CME Associates Review 3

<< #8} —_>_ Consulting & Municipal eee ENGINEERS 849 W. Bay Avenue, Suite 16 Barnegat, NJ 08005 732.410.2650 © www.cmeusa1.com ® MEMORANDUM To: Chairman and Members of the West Orange Planning Board From: John J. Hess, PE, PP, CME helt Planning Board Engineer FC OL. Date: June 13, 2025 Re: Application No. PB 24-01 West Essex Highlands, LLC Preliminary & Final Site Plan - Review #3 Warner Road Block 179, Lot 32 Our File: 115.WRP0179.V01 CC: Geniece Gary-Adams — Director of Planning & Development/Zoning Official Zayibeth Carballo, PE, PLS, PP, CME, CFM, CFS — Township Engineer Diana McGovern, Esq. - Planning Board Attorney George Wheatle Williams, PP - Planning Board Planner West Essex Highlands, LLC - Applicant Bryan D. Plocker, Esq. - Applicant’s Attorney Paul W. Anderson, PE - Applicant’s Engineer Our office has received for review the following documents which were submitted in support of the above referenced application for Preliminary and Final Site Plan approval: e A set of Preliminary and Final Site Plan drawings (60 sheets) prepared by Paul W. Anderson, PE with Anderson Consulting Services of Boonton, New Jersey and bearing a latest revision date of October 1, 2024. e Asset of Regulated Water + Riparian Zone Impacts drawings (2 sheets) prepared by Paul W. Anderson, PE with Anderson Consulting Services of Boonton, New Jersey and bearing a latest revision date of November 5, 2024. These plans are stamped as approved under NJDEP File Number 0722-04-0001.1. e A set of Freshwater Wetland + Wetland Transition Area Impacts drawings (2 sheets) prepared by Paul W. Anderson, PE with Anderson Consulting Services of Boonton, New Jersey and bearing a latest revision date of November 5, 2024. These plans are stamped as approved under NJDEP File Number 0722-04-0001.1. CONSULTING AND MUNICIPAL ENGINEERS LLC NJ CERTIFICATE OF AUTHORIZATION NO. 24GA28359000 Barnegat « Berlin * Camden + Howell - Medford * Monmouth Junction « Parlin ee ——l

—— Consulting & Municipal ee ee ENGINEERS Chairman and Members of the West Orange Township Planning Board dune 13, 2025 Re: West Essex Highlands, LLC (PB 24-01) Our File No. 115.WRP0179.V01 Preliminary & Final Site Plan - Review #3 Page 2 e A Geotechnical Investigation Report prepared by Atilla Sencar, PE with Sor Consulting Engineers, Inc, of Cedar Grove, New Jersey dated April 19, 2021. e A Subsurface Investigation Report prepared by Atilla Sencar, PE with Sor Consulting Engineers, Inc, of Cedar Grove, New Jersey dated May 23, 2023. e A Subsurface Investigation Report prepared by Atilla Sencar, PE with Sor Consulting Engineers, Inc, of Cedar Grove, New Jersey dated February 12, 2024. e A Supplementary Subsurface Investigation Report prepared by Atilla Sencar, PE with Sor Consulting Engineers, Inc, of Cedar Grove, New Jersey dated April 4, 2024. e A Stormwater Management Report prepared by Paul W. Anderson, PE with Anderson Consulting Services of Boonton, New Jersey and bearing a latest revision date of October 28, 2024. e Apprint of a Response Letter to the September 13, 2024 Princeton Hydro Letter prepared by Paul W. Anderson, PE with Anderson Consulting Services, LLC, of Boonton, New Jersey dated October 10, 2024. e A print of a Slope Stability Study, prepared by Ronald D. Boyer, PE and Mark K. Seel, PE with Langan Engineering and Environmental Services, LLC of Princeton, New Jersey dated January 14, 2025. e A print of an Environmental Report prepared by Scarlett Simpson and Ariana Tsiattalos with the New Jersey Department of Environmental Protection, dated November 15, 2024. e Aprint of an Engineering Report, prepared by Danielle Jones and Dennis Contois with the New Jersey Department of Environmental Protection, dated November 12, 2024. e A print of a NJDEP Freshwater Wetlands Letter of Interpretation — Extension, dated November 18, 2024. ¢ A print of a NJDEP Permit Number 0722-04-00.1 LUP230001 which granted a Flood Hazard Area Individual Permit, Freshwater Wetlands General Permit 10B, Freshwater Wetlands General Permit 11, Freshwater Wetlands General Permit 17, and a Water Quality Certificate for the project, dated November 15, 2024. In addition to the above, our office previously received the following information as part of the original submission for this application: e Aprint of a Topographic Survey of Tax Lot 32, Block 179 (1

