12302025 PB 25 10 457 Mount Pleasant Avenue Planning Review 2

Memorandum 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com TO: Township of West Orange Planning Board FROM: Malvika Apte, PP, AICP, Planning Board Planner Langley Oudemans, Associate Planner RE: PB Application 25-10 Planning Review # 2 457 Mount Pleasant Avenue (Trader Joe’s) Block 157, Lot 5 Preliminary & Final Major Site Plan Approval and “C” Variances Approval DATE: December 30, 2025 _____________________________________________________________________________________________ As requested, we have reviewed the following resubmitted materials as of December 18, 2025:  One (1) copy of filing Transmittal Letter, prepared by Howard D. Geneslaw of Gibbons P.C., dated December 17, 2025.  One (1) revised copy of Proposal, Application Form, Section G – Requirements for Variances, Item 4A, dated September 17, 2025, revised December 10, 2025.  One (1) copy of memo- List of Variances Required, Application Form, Section D – Type of Application, dated September 17, 2025, revised December 10, 2025.  One (1) copy of Reasons for Relief, Application Form, Section G – Requirements for Variances, Item 4B, dated September 17, 2025, revised December 10, 2025.  One (1) copy of List of Plans & Exhibits, Application Form, Section H, dated September 10, 2025, revised December 17, 2025.  One (1) copy of Responses to Technical Review Comments, prepared by Doug Wolfe, PE and Tung- To Lam, PE of Bohler Engineering, NJ LLC, dated December 17, 2025.  One (1) copy of Opinion of Probable Construction Costs, prepared by Bohler Engineering, NJ LLC, dated December 10, 2025.  One (1) copy of HEPSCD Soil Erosion and Sediment Control Plan Certification, prepared by Mattew J. Ward, dated September 30, 2025.  One (1) copy of NJDOT Letter of No Interest prepared by Rahmiati Anthony, dated September 18, 2025.  One (1) copy of Stormwater Management Report prepared by Tung-To Lam, PE of Bohler Engineering, NJ LLC, dated August 2025, revised December 2025.

Memorandum Page 2 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com  One (1) copy of Traffic Statement for Proposed Retail Store Tax Map 87, Block 157, Lot 5 prepared by Paul B Going, PE and David W Fahim, PE of TPD dated September 19, 2025, revised December 12, 2025.  Three (3) Sheets titled Traffic Control Plans prepared by Paul B Going, PE of TPD dated December 10, 2025.  Twenty (20) Sheets titled Proposed Retail Store 457 Mount Pleasant Avenue Preliminary and Final Major Site Plan, prepared by Bohler Engineering, NJ LLC, dated September 17, 2025, revised December 10, 2025.  Five (5) Sheets of Trader Joe’s 457 Mount Pleasant Avenue Architectural Plans, prepared by Jeffrey Taylor Architects, dated December 12, 2025. Originally Received Application Materials:  Township of West Orange Planning Board Application, dated July 31, 2025;  Transmittal Letter Prepared by applicant’s attorney, Howard D. Geneslaw, Esq., dated October 7, 2025;  Fees & Escrow Computation, dated September 17, 2025;  Corporate Disclosure Statement, dated July 31, 2025;  Owner's Consent Affidavit, dated July 31, 2025;  Attachment of all previous Planning Board and Zoning Board of Adjustment Decisions for Block 157, Lot 5 in the Township of West Orange, dated August 14, 2025;  4-sheet Description of Current Proposal, dated September 17, 2025;  3-sheet Lists of Variances, Design Exceptions, and Submission Waivers for the Current Proposal, dated September 17, 2025;  4-sheet Description of “Reasons for Relief,” dated September 17, 2025;  List of Plans & Exhibits, dated September 17, 2025;  Township of West Orange Sustainability Checklist for PB-25-10, undated;  Township of West Orange Site Plan / Subdivision Checklist for PB-25-10, undated;  Verification of Taxes and Sewer Charges Paid, dated August 8, 2025;  List of Required Regulatory Approvals, dated September 17, 2025;  200-Foot Buffer Report for Block 157, Lot 5, prepared by the Township of West Orange Tax Accessor, dated July 7, 2025;  Package of Existing & Proposed Deed Restrictions and Covenants;  Package of Existing & Proposed Easements or Dedications;

Memorandum Page 3 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com  Soil Removal Permit Application, dated September 17, 2025;  Application for a Tree Removal and Replacement Permit, DATED August 26, 2025;  26-sheet Traffic Statement prepared by TPD Inc., dated September 19, 2025;  Stormwater Management Report prepared by Bohler Engineering NJ LLC., dated August 2025;  Stormwater Management Facilities Operations and Maintenance Manual, prepared by Bohler Engineering NJ LLC., dated August 2025;  19-sheet Preliminary and Final Major Site Plan set prepared by Bohler Engineering NJ LLC., dated July 25, 2025, and revised through September 17, 2015;  Property Survey of Block 157, Lot 5 within the Township of West Orange, prepared by Control Point Associates, Inc., dated November 20, 2023, and revised through August 5, 2025; and  5-sheet Architectural Plan set prepared by Jeffrey Taylor Architects, dated September 9, 2025. 1. Site Description (This comment is reiterated from our previous memorandum) The subject property identified as Lot 5 of Block 157 in the Township and is located at 457 Mount Pleasant Avenue. The irregularly shaped lot includes approximately 524.6’ of frontage along Mount Pleasant Avenue, 50.2’ of frontage along Pleasant Valley Way, and 101.6’ of frontage along Mount Pleasant Place. The property measures approximately 3.7 acres in area, and a section of the South Branch of the Rahway River runs along the eastern side of the property. The subject property is currently developed with a 29,187 square-foot one-story masonry strip mall (the “Main Retail Building”) with a pitched roof. There was a one-story greenhouse attached to the structure which no longer exists. A 3,254-square-foot one-story brick retail building (the “Smaller Retail Building”) detached from the main building is located southeast of the property. The entire lot is developed with a surface parking lot comprised of approximately 165 existing spaces. The Main Retail Building is partially occupied and includes vacant tenant spaces. Active tenants include Martial Arts, Julio’s Restaurant, Party Wines liquor store, Crystal Cleaners, Coco Nails, and Quick Shop Food and News. The smaller retail building contains two personal service establishments, bagels and pizza fast food stores. Three (3) driveways, located

e, Crystal Cleaners, Coco Nails, and Quick Shop Food and News. The smaller retail building contains two personal service establishments, bagels and pizza fast food stores. Three (3) driveways, located along all three street frontages, provide access into the existing shopping complex. There are two driveways along Mount Pleasant Avenue that appear to be the main entrance to the site, one (1) driveway is located along Pleasant Valley Way, and the third driveway is located along Mount Pleasant Place. Ponding was noted along the Mount Pleasant Place driveway. Applicant has proposed mill and overlay asphalt repair for a majority of the site to address the ponding issues. A combination of trees and 8-foot-tall wood fencing separate the subject property from the neighboring lots. Directly west of the subject property, Lot 2 of Block 157 is developed with a gas station, and Lots 1

Memorandum Page 4 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com and 11 include the building and surface parking lot for a home care healthcare business. Two billboards have been constructed on these lots. The subject property is located within the B-2 General Business District of the Township. Surrounding the site are additional commercial establishments near the intersection of Mount Pleasant Avenue and Pleasant Valley Way. Single-family residential neighborhoods are located north, east, and south of the commercial complex. Directly south of the subject property is the Francis A. Bryne Golf Course. 2. Proposed Project: The applicant, Trader Joe’s East, Inc., is seeking a preliminary and final major site plan approval, tree removal and replacement approval, soil removal approval and “c” variances approval, to retrofit approximately 18,800 square feet of existing tenant space within the Main Retail Building (and use its approximately 1,522 square foot mezzanine for mechanical equipment) into a Trader Joe’s retail grocery store. Further, the applicant proposes adding nineteen (19) additional parking spaces, including four (4) ADA and four (4) EV spaces, increasing the total number of surface parking spaces on the property from 165 spaces to 184 spaces (188 including EV credit.) Additional site improvements including restriping these new spaces, adding new sidewalks and curbs, and introducing new landscaped islands. According to the floor plans provided, the Trader Joe’s store will encompass the entirety of the vacant tenant space, along the western portion of the Main Retail Building. There will be no expansion to the existing building envelope. All the existing active tenant spaces within the eastern sections of the building are to remain. Most of the floor area within the new Trader Joe’s will include the sales area and shopping aisles, amounting to approximately 8,900 square feet. Storage and receiving will encompass approximately 5,500 square feet of the new store. Along the northern façade of the building will be a loading/unloading dock for delivery trucks, which provides direct access to the storage and receiving area, as well as beverage and produce coolers. Customers will have access to public men’s and women’s restrooms within the store. Further, crew-only restrooms and a break room

he storage and receiving area, as well as beverage and produce coolers. Customers will have access to public men’s and women’s restrooms within the store. Further, crew-only restrooms and a break room will be accessed through the stock/receiving area. Additional spaces within the retrofitted space include electrical and mechanical rooms, and the mezzanine of the Main Retail Building will house new HVAC air handling units for Trader Joe’s. Alterations to the building’s existing façades will include new finishes to be installed on the existing roof as well as the addition of matching canopy columns so there is a cohesive updated façade for the entire center. The alterations will also include patching and repairing sections of the existing CMU and brick walls and adding new dark bronze aluminum and glass storefront windows along the Mount Pleasant Avenue frontage. Further, the existing standing seam aluminum canopy and false columns will be refinished.

Memorandum Page 5 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Sections of new asphalt shingle roof will be installed to fully close the former greenhouse area, and new safety bollards will be installed adjacent to the parking areas and loading dock. Illuminated channