CME Associates Review 2

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. McCLELLAND, PI GREGORY R. VALESI, PI BRUCE M. KOCH, PE, PP, CME LOUIS J. PLOSKONKA, PE, CME TREVOR J. TAYLOR, PE, PP, CME BEHRAM TURAN, PE, LSRP ASSOCIATES LAURA J. NEUMANN, PE, PP DOUGLAS ROHMEYER, PE, CFM, CME ROBERT J. RUSSO, PE, PP, CME MEMORANDUM JOHN J. HESS, PE, PP, CME KEITH CHIARAVALLO, PE, CME To: Chairman and Members of the West Orange Planning Board From: John J. Hess, PE, PP, CME Planning Board Engineer Date: July 30, 2024 Re: Application No. PB 24-06 410 Main St. Holdings, LLC Preliminary & Final Site Plan with “C” Variances - Review #2 410 Main Street Block 113, Lots 262, 264 & 308 Our File: VWRP0113.01 CC: Geniece Gary-Adams — Zoning Official Zayibeth Carballo, PE, PLS, PP — Municipal Engineer Diana McGovern, Esq. - Planning Board Attorney George Wheatle Williams, PP —- Planning Board Planner 410 Main St. Holdings, LLC - Applicant Benjamin Wine, Esq. - Applicant’s Attorney Aliasgar Rangwala, PE - Applicant’s Engineer Harold K, Maltz, PE - Applicant’s Engineer Yogesh Mistry, RA - Applicant’s Architect Dresdner Robin — Applicant’s Planner Allstate Mapping and Layout — Applicant’s Surveyor Our office has received for review the following documents which were submitted in support of the above referenced application for Preliminary & Final Site Plan approval with “C” Variances for the above referenced property: e Aset of Site Plan drawings (17 sheets) prepared by Aliasgar M. Rangwala, PE with SMBT Consultants of East Brunswick, New Jersey and bearing a latest revision date of July 2, 2024. e Aset of architectural plans and renderings (4 sheets) prepared by Yogesh Mistry, RA with Mistry Design of Budd Lake, New Jersey and bearing a latest revision date of June 27, 2024. In addition to the above, our office previously received the following information as part of the original submission for this application: ° Apprint of an unsigned Topographic Survey (1 sheet) prepared by Allstate Mapping and Layout of Bloomfield, New Jersey dated June 3, 2023. ‘$:\West Orange\Planning Board\VWRPO113.01 - 410 Main St. Holdings, LLC\24-07-30 Review #2.docx CONSULTING AND MUNICIPAL ENGINEERS \ NJ CERTIFICATE OF AUTHORIZATION NO. 24GA28359000 ] 849 W. BAY AVENUE, SUITE 16 » BARNEGAT, NEW JERSEY 08005 » (732)

Main St. Holdings, LLC\24-07-30 Review #2.docx CONSULTING AND MUNICIPAL ENGINEERS \ NJ CERTIFICATE OF AUTHORIZATION NO. 24GA28359000 ] 849 W. BAY AVENUE, SUITE 16 » BARNEGAT, NEW JERSEY 08005 » (732) 410-2650 e FAX: (609) 698-1680

