CME Associates Review 3

—=—_ 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.WRPO179.V01 Preliminary & Final Site Plan - Review #3 Page 7 General Permit 11, Freshwater Wetlands General Permit 17, and a Water Quality Certificate. 2. Based on our review of the provided soil testing and Chapter 12 of the BMP Manual, we offer the following: a. One (1) additional soil test is required for BMP #4 as TP-10 is located further than 25 feet from the porous pavement system. b. One (1) additional soil test is required for BMP #6. c. Two (2) additional soil tests are required for BMP #7. d. One (1) additional soil test is required for BMP #8. e. One (1) additional soil test is required for BMP #10. Our office defers to NJDEP to confirm compliance with Chapter 12 of the BMP Manual regarding the quantity of soil tests. 3. The plans should be revised to include notation indicating that soil testing during construction and post construction will be performed for all infiltration BMPs in accordance with the NJDEP BMP Manual. 4. The Stormwater Management Report hydrographs indicate that the replacement soil and exfiltration rate used for porous pavement system #3 and porous pavement system #8 are 10 inches per hour. The porous pavement system details on Sheet SP-25 and Sheet SP- 26 indicate replacement soil with a permeability rate of 8 inches per hour should be used. The details must be revised to indicate replacement soil with a permeability rate of 10 inches per hour will be used. 5. Verify the size of pipes connected to outlet structure #6 as they are inconsistent between the outlet control structure label, the pipe labels, and the details. Sheet SP-19 and the details on Sheet SP-25 must be revised accordingly. 6. Verify the size of the pipes associated with outlet control structure #8 as they are inconsistent between the outlet control structure label, pipe labels, and detail. Sheet SP- 22 and the detail on Sheet SP-26 shall be revised accordingly. Further the outlet control structure #8 detail should be revised to show the 15” HDPE pipe from inlet W-9. 7. Revise outlet structure #9 detail on Sheet SP-26 to show both 15” pipes that connect into the structure. Further, verify the sizes and material of the inlet pipes and outlet pipe as they are

W-9. 7. Revise outlet structure #9 detail on Sheet SP-26 to show both 15” pipes that connect into the structure. Further, verify the sizes and material of the inlet pipes and outlet pipe as they are inconsistent between the outlet control structure label, pipe labels, and detail. Sheet SP-23 and the detail on sheet SP-26 must be revised accordingly. S:\West Orange\Pianning Boardi\VWRPO179.01 - West Essex Highlands, Inc\Review #3 - 06-13-25 docx ———

——eE—__" —~— == #& Gre 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 8 8. Sheet SP-20 must be revised to identify the pipes proposed in conjunction with porous pavement system #3. All pipes should be labeled with pipe size, material, length, and slope. 9. Clarify the limits of porous pavement for BMP #8, BMP #9 and BMP #11. Two separate pavement hatches are shown and it is unclear if both hatches are intended to be pervious pavement. 10. Revise the hatching associated with BMP#4 to remove the pervious pavement hatching from the landscape island. 11. Sheet SP-25 must be revised to correct the finished grade elevation on porous pavement section #6 detail. 12. As stipulated in Section 25-29.10(b)(1) of the Ordinance, the design engineer shall prepare a maintenance plan for the stormwater management measures incorporated into the design of a major development. It further stipulates in Section 25-29.10(b)(4) of the Ordinance that the maintenance plan and any future revisions shall be recorded upon the deed of record for each property on which the maintenance described in the maintenance plan must be undertaken. Prior to recording, the form of the deed must be approved by the Board Attorney and our office. F. LANDSCAPING COMMENTS 1. The Applicant has proposed deer exclusion fencing for existing wooded areas to remain. Details of the proposed fence, method of installation, maintenance responsibilities and notes should be provided for further review. 2. Revise the street tree layout to create uniformity within the site by providing the same species of trees on both sides of the roadways within substantial groupings. 3. Review and revise match lines, as they create difficulties for review (and later construction), such as labels to corresponding graphics are not on the same sheet. Also, the overall landscape plan should indicate the match line locations. 4. Our office recommends that street trees be provided on the lawn side of sidewalks, where feasible, to reduce future hardscape conflicts as well as to provide greater soil volume for a healthier tree. 5. Revise the ‘Plant List’, sheet 29 of 66, as indicated below: a. Both BP (Paper Birch) and AS (Sugar Maple)

ture hardscape conflicts as well as to provide greater soil volume for a healthier tree. 5. Revise the ‘Plant List’, sheet 29 of 66, as indicated below: a. Both BP (Paper Birch) and AS (Sugar Maple) are a northern tree species and with a warming climate, these species are not recommended. S:\West Orange\Planning BoarciVWRPO179 01 - West Essex Highlands, Inc\Review #3 - 06-13-25 docx —