n addition to the above, our office previously received the following information as part of the original submission for this application: e Aprint of a Topographic Survey of Tax Lot 32, Block 179 (1 sheet) prepared by Jeffrey S. Grunn, PLS with Lakeland Surveying of Rockaway, New Jersey dated September 6, 2023. ‘S:\West Orange\Planning Board\VWRP0179 01 - West Essex Highlands, Inc\Review #3 - 08-13-25 docx

Consulting & Municipal nee ENGINEERS Chairman and Members of the West Orange Township Planning Board June 13, 2025 Re: West Essex Highlands, LLC (PB 24-01) Our File No. 115.WRP0179.V01 Preliminary & Final Site Plan - Review #3 Page 3 e A set of architectural plans (24 sheets) prepared by Laurance D. Appel, RA with Appel Design Group Architects of Florham Park, New Jersey and bearing a latest revision date of May 13, 2024. e A Traffic Impact Study prepared by Karl A. Pehnke, PE and Eric J. Viloria, PE with Langan Engineering and Environmental Services, LLC of Princeton, New Jersey and bearing a latest revision date of June 19, 2024. e A June 27, 2024 letter from Paul W. Anderson, PE to the West Orange Planning Board which addresses the comments in our June 26, 2024 review memorandum. e An executed copy of a Settlement of Litigation Agreement between West Essex Highlands, Inc., the Township of West Orange and the West Essex Highlands Condominium Association, Inc. and bearing a latest signature date of April 23, 2020. ¢ Acompleted Application Form dated December 21, 2023. ¢ A Written Proposal for Application for Preliminary and Final Major Site Plan Approval. e A Disclosure of Ownership. e AList of Contiguous or Adjacent Properties Owned by Applicant. e¢ Acompleted Site Plan/Subdivision Checklist. e Acompleted Sustainability Checklist Form. e A Verification of Taxes & Sewer Charges Paid from the Office of the Tax Collector dated December 28, 2023 which states that the taxes on Lot 32, Block 179 are paid until the 4" Quarter of 2023. e AList of Owners within 200 Feet of Block 179, Lot 32 from the Office of the West Orange Tax Assessor dated December 12, 2023. e A.List of Owners within 200 Feet of Block 179, Lot 32 from the Office of the Essex Fells Tax Assessor dated December 12, 2023. e AList of Owners within 200 Feet of Block 179, Lot 32 from the Office of the Verona Tax Assessor dated December 6, 2023. ¢ Copies of the following prior Planning Board Resolutions for the property in question: Resolution of Approval for Planning Board Case No. PB-04-23 dated February 2, 2005. Resolution of Approval for Planning Board Case No. PB-04-23 dated May 5, 2005. Resolution of Approval for Planning Board Case No. PB-04-34 dated May 5, 2005. Resolution of Denial for Planning Board Case No. PB-04-24 dated April 5, 2006. oo000 ‘S:\West Orange\Planning

