25 12 10 PanoramaLLC CME Planning Review 1

West Orange Zoning Board December 10, 2025 Re: 410 Eagle Rock Avenue– Panorama, LLC Our File No. 115.WRZ0046.V01 CME Planning Review #1 Page 6 H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0109.V01 - Panorama, LLC\25-12-10 Panorama,LLC - CME Planning Review 1.docx f. Regarding the parking, we note that a variance was previously granted, and the required parking is not changing, and with the expansion of the parking lot the property will be brought closer to conformity with requirements. g. The applicant has not requested relief from disturbance of any steep slopes, however we note that the development is adjacent to a cliff, and it appears that there are steep slopes on site in the area proposed for the parking expansion. The applicant should confirm that no steep slope disturbance is required to properly grade the driveway and parking lot. h. We defer comment on impacts to cliffs and steep slopes to the Board Engineer. i. The application as proposed includes several areas that do not meet the minimal illumination standards. The applicant should provide testimony to address the deviation from the illumination standards. d. The application as proposed requires the removal of several specimen trees, and the disturbance of steep slopes. The applicant should provide testimony addressing any attempts or consideration that has been made to develop additional parking while minimizing the removal of trees and disturbance to steep slope areas. e. The applicant shall provide testimony addressing the tree replacement requirements of the Township code at §28-8. We note that payment in lieu of planting is permitted. We defer any further comment on tree removal and replacement to the Township Forester. f. We defer any comment on grading, drainage, utilities, and stormwater management to the Board Engineer. g. The applicant should address the status of any necessary outside agency approvals.