2025 11 12_Vite_Engineering Review Letter

F:\2023\23-1345 West Orange 2024 Municipal Engineering Services\018 - PB-25-10 Trader Joe's - 457 Mt Pleasant Avenue\Correspondence\2025-11-12_Vite_Engineering Review Letter.Docx 2 PROJECT DESCRIPTION Matrix understands that the Applicant for this application is Trader Joe’s East, Inc., 160 Federal Street, Floor 12, Boston, MA 02111, and the Owner for this application is Diener Mt. Pleasant Associates Ltd., 25 Main Street, Suite 200, Hackensack, NJ 07601. As per the Township’s Zoning Map (last revised 2020), the subject parcel (Block 157, Lot 5) is located in the ‘B-2’ (Retail Business) zone along Mt. Pleasant Avenue, also known as NJ State Highway No. 10, approximately 388 feet north and east of the intersection of that roadway with Pleasant Valley Way, Essex County Highway No. 636. The Property is currently improved with an approximately 29,187 SF one-story commercial building previously occupied by multiple retail tenants (“Main Building”), an approximately 3,254 SF one-story commercial building occupied by one retail tenant, as well as existing parking area and landscaping improvements. Retail stores and multiple principal uses are permitted in the B-2 zoning district. The subject property is approximately 3.71 acres or 161,597 SF. The Applicant proposes to refit and occupy approximately 18,767 square feet of commercial space within the Main Building for conversion into a Trader Joe’s Retail Store. The Applicant proposes the addition of twenty-two (22) new parking spaces to be situated on the western portion of the site in replacement of the greenhouse outdoor sales area used by previous tenant Metropolitan Plant Exchange. Additionally, the existing parking in front of the Main Building will be reconfigured to provide additional parking stalls. Ancillary improvements such as curbing, paving, landscaping and lighting are also proposed. In connection with the application to the Township of West Orange Planning Board, these improvements require preliminary and final major site plan approval, together with Tree Removal and Replacement approval, Soil Removal approval and “c” bulk variances. Below is a summary of the proposed building fit-out: 1. General 1.1. The ALTA/NSPS Land Title Survey indicates that most of the westerly and northwesterly property line is bound by the West Branch (incorrectly labelled as the South Branch) of the Rahway River. The Survey

e ALTA/NSPS Land Title Survey indicates that most of the westerly and northwesterly property line is bound by the West Branch (incorrectly labelled as the South Branch) of the Rahway River. The Survey also indicates that a significant portion of the parcel is with the Flood Hazard Area of the River and to a lesser extent the River’s Riparian Buffer impacts the site. A small portion within the rear of the parcel near Mt. Pleasant Place is a wetlands buffer. The Applicant shall provide testimony on the impact of the proposed improvements on these environmental features and the need to apply to the New Jersey Department of Environmental Protection for any permits. 1.2. Two different addresses are used in the application: 457 Mt. Pleasant Avenue and 471 Mt. Pleasant Avenue. Which is the correct one for Trader Joe’s? 2. Demolition 2.1. The Applicant shall provide testimony as to the intention to remove, demolish, or otherwise modify any existing exterior site elements for the proposed development. 3. Site Plan 3.1. The Applicant shall provide testimony regarding the existing site conditions, proposed improvements, and conformance with applicable ordinances and regulations.