05 Response to Technical Review Comments 12 17 2025

30 Independence Blvd., Suite 200 Warren, NJ 07059 908.668.8300 www.BohlerEngineering.com December 17, 2025 Via Federal Express Ms. Jamilet Baquerizo Vite Planning Board Secretary Township of West Orange 66 Main Street West Orange, NJ 07052 RE: Township Resubmission Proposed Retail Store 457 Mt. Pleasant Avenue Block 157, Lot 5 Township of West Orange Essex County, New Jersey BENJ File No. NJA230139 Dear Ms. Vite: Enclosed, please find the following documents in regard to our resubmission to the Township of West Orange for the above referenced project: • Five (5) signed and sealed copies of the Preliminary & Final Major Site Plan prepared Bohler Engineering NJ, LLC, dated August 14, 2025, last revised December 10, 2025; • Five (5) signed and sealed copies of the Stormwater Management Report, prepared by Bohler Engineering NJ, LLC, dated December 2025; • Five (5) signed copies of the Traffic Statement, prepared by TPD, Inc., dated September 19, 2025, last revised December 12, 2025; • Five (5) signed and sealed copies of the Site Traffic Control Plans, prepared by TPD, Inc., dated December 10, 2025; • Five (5) copies of the Opinion of Probable Construction Costs, prepared by Bohler Engineering NJ, LLC, dated August 14, 2025, last revised December 10, 2025; • Five (5) copies of the HEPSCD Certification, dated September 30, 2025; • Five (5) copies of the NJDOT Letter of No Interest, dated September 18, 2025. We are in receipt of the Completeness Review Memorandum prepared by Heyer, Gruel & Associates, dated November 12, 2025 and offer the following responses: § 25-51.2 Administrative Requirements. e. Site inspection authorization form. • Not submitted, and a waiver has not been requested. The form shall be submitted prior to the Planning Board hearing for the application. The "Township of West Orange Application for the Planning Board or Zoning Board of Adjustment" which the applicant submitted and which is signed by the applicant and the property owner, authorizes inspection of the site. Therefore, this item has been provided. f. Compliance with legal notice requirements. • We defer comment to the Planning Board attorney. Acknowledged.

www.BohlerEngineering.com Ms. Jamilet Baquerizo Vite Township of West Orange BENJ File No. NJA230139 December 16, 2025 Page 2 of 14 i. Copies of approvals of other government/agencies as may be required or an affidavit indicating that application has been made to such agencies. • A list of required regulatory approvals and permits has been submitted. However, copies of the Soil Erosion and Sediment Control Plan Certification (issued September 30, 2025) and Letter of No Interest from the New Jersey Department of Transportation (issued September 18, 2025) have not been submitted. A copy of approvals shall be submitted prior to the Planning Board hearing for the application. A copy of the Soil Erosion and Sediment Control Certification from the Hudson-Essex- Passaic Soil Conservation District and a copy of the Letter of No Interest from the New Jersey Department of Transportation have been enclosed within this submission. § 25-51.7.1 Major Site Plan Requirements - Preliminary Stage. a. Basic Data. 9. Name of individual preparing the site plan together with an embossed engineer's or architect's seal, applicable signature and license number. • The professional engineer’s and land surveyor’s license numbers are provided on the sheets, but their respective seals and signatures are not provided. These drawings shall be submitted prior to the Planning Board hearing for the application. The enclosed site plans have been signed & sealed by their respective preparers. c. Grading, Landscaping and Environmental Data. 10. Environmental impact study. • Not provided, and a waiver has not been requested. We defer additional comment regarding this requirement to the Board Engineer. Per the Township of West Orange Ordinance §25-13.3.b, applications consisting of five acres or more are required to submit an Environmental Impact Study. The proposed development’s lot area is 3.71 acres, falling under the threshold for requiring an Environmental Impact Study. § 25-51.7.2 Major Site Plan Requirements - Final Stage. a. Verification that all of the conditions of the preliminary approval have been met. • To be provided upon the completion of all preliminary approval conditions. Acknowledged. f. Four copies of a map, referred to as a "Run Card", depicting the location of all fire hydrants within the subject property, and depicting the surrounding streets, based on a scale of one inch

dged. f. Four copies of a map, referred to as a "Run Card", depicting the location of all fire hydrants within the subject property, and depicting the surrounding streets, based on a scale of one inch equaling 400 feet, and contained on an 8 1/2 inch by eleven-inch paper within an area not to exceed 7 1/2 inches in width and eight inches in height. • Not provided, and a waiver has not been requested. We defer additional comment regarding this requirement to the Board Engineer. Acknowledged. A waiver is requested for this submission item. Existing and proposed fire hydrants have been labeled on the Utilities Plan.

