2025 12 15 Engineering Review 2

Chairman and Members of the West Orange Township Zoning Board December 15, 2025 Re: Panorama LLC (ZB-25-04) Our File No. 115.WRZ0109.V01 Amended Preliminary and Final Site Plan, Bulk Variance, Page 3 and Tree Removal and Replacement Permit– Review #2 H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0109.V01 - Panorama, LLC\25-12-15 Review #2.docx We have reviewed the information submitted in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is an irregularly shaped tract located on the southerly side of Eagle Rock Avenue. The majority of property is located in the B-2 General Business District while a portion of the property is located within the PURD Planned Unit Residential Development District. The property in question has an area of 192,631 square feet or approximately 4.42 acres and is occupied by the Chit Chat Diner and associated off-street parking spaces, drive aisles, landscaping, lighting and various other site improvements. On December 17, 2015, the Zoning Board of Adjustment memorialized Resolution ZB-15-11 which granted the Applicant approval to demolish the existing diner and to construct a new diner. On February 16, 2017, the Zoning Board of Adjustment memorialized Resolution ZB-16-18 which granted the Applicant approval to make various changes to the design of the diner. Finally, on January 20, 2022, the Zoning Board of Adjustment memorialized Resolution ZB-21-13 which granted the Applicant approval to reduce the number of parking spaces and to construct a deck. The Applicant is now seeking Amended Preliminary and Final Site Plan, Bulk Variance, and Tree Removal and Replacement Permit approval to re-configure the parking area to construct 15 additional parking spaces, including 4 electric vehicle charging spaces, resulting in a total of 100 parking spaces at the property. Additional improvements include tree removal and the installation of asphalt pavement, inlets, stormwater conveyance pipes, landscaping and lighting. B. DESIGN COMMENTS 1. Based on our review of the submitted documents, we request that the following additional information be submitted as stipulated on the Site Plan/Subdivision Checklist: a) Item #7 – Proof that taxes are current for Block 109, Lot 1.01. b) Item #20 – Copy and/or delineation of any existing or proposed deed restrictions or covenants. 2. Fire

Plan/Subdivision Checklist: a) Item #7 – Proof that taxes are current for Block 109, Lot 1.01. b) Item #20 – Copy and/or delineation of any existing or proposed deed restrictions or covenants. 2. Fire truck and refuse vehicle circulation plans have been provided. However, there appears to be circulation conflicts with an existing designated employee parking space. Testimony should be provided to the Board regarding this circulation conflict. If adequate circulation cannot be achieved, the Applicant should consider removing the existing parking space and installing yellow striping in the area to facilitate circulation of fire and refuse vehicles. 3. It shows on sheet SP-7 that 9 trees are proposed to be removed. As stipulated in §25- 27.5.c of the Land Use Regulations, the Applicant must submit a qualified tree expert’s report which addresses the standards in §25-27.7.