ASSOCIATES Chairman and Members of the West Orange Township Planning Board July 30, 2024 Re: 410 Main St. Holdings, LLC (PB 24-06) Our File No. VWRP0113.01 Preliminary & Final Site Plan with “C” Variances - Review #2 Page 2 e An unsigned report entitled “Justifications of Variances” prepared by Dresdner Robin of Jersey City, New Jersey dated January 8, 2024. e An unsigned Trip Generation and Parking Analysis report prepared by Harold K. Maltz, PE, PP with Hamal Associates, Inc. of West Orange, New Jersey dated January 12, 2024. e Acompleted Application Form dated January 23, 2024. e Accompleted application for Tree Removal and Replacement Permit dated January 29, 2024. « Acompleted Affidavit of Ownership and Consent. e An unsigned Proposal which describes the proposed development. e« Acompleted Site Plan/Subdivision Checklist. e Acompleted Checklist of Required Items for “C” and “D” Applications and Interpretations and Appeals. e Acompleted Sustainability Checklist Form. e A Solid Waste Management Plan. « AList of Outside Agency Approvals. e A Verification of Taxes & Sewer Charges Paid from the Office of the Tax Collector dated November 6, 2023 which states that the taxes for block 113, lots 262, 264 & 308 are paid until October 31, 2023 and the 2023 sewer charges are paid in full. e A Buffer Report which lists the owners within 200 feet of Block 113, Lots 262, 264 and 308 from the Office of the West Orange Tax Assessor dated November 2, 2023. We have reviewed the information submitted in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is an irregularly shaped tract located on the southwest corner of the intersection of Main Street (CR 659) and Park Drive North. It is located in the B-2 General Business District and has an area of 11,934 sf or approximately 0.274 acres. The property is presently occupied by an existing 2 story residential dwelling, a frame shed and a wood patio. The Applicant is seeking Preliminary & Final Site Plan approval to demolish the existing structures and to construct a new 3 story mixed use building at the site. The building will include 12 rental apartment units and 900 sf of commercial space. The apartment units will consist of eight 2- bedroom units, two 2-bedroom units and two 1-bedroom+den units. ‘S:\West Orange\Planning Board\VWRPO113.01 - 410 Main

nits and 900 sf of commercial space. The apartment units will consist of eight 2- bedroom units, two 2-bedroom units and two 1-bedroom+den units. ‘S:\West Orange\Planning Board\VWRPO113.01 - 410 Main St. Holdings, LLC\24-07-30 Review #2.docx

ks Chairman and Members of the West Orange Township Planning Board July 30, 2024 Re: 410 Main St. Holdings, LLC (PB 24-06) Our File No. VWRP0113.01 Preliminary & Final Site Plan with “C” Variances - Review #2 Page 3 Parking for 13 vehicles is proposed on the ground floor of the building. The parking spaces will include 1 handicap accessible parking space and 2 electric vehicle parking spaces. In addition, an underground stormwater management system is proposed under the building to mitigate the increase in runoff from the site. B. DESIGN COMMENTS 1. Based on our review, we find that the following items from the Township’s Site Plan/Subdivision Checklist must be addressed: a) Item #33 - Existing system of drainage of subject site and of any larger tract or basin of which is a part. b) Item #34 — Drainage Area Map. c) Item #35 — Drainage Calculations. 2. The Applicant has requested the following waivers as part of this application for Preliminary & Final Site Plan approval: a) Item #20 — Copy and/or delineation of any existing or proposed for or dedicated to public use. b) Item #21 — Any existing or proposed easement or land reserved for or dedicated to public use c) Item #22 — Development stages or staging plans d) Item #28 - All existing street, water courses, flood points, wetlands or other environmentally sensitive areas on and within 200’ of site. e) Item #29 - Existing right-or-way and/or easements on and within 200’ of tract. f) Item #42 — Proposed Street names g) Item #49 — Vehicular and pedestrian circulation patterns h) Item #52 - Plans and legal documents for compliance with West Orange COAH Ordinances. 3. The 200’ Property Owners List on sheet 1 of the site plan drawings is incomplete and must be updated. 4. The Applicant should address the Board regarding the type of commercial use that is proposed at the site. 5. The Applicant should address the Board regarding the anticipated hours of operation for the proposed commercial use at the site. ‘S:\West Orange\Pianning Board\VWRPO113,01 - 410 Main St. Holdings, LLC\24-07-0 Review #2.docx