www.BohlerEngineering.com Ms. Jamilet Baquerizo Vite Township of West Orange BENJ File No. NJA230139 December 16, 2025 Page 3 of 14 We are in receipt of the Planning Review # 1 Letter, prepared by Heyer, Gruel & Associates, dated November 12, 2025 and offer the following responses: 1. Site Description: • It appears there was a one story attached greenhouse to the structure that appears to no longer exist, applicant should confirm. The one-story greenhouse attached to the existing structure has been removed. • Applicant should consider updating the driveway to reduce the ponding issue. Ponding was noted along the Mount Pleasant Place driveway. Sheets C-401 and C-402 have been revised to provide an additional storm inlet and re- grading to provide an outlet for runoff that ponds in the Mount Pleasant Place driveway. 2. Proposed Project: • Applicant should confirm that all the existing active tenant spaces within the eastern sections of the building are to remain. The existing active tenants on the eastern side of the shopping center are to remain open and active at all times during construction. By way of background, since 1994, the subject site has been part of five (5) hearings before the Township’s Planning Board, and three (3) hearings before the Zoning Board. The applicant notes that additional approvals were received prior to 1994. These applications span throughout the existing Main Retail Building, and are outlined below. Acknowledged. 3. Existing Deeds and Easements We note that deed restrictions and covenants, as well as easements or land reserved for public use exist for the subject property. Existing deed restrictions and covenants include: • Slope Rights to the County of Essex (Deed Book 3491, page 1) • New Jersey Department of Environment Protection Deed Notice (Deed Book 12496, page 223) Existing easements or land reserved for or dedicated to public use include: • Easement to The New York and New Jersey Telephone Company (Deed Book P-40, page 524) • Easements and Rights-of Ways to the Town of West Orange (Deed Book A80 page 252, LP Book 4 page 547, Deed Book 3526 page 284, and Deed Book 3632 page 489) • Right of Way Grant to New Jersey Bell Telephone Company (Deed Book 5120, page 286) • Deed of Easement to the State of New Jersey, Department of Transportation (Deed Book 5572, page 445) The applicant indicates that no new deed restrictions or

phone Company (Deed Book 5120, page 286) • Deed of Easement to the State of New Jersey, Department of Transportation (Deed Book 5572, page 445) The applicant indicates that no new deed restrictions or easements are proposed with the current application; all of the existing easements and restrictions are to remain in effect. Acknowledged.

www.BohlerEngineering.com Ms. Jamilet Baquerizo Vite Township of West Orange BENJ File No. NJA230139 December 16, 2025 Page 4 of 14 5. Zoning Review The subject site is located in the B-2 General Business District. The applicant is proposing to retrofit vacant tenant spaces within the existing one-story commercial shopping mall (Main Retail Building) into a Trader Joe’s retail store. The proposed use, a “retail store,” is a principal permitted use in the B-2 district. Acknowledged. 6. Site Plan Review: a. A statement of operations including # of employees, hours of operations, shift timings, number of deliveries and other such operational details should be provided. The total number of employees is ±80 (10 full-time; 70 part-time). Hours of operations are Daily, from 9 a.m. – 9 p.m. Shifts range from 4 to 9 hours, starting at 5 a.m. and leaving at 11 p.m. 2-3 deliveries are expected daily. Please refer to the document entitled "Proposal" included in the initial township submission. 7. Landscaping and Fencing: We note that the applicant submitted an application for a tree removal and replacement permit on August 14, 2025. The application notes that of the five (5) total trees to be removed, three (3) are non-viable, and two (2) are viable. To account for the five (5) total trees to be removed, 10 new replacement trees are proposed, in compliance with §28-8 “Tree Replacement” of the Township’s Ordinance. Further, all other existing trees are to remain, and new landscaped islands are proposed throughout the surface parking lot of the subject property. These islands will contain a collection of trees, shrubs, grasses, and perennials. The existing wooded areas of the site will remain unaffected as a result of the current application. Additional improvements include curbing, paving, landscaping, lighting, and the construction of an 8-foot concrete masonry unit screen wall behind the Main Retail Building. A screened 10’ x 10’ trash enclosure is also proposed. The variance condition noted under §25-12.1 is no longer required due to proposed maintenance of existing privacy fencing and preservation of existing vegetation which will serve as parking lot screening, as permitted by the Township Ordinance. Pursuant to §25- 12.1 and §24-4e.8, the Landscape Plan (sheet L-201) has been revised to include a total of 30 proposed trees. As discussed during the SPRAB meeting, it

tted by the Township Ordinance. Pursuant to §25- 12.1 and §24-4e.8, the Landscape Plan (sheet L-201) has been revised to include a total of 30 proposed trees. As discussed during the SPRAB meeting, it is the applicant's understanding that the Planning Board views any nonconformity which is to remain unchanged as an existing nonconforming condition which does not require variance relief, and that it views any nonconformity which is to be improved as a change which does require variance relief. Applicant respectfully requests that the next Planning Review be revised and updated for consistency in that regard. a. The applicant should provide testimony regarding the feasibility of planting additional trees along the eastern section of the parking lot to eliminate the acquired two landscaping/screening variances. The Landscape Plan (sheet L-201) has been revised to include a minimum of 19 parking lot trees. No variance is requested.

