481 Eagle Rock Ave ZB 24 11 Planning Review October 8 2024

1 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 October 8, 2024 Ms. Diana Chandler-Zimmerman Board Secretary Township of West Orange Zoning Board of Adjustment 66 Main Street West Orange, NJ 07052 Re: Planning Review Letter 481 Eagle Rock Ave Block #152.01, Lot 1445.01 Application for D Variances, Preliminary and Final Major Site Plan Approval ZB-24-11 Dear Ms. Chandler-Zimmerman, This office has reviewed the application submitted by Wonder Group, Inc). (“Applicant”). The Applicant filed an application with the West Orange Board of Adjustment for a preliminary and final site plan approvals with D variance in connection In preparation of this memorandum, the following documents were reviewed: 1. Township of West Orange Application Form for the Planning Board or Board of Adjustment, dated August 29, 2024. 2. Amended Application Letter from James Fant, dated September 25, 2024. 3. Checklist of Required Items “C” and “D” Applications and Sustainability Checklist Form. 4. Preliminary and Final Site Plan, prepared by Bohler, dated January 3, 2024, last revised on August 22, 2024. 5. List of property owners to be served notice, prepared on December 29, 2023. 6. W-9, Wonder Group, Inc., dated January 26, 2023. 7. Spec Sheet for refrigerated trailers. 8. Spec Sheet for carport. 9. Verification of taxes and sewer charges paid, dated December 27, 2023. 10. Property Survey, prepared by Control Point Associates, Inc., dated December

2 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 12, 2023. 11. Statement of Principal Points, prepared by Hardin, Kundla, McKeon & Poletto, undated. 12. Planning Report, prepared by Stonefield Engineering, dated September 10, 2024. 13. Justification Transmittal Letter, prepared by James Fant, dated September 11, 2024. 14. Exhibit 3 – Aerial Imagery, sourced from Google Earth, aerial date June 19, 2022. Property Information The property that is the subject of this Application is commonly known as 481 Eagle Rock Ave and identified as Block #152.01, Lot #1445.01 in the municipal tax records for the Township of West Orange. The site is the location of the vacant Mayfair Farms Banquet Hall. Wonder Group, Inc. currently operates their catering facilities in the rear of the building. The site is bounded by Eagle Rock Avenue to the south, West Orange Plaza, a multi-tenant commercial shopping plaza, to the east, a wooded area to the north, and single-family residential properties on Terrace Ave to the west. There is a wooded area that serves as a buffer between the facility and the residential land uses.

3 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 1: Aerial Image of the site at 481 Eagle Rock Avenue is outlined in yellow. Source: NJ-GeoWeb

4 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Site Photos (taken October 1, 2024) Figure 2: Entrance to site from Eagle Rock Avenue Figure 3: Access driveway to rear of the site and Wonder Group, Inc to the right of the stone outbuilding. Driveway to the left leads to the front of the banquet hall

5 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 4: Rear of building used by Wonder Group, Inc. for food preparation Figure 5: Location of the two existing refrigerated coolers on site

6 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 6: Location of existing outdoor cooking area for wood-fired smokers Figure 7: View to rear of site from front parking lot area. The location of the facilities is not visible from the street or from the front of the site.

7 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Project Overview The Applicant, Wonder Group, Inc, proposes to expand their existing catering facilities which consists of indoor food preparation facilities to the rear of the building on site, and an outdoor cooking facility with two smokers. The application propose to expand the outdoor cooking operations with additional canopies for 10 smokers constructed on concrete pads. Additionally, the applicant proposes a canopy to be used as a carport for the loading of food, and two walk- in coolers and a blast chiller for additional food storage. Completeness Our office has reviewed the checklist of required items for C and D Variance Applications. The Applicant requests waivers for the following items: #18. Location and dimensions of any existing or proposed streets. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #19. All proposed lot lines and area of lots in square feet. Justification: The proposed improvements are generally minor in nature and in a small portion of the existing site. An 'Aerial Exhibit' plan has been included within the submission to illustrate the general outline of the property. We have no objection to this waiver request. #20. Copy and/or delineation of any existing or proposed deed restrictions of covenants. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #21. Any existing or proposed easement or land reserved for or dedicated to public use.

8 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Justification: Not applicable, improvements are within an existing parking area internal to the site. We have no objection to this waiver request. #22. Development stages or staging plan. (For GDP – general staging) Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #34. Drainage Area Map. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #35. Drainage Calculations. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #36. Proposed utility infrastructure plans. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #37. Proposed utility infrastructure plans. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #38. Soil Erosion and Sediment Control Plan No justification provided. Testimony shall be provided for this requested waiver.

9 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 #40. Construction details as required by ordinance. We have no objection to this waiver request. Only required for major applications. #41 Road and paving cross-sections and profiles. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #42. Proposed street names. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #44. Lighting plan and details. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. The applicant shall describe the operations envisioned with the proposed expansion of the business, including the planned hours of operation. If food preparation may occur during later hours of the day, consideration should be given to requiring outdoor lighting for the safety of workers and catering vehicles and a lighting plan provided. At this time, we do not recommend this requirement be granted a waiver. #45. Landscape Plan Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #46. Solid waste Management Plan. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. The

10 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 proposed expansion of food preparation facilities appears likely to result in additional waste being created. The applicant shall testify to the expansion of the preparation of food and shall provide a solid waste management plan if the Board determines that the proposed improvements shall generate additional waste. At this time, we do not recommend this requirement be granted a waiver. #47. Site identification signs, traffic control signs, and directional signs. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #48. Site triangles. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We have no objection to this waiver request. #49. Vehicle and pedestrian circulation patterns. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We do not recommend this waiver, the inclusion of a carport for food loading to be used for offsite catering indicates new vehicle circulation patterns which should be reviewed for safe operations. #50. Parking plan. Justification: The proposed improvements are generally minor in nature and the limits of the improvements are within a small portion of the site and in previously impaired areas of the rear of the existing building, mostly within an existing gravel parking area. We do not recommend this waiver. The current parking situation in the rear of the site, and location of the improvements is haphazard and disorganized. The site should be improved to formalize parking arrangements with striping. Further, applicant shall testify as to any planned increase in the number of employees as a result of the expansion.