5, 2005. Resolution of Approval for Planning Board Case No. PB-04-34 dated May 5, 2005. Resolution of Denial for Planning Board Case No. PB-04-24 dated April 5, 2006. oo000 ‘S:\West Orange\Planning Board\VWRP0179.01 - West Essex Highlands, Inc\Review #3 - 06-13-25 docx ——

che Consulting & Municipal ASSOCIATES ENGINEERS Chairman and Members of the West Orange Township Planning Board June 13, 2025 Re: West Essex Highlands, LLC (PB 24-01) Our File No. 115.WRP0179.V01 Preliminary & Final Site Plan - Review #3 Page 4 We have reviewed the submitted information in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is an irregularly shaped tract which fronts on the northerly ends of Warner Road, Kuzik Drive and Bayowski Road. It also abuts the municipal boundary with the Borough of Essex Fells to the north and west, the municipal boundary with the Township of Verona to the north and the West Essex Highlands Condominium development to the south. The property in question is located in the IH-1 Inclusionary Housing District and has an area of 5,245,870 sf or approximately 120.429 acres. The property is currently vacant and wooded and is traversed by several stream corridors. Development of the property is subject to the terms and conditions in a 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 and 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 six (6) apartment buildings, a clubhouse, a maintenance building, a dog kennel and a dog park. The residential apartments will be located within 6 separate buildings. In addition, on-site parking is proposed for 1,095 vehicles including 23 handicap accessible spaces. The proposed parking spaces include 796 under building parking spaces and 299 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 17 parking spaces, including 1 handicap accessible parking space, 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

oom 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 two-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 Applicant has indicated that the proposed streets will be private. The site will be serviced by extensions of the existing sanitary sewer and water systems. Also, a stormwater management system consisting of one large scale surface infiltration basin with a manufactured treatment device, three small scale surface infiltration basins, seven porous pavement infiltration systems and one small scale subsurface infiltration basin are proposed to mitigate the increase in stormwater runoff from the site. ‘S:\West Orange\Planning Board\VWRPO179.01 - West Essex Highlands, Inc\Review #3 - 06-13-25 docx

| — @ oye Consulting & Municipal ASSOCIATES ENGINEERS Chairman and Members of the West Orange Township Planning Board June 13, 2025 Re: West Essex Highlands, LLC (PB 24-01) Our File No. 115.WRP0179.V01 Preliminary & Final Site Plan - Review #3 Page 5 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. 3. The Applicant has requested a de minimis exception from the requirement to provide a sidewalk on both sides of the street in certain areas due to wetlands and riparian zone restraints. D. DESIGN COMMENTS 1. 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) A statement of the manner by which strict compliance with said provisions would result in practical difficulties; and c) A statement 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

partment 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. ‘S:\West Orange\Planning Board\VWRPO179.01 - West Essex Highlands, Inc\Review #3 - 06-13-25 docx a

a Consulting & Municipal ENGINEERS ASSOCIATES Chairman and Members of the West Orange Township Planning Board June 13, 2025 Re: 2. West Essex Highlands, LLC (PB 24-01) Our File No. 115.WRP0179.V01 Preliminary & Final Site Plan - Review #3 Page 6 It shows on the Zoning Schedule on sheet SP-3 that 1,070 parking spaces are proposed. It shows on the Overall Development Summary Table on sheet SP-3 that 1,103 parking spaces are proposed. Further, adding all parking spaces shown within the Overall Development Summary Table on sheet SP-3 results in 1,095 parking spaces being proposed. This discrepancy must be resolved. The Overall Development Summary Table should be revised to indicate building A.2 as A.1 is included twice. The Overall Development Summary Table indicates that Building B will have 69 total units while the table above indicates 68 total units for Building B. This discrepancy must be resolved. The grading plans must be revised to include spot elevations at all ADA ramps and ADA accessible landing areas. Further, additional spot elevations must be added to the handicap accessible parking spaces on the west side of the roadway across from Building D.1. Detail No. 10 on Sheet SP-59 must be named. 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 (greater than 4’ height) g) Porous HDPE pipe installation detail. h) Sanitary sewer manhole. i) Sanitary force main. j) Tennis courts k) Gazebo !) Pergola m) Span bridge 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. Our office notes that the project has received an NJDEP Permit which granted a Flood Hazard Area Individual Permit, Freshwater Wetlands General Permit 10B, Freshwater Wetlands ‘S:\West Orange\Planning Board\WWRPO179 01 - Wesl Essex Highlands, Inc\Review #3 - 06-13-25 docx ————