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.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