\s. Chairman and Members of the West Orange Township Planning Board duly 30, 2024 Re: 410 Main St. Holdings, LLC (PB 24-06) Our File No. VWRP0113.01 Preliminary & Final Site Plan with “C” Variances - Review #2 Page 4 6. The Applicant should address the Board regarding whether the proposed parking spaces 10. 11, 12. 13. 14. 15. 16. will be assigned.. The Applicant should address the Board regarding how deliveries will be handled to the site. Details of the proposed one-way and left turn only signs must be added to the plans.. It states in the Solid Waste Management Plan that the trash and recyclables will be collected in the trash room and picked up on Park Drive North. However, it shows on the plans that the trash room is accessed via a door from Main Street. This discrepancy must be resolved. The Applicant should address the Board regarding the anticipated times for the trash and recyclables pickup. It shows on sheet A2.01 of the architectural plans that two (2) electric vehicle charging spaces are proposed. Therefore, sheet 3 of the site plan drawings must be revised to show the electric vehicle charging spaces and the associated electric vehicle charging station signs. Sheet 5 should be revised to show the dimensions of the proposed parking spaces and the drive aisle within the garage. It shows on sheet A2.01 of the architectural plans that the drive aisle in the garage will be 22.0 ft wide whereas a minimum drive aisle width of 24 ft is required. Therefore, the Applicant requires a waiver from the required drive aisle width. Our office is concerned with access to the first parking space on the right when entering the garage. In our opinion, vehicles using this parking space will have a difficult time accessing the space do to its close proximity to the front wall of the building. Therefore, the turning movement plan on sheet 17 of the site plan drawings must be revised to show the movements required for vehicles entering and leaving this parking space. It shows on the plans that the exit from the garage will be located adjacent to the sidewalk along Park Drive North. As a result, vehicles exiting the garage will extend across the sidewalk before the driver will be able to see any pedestrians walking on the sidewalk. Therefore, the plans must be revised to add a pedestrian warning device to notify pedestrians when a vehicle is exiting

k before the driver will be able to see any pedestrians walking on the sidewalk. Therefore, the plans must be revised to add a pedestrian warning device to notify pedestrians when a vehicle is exiting the garage. The hydrographs on sheet 6 show that the post development runoff for the 2-year, 10-year and 100-year storms will be greater than the pre development runoff which is expected. However, the hydrographs do not show the effect that the underground stormtech chamber system will have on reducing the post development off-site discharge. The Applicant must submit stormwater calculations for the proposed system taking into account the stormtech chamber system that is proposed. $:\West Orange\Planning BoardiVWRPO! 13.01 - 410 Main St Holdings, LLC\24-07-30 Review #2.docx

\ ASSOCIATES, Chairman and Members of the West Orange Township Planning Board July 30, 2024 Re: 410 Main St. Holdings, LLC (PB 24-06) Our File No. VWRP0113.01 Preliminary & Final Site Plan with “C” Variances - Review #2 Page 5 17. Sheet 7 must be revised to show the invert elevation of the 12” HDEP pipe entering the existing inlet from OCS-1. 18. Sheet 7 must be revised to show the location, pipe size, type of pipe, pipe slope and invert elevation for the stormwater pipe exiting the existing inlet at the southwest corner of Main Street and Park Drive North. 19. The HMA Replacement detail on sheet 9 must be revised to specify the thickness of the surface course and the base course. 20. Sheet 13 must be revised to show the locations of the gas main, water main and sewer main to which the proposed building services will be connected. In addition, the rim and invert elevation of the sanitary sewer manhole and the proposed invert elevations of the sanitary sewer lateral must be shown. 21. The following details should be added to the plans: a) Retaining wall b) Belgian block curb c) Electric Vehicle charging station & sign d) Sewer lateral 22. The Applicant must submit calculations of the anticipated sanitary sewer flows to the Planning Board and the Municipal Engineer for a determination that the existing system has adequate capacity to accommodate the anticipated flows from the proposed development. 23. As a condition of any approval granted by the Board, it is our recommendation that the Applicant be required to consolidate the three (3) existing lots. Prior to recording, a copy of the proposed Deed of Consolidation must be submitted to the Board for review and approval by the Board Attorney and our office. In addition, the proposed lot number for the consolidated parcel must be approved in writing by the West Orange Tax Assessor. The Applicant is hereby advised that any revised plans or other documents submitted to the Board should be accompanied by a cover letter which addresses each of the comments in this review letter and also details any other changes that have been made to the plans as these may not be readily apparent. :\West Orange\Planning Board\VWRPO113.01 - 410 Main St. Holdings, LLC\24-07-30 Review #2.docx