www.BohlerEngineering.com Ms. Jamilet Baquerizo Vite Township of West Orange BENJ File No. NJA230139 December 16, 2025 Page 5 of 14 b. Some of the existing fencing on the property is noted to be in state of disrepair, applicant should consider updating/ repairing the fencing. A note has been added to sheet C-301 directing the contractor to replace any segments that may be in disrepair. Please refer to the Demolition Plan and the Site Plan showing the fence along Mount Pleasant Place to be replaced in kind. 8. Lighting: A total of three (3) different exterior lighting fixtures is proposed for the subject property. Fixtures will be placed along each façade of the Trader Joe’s tenant space, and light poles are proposed throughout the parking area. These fixtures are to be placed in conjunction with existing lighting fixtures within the eastern section of the property. Following are our comments on the proposed lighting. The Lighting Plan has been revised to comply with the required minimum illumination at streets (§25-14.3). a. The applicant should revise the lighting plans to eliminate any light spillage on lots outside of the subject property. The proposed maximum illumination at property lines has been designed in compliance with the Township Ordinance (§25-14.1.d). Light spill onto the adjacent lots has been limited to the maximum extent practicable given the site constraints and Township Ordinance requirements. b. The applicant should confirm the proposed illumination levels throughout the entire property, and revise the lighting plan to articulate this. An existing light study was performed to identify the existing light levels throughout the areas of the site noted to remain. The Lighting Plan has been revised to provide additional and/or supplemental lighting throughout any areas found to be deficient of the minimum lighting required by Township Ordinance. c. The applicant shall confirm compliance with the following illumination standard in §25-14.3: a. Minimum street illumination for developments in the B-2 General Business District: 1.2 fc. The Lighting Plan has been revised to comply with the required minimum illumination at streets (§25-14.3). 9. Parking and Site Circulation: The applicant proposes to expand the total number of surface parking spaces from 165 to 187. As outlined in previous sections of this memorandum, all parking spaces along the

ing and Site Circulation: The applicant proposes to expand the total number of surface parking spaces from 165 to 187. As outlined in previous sections of this memorandum, all parking spaces along the Mount Pleasant Avenue frontage will be oriented perpendicularly. Further, a new parking area will be constructed east of the Trader Joe’s tenant space, in the place of the previous greenhouse. Of these new spaces, four (4) will be make-ready electric vehicle (EV) spaces, four (4) will be ADA accessible, and one (1) space will be both ADA accessible and make-ready EV spaces. Signage will denote these spaces as such. Further, the existing fire lane striping will remain along the southern facade of the building. The one-way northbound aisle on the east side of the building will be maintained. Sheet C-301 has been revised to reflect the updated proposed parking total of 188 total spaces, consisting of 184 physical spaces and an EV credit of four (4) spaces for zoning purposes.

www.BohlerEngineering.com Ms. Jamilet Baquerizo Vite Township of West Orange BENJ File No. NJA230139 December 16, 2025 Page 6 of 14 As the site proposes an increase of only 19 new physical parking spaces, and per N.J.S.A. 40:55D-66.20.i only the number of new off-street parking spaces are taken into consideration with respect to EVSE requirements, the project falls under the following section of the Township of West Orange EVSE Ordinance: §25-12.6.d.2.(h): A retailer that provides 25 or fewer off street parking spaces shall not be required to install any electric vehicle supply equipment or make-ready parking spaces. The applicant proposes to install four make-ready parking spaces where none are required. a. The applicant shall confirm that each entrance or exit from such parking area shall be at least 50 feet from any residential district. Sheet C-301 has been revised to provide dimensions from entrance/exits of parking areas to the boundary of residential districts. The existing nonconformities are to remain. b. Will there be any commercial vehicles parked on site? No commercial vehicles will remain parked on-site. c. The applicant shall provide testimony regarding: The frequency of deliveries expected to the site. Testimony regarding delivery frequency will be provided. The applicant anticipates 2-3 deliveries daily. d. The applicant shall confirm, the total number of existing and proposed parking spaces, the site plan notes the number as 183, while we count 187 spaces proposed. The parking calculations within the Site Plan drawing set shall be revised per the table above; as 187 physical spaces are proposed, the EV bonus creates a total of 191 spaces. Sheet C-301 has been revised to provide an updated parking count based on layout changes. There are 184 physical spaces provided, but utilizing the ‘double counting’ as permitted in the Township of West Orange EVSE Ordinance, the four (4) make-ready electric vehicle charging stations count as eight (8) for a total of 188 parking spaces towards zoning compliance. e. Further, applicant should confirm the number of spaces that are non-conforming parking stall sizes. A total of 103 existing parking spaces are non-compliant with the township requirement for parking stall size. Of these 103 parking spaces, 50 will be removed and replaced with compliant parking stalls, where 53 will remain. f. Per State EV