CME Associates Review 1

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