CME Associates Review 2

Ne ASSOCIATES Chairman and Members of the West Orange Township Planning Board July 29, 2024 Re: West Essex Highlands, LLC (PB 24-01) Our File No. VWRPO0179.01 Preliminary & Final Site Plan - Review #2 Page 5 4. \t 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 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) A statement of the requirements of the standards from which an exception is sought; b) Astatement 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 Applicant should address the Board regarding how the storage and collection of trash and recyclables will be handled at the site. 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

te 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. In his June 27, 2024 letter, Mr. Anderson states that the detailed sewer design will be provided as a condition of approval. ‘S:\West Orange\Planning Board\VWRPO179.01 - West Essex Highlands, Inc\Review #2 07-29-24 docx