SSS —— oue 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 9 b. RP (Black Locust) is an invasive species, is not commercially available, nor recommended. The Applicant has included the 25 RP within the tree credits as native trees. c. Indicate single or multi-stem trees for proposed ornamental trees, to prevent any confusion. Single stem trees should be indicated by caliper and multi-stem trees by height. d. Provide oak species, a keystone species of our ecosystem. e. PA (American Plum) is not recommended as it is highly susceptible to black knot fungus. f. Correct the common name for AM (Black Chokeberry). g. Specifically indicate a minimum planting height/spread for proposed shrubs. Currently, only container sizes are listed, but many of these species will not be available at these sizes. h. Provide cultivar selections for proposed trees and shrubs, to prevent confusion during construction. i. Ensure shrub and perennial plantings located within parking islands do not exceed 30” at maturity to ensure visibility. 6. Revise the plans to provide a four-season landscape screen around proposed trash enclosures. Currently, the Applicant has provided deciduous shrubs. 7. Revise the plans to shift shrub landscape beds to be a minimum of three (3) feet from edge of curb, to reduce damage from vehicles, snow clearing operations and road salt spray. 8. Review and revise proposed plant material locations, to ensure planting beds are not in conflict with proposed hardscaping. It appears shrubs are proposed across the parking garage entrance at proposed Building C, shrubs are within entrance walkway at proposed Building B, etc. 9. Revise the plans to provide shade trees within the parking lot island and the traffic circle island located in the parking area between proposed Building C and the Clubhouse. Also, shade trees should be provided in lieu of proposed CF (Flowering Dogwood) at the north end of the parking lot between proposed Buildings B and C. Sufficient space is available to support a shade tree, rather than an ornamental tree as proposed. 10. Revise the plans to provide additional native trees to revegetate open areas by the proposed basins. S:\West

ace is available to support a shade tree, rather than an ornamental tree as proposed. 10. Revise the plans to provide additional native trees to revegetate open areas by the proposed basins. S:\West Orange\Planning Board\VWRPO179 01 - West Essex Highlands, inc\Review #8 - 06-13-25 docx ———

— que Consulting & Municipal ASSOCIATES 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 10 11. Revise the plans to shift landscape materials outside of the dog park fence, to reduce damage. Also, benches and/or play equipment should be considered for this space. 12. It appears labels are missing for landscaping in the vicinity of proposed Building D.2. Provide shade and ornamental trees for this area. 13. The Applicant has proposed foundation landscaping for most of the proposed buildings; however, these do not consider the solar orientation of the planting beds. This should be revised to ensure a successful landscape. Also, provide foundation landscaping for the proposed buildings near the dog park and for screening the pump station. 14. Revise the plans to label proposed road names, buildings, basins, exterior utilities, etc., on the landscape sheets. 15. The Applicant has indicated Ernst Seed Mix #137 by the basins; however, there are two (2) distinct hatch lines at the basin. Revise the plans to clarify the difference. Also, provide mix specifications and maintenance notes. 16. Revise the plans to graphically depict and specifically label the proposed and existing woodline. Tree protection fencing should be depicted on the plans, to prevent confusion during construction. 17. Revise the plans to provide mulch bed lines on the plans, to prevent confusion during construction. 18. Revise the plans to indicate proposed disposition for all open areas, such as lawn, mulch, stone, sod, etc. 19. Revise the plans to provide general planting notes and planting details, to include, but not limited to, handling, quality, watering responsibilities, etc. Our office recommends that the tree planting details provide rigid, plastic open mesh trunk guards to prevent irreparable damage from buck rub, burlap around root ball to be removed and the root flare to be at final grade. 20. Revise the plans to provide a minimum clearance of fifteen (15) between proposed trees and light fixtures. 21. It appears that wetland education signs are proposed as details are provided on sheet 28 of 66. Revise the plans to indicate proposed mounting method as well as their specific locations on site, to prevent confusion

wetland education signs are proposed as details are provided on sheet 28 of 66. Revise the plans to indicate proposed mounting method as well as their specific locations on site, to prevent confusion during construction. G. LIGHTING COMMENTS 1. In accordance with IES (Illuminating Engineering Society) standards, parking lots shall have a minimum of 0.50 footcandles and residential streets should be an average of 0.40- ‘S:\West Orange\Planning Board\VWRPO179.01 ~ West Essex Highlands, Inc\Review #3 - 06-13-25 docx

— _—— aue 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 11 0.45 footcandles. Revise the plans to provide a data summary chart, indicating maximum, minimum, and average footcandles, for further review. 2. Revise the plans to provide a luminaire schedule, to include, but not limited to, quantities, ordering information for both fixtures and poles, color temperature, etc. Also, provide manufacturer’s catalog cuts, for further review. 3. Revise the plans to provide isolux patterns on the plans and provide isolux pattern details, with a scale and graph. 4. Revise the plans to indicate proposed timers and hours of operation. Also, indicate proposed color and finish for all fixtures and poles. 5. Revise the plans to provide a light pole footing detail, to indicate dimensions, rebars, concrete strength, etc. 6. It does not appear light fixtures are proposed within the Clubhouse amenities area. The Applicant should indicate the expected operating hours to determine if lighting should be provided. 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 details any other changes that have been made to the plans as these may not be readily apparent. ‘S:\West Orange\Planning Board\VWRP0179.01 - West Essex Highlands, Inc\Review #3 - 06-13-25 dock