintenance building. 37. Sheet SP-7 should be revised to label the basins that are proposed on the southerly side of the dog park. 38. Sheet SP-8 should be revised to identify the structures that are proposed on each side of the pool. 39. Sheet SP-9 shows a concrete pad adjacent to the driveway at the southerly end of Building D.2. The purpose of this concrete pad must be clarified. 40.

that are proposed on each side of the pool. 39. Sheet SP-9 shows a concrete pad adjacent to the driveway at the southerly end of Building D.2. The purpose of this concrete pad must be clarified. 40. Sheet SP-9 includes a callout for a 4 ft wide sidewalk along the southerly side of the road adjacent to the pump station. However, no sidewalk is shown on the plan. This discrepancy must be resolved. 41. Sheets SP-8 and SP-9 must be revised to show the improvements that are proposed where the street crosses the wetlands. S:\West Orange\Planning Board\VWRPO178.01 - West Essex Highlands, Inc\Review #1 06-26-24 docx

XY 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 8 42, Sheet SP-9 shows that head on parking is proposed immediately adjacent to a 4.3 ft sidewalk. The plan should be revised to show that the sidewalk will be 6 ft wide to account for overhang of the vehicles parking in these spaces. 43. Sheet SP-9 should be revised to provide sidewalk along the front of the 6 parking spaces at the southerly end of Building D.2. 44, Sheet SP-10 shows that head on parking is proposed immediately adjacent to a 4 ft sidewalk. The plan should be revised to show that the sidewalk will be 6 ft wide in this area to account for overhang of the vehicles parking in these spaces. 45. Sheet SP-10 shows that a boardwalk is proposed by the 11 parking spaces on the westerly side of Building D1.1. The Applicant should clarify how the boardwalk will be accessed as it crosses 2 retaining walls. 46. Sheets SP-11 and SP-12 must be revised to correct the overlapping text within the Building C footprint. 47. Additional details must be provided on the grading plans to demonstrate that all of the proposed handicap accessible parking spaces will have a maximum slope of 2% in accordance with the ADA Standards for accessible design. 48. The grading plans must be revised to provide spot elevations at the corners of each building and in front of the doors to each building. 49. It shows on sheet SP-13 that Buildings A.1 and A.2 will have a garage finish floor elevation of 577 whereas a 570 contour is shown at each entrance to the building. The discrepancy must be addressed. 50. It shows on sheets SP-13 and SP-14 that the dog kennel building has a finish floor elevation of 558.5 whereas the ground elevation in front of the entrance door is approximately 557.5. In addition, the ground elevation at the door on the westerly side of the building is approximately 556.5. The grading must be adjusted to provide proper access to the building. 51. It shows on sheets SP-13 and SP-14 that the maintenance building will have a finish floor elevation of 558.5 whereas the ground elevation in front of the entrance door will be approximately 557.5. The grading must be adjusted to provide proper access to the building. 52. Sheet SP-64 includes details for a

5 whereas the ground elevation in front of the entrance door will be approximately 557.5. The grading must be adjusted to provide proper access to the building. 52. Sheet SP-64 includes details for a Do Not Enter sign and a No Outlet sign. The site plan drawings should be revised to show the locations where each type of sign is proposed. 53. Sheet SP-64 includes an Asphalt Milling/Resurfacing detail. The site plan drawings should be revised to identify the locations where milling and resurfacing is proposed. 54. The Asphalt Milling/Resurfacing detail on sheet SP-64 must be revised to delete the reference to the Morris Plains standard details and specifications. ‘S:\West Orange\Planning Board\VWRPO178.01 - West Essex Highlands, Inc\Review #1 06-26-24 docx

NO CMe 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 9 55. The plans should be revised to include details of the following improvements that are proposed: a) Keep Right Around Circle sign. b) Electric Vehicle parking space sign. c) Pump stations. d) Emergency access drive to Howell Drive. e) Emergency access drive gate. f) Retaining walls. g) Drainage inlets h) Drainage headwalls. i) Porous HDPE pipe installation detail. J) _ Inflow level spreaders. k) Storm manhole. !) Sanitary sewer manhole. m) Sanitary force main. E. DRAINAGE COMMENTS 1. The proposed development will result in the disturbance of more than one acre. As a result, it is classified as a Major Development and is subject to the stormwater management requirements set forth in Section 25-29.4 of the Ordinance. 2. In accordance with Section 25-29.4.h, whenever the stormwater management design includes one or more BMPs that will infiltrate stormwater into subsoil, the design engineer shall assess the hydraulic impact on the groundwater table and design the site so as to avoid adverse hydraulic impacts. A groundwater mounding analysis for all BMPs designed to infiltrate into the subsoil shall be provided. 3. In accordance with Section 25-29.4.j, manufactured treatment devices may be used to meet the requirements of this subchapter, provided the pollutant removal rates verified by the New Jersey Corporation for Advanced Technology and certified by NJDEP. The Applicant should provide copies of the NJDEP certification to confirm the proposed MTD’s will meet the green infrastructure requirements. 4. In accordance with Section 25-29.5.a.4, in computing stormwater runoff from all design storms, the design engineer shall consider the relative stormwater runoff rates and/or volumes of pervious and impervious surfaces separately to accurately compute the rates and volume stormwater runoff from the site. The SWM report should be revised to comply with same. 5. In accordance with Chapter 5 of the New Jersey Stormwater Best Management Practices (BMP) Manual, a minimum or default value may not be used for time of concentration. We note that a minimum Tc of 10 min is used for several hydrographs. Time of concentration for pre- and

nt Practices (BMP) Manual, a minimum or default value may not be used for time of concentration. We note that a minimum Tc of 10 min is used for several hydrographs. Time of concentration for pre- and post-development conditions must be calculated and used in the stormwater analysis. The SWM report shall be revised to comply with same. ‘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 10 6. Based on the construction detail for the pervious pavement system, it appears that an underdrain system is proposed. In accordance with Chapter 9.6 (Pervious Paving Systems) of the BMP Manual, pervious pavement systems with an underdrain may not be used to meet the groundwater recharge requirements. The Applicant should confirm the type of pervious pavement system being proposed and revise the SWM report and associated construction detail to reflect compliance with the BMP Manual. 7. In accordance with Chapter 9.6 of the BMP Manual, the maximum contributory drainage area for a pervious paving system is three times the area of the proposed pervious pavement. It appears that contributory drainage area will exceed the maximum permitted for the proposed system. Design modifications are required. In addition, we note that the site plan depicts pervious pavement within open lawn areas; same should be revised. 8. The stormwater management design indicates that large-scale infiltration basin #1 will collect discharge from nearby Manufactured Treatment Devices (MTDs) (i.e., Filterra) during larger storm events. Pursuant to Township and State stormwater management requirements, the large-scale infiltration basin may only be used to satisfy the standards for stormwater runoff quantity, and would require a waiver/variance from NJAC 7:8-5.3 for groundwater recharge and stormwater runoff quality. Design modifications appear to be required for compliance with the applicable stormwater management regulations. 9. It appears that soil testing, including soil profile pits and/or soil borings, have been performed throughout the site. However, copies have not been provided to the Board. The Applicant should provide a copy of the soil report to our office for review to verify the proposed stormwater management system will function as designed. 10. Site specific details for the proposed small-scale infiltration basins and any other BMP should be provided detailing all specifications (i.e., embankment and spillway elevations, sand bottom layer thickness / elevations, filter fabric, etc.). Same should comply with all requirements outlined in the NJDEP BMP Manual. 11.

pecifications (i.e., embankment and spillway elevations, sand bottom layer thickness / elevations, filter fabric, etc.). Same should comply with all requirements outlined in the NJDEP BMP Manual. 11. It does not appear that a stormwater analysis using the water quality design (WQDS), which uses a rainfall intensity of 1.25 inches over 2 hours, has been included in the stormwater report. The report should be revised to include same. 12. The Stormwater Management Report should be revised to include a Low Impact Development Checklist. 13. The Stormwater Management Report should be revised to include a completed Hydrologic Modeling Database - Data Entry Short Form. 14. Storm sewer pipe size calculations should be provided for review to confirm proposed pipe sizes will be adequately sized for proposed flows. Calculations should be provided using, at a minimum, the 25-year design storm. In addition, a storm inlet drainage area map should be included in the stormwater report. §:\West Orange\Planning Board\VWRPO179.01 - West Essex Highlands, Inc\Review #1 05-26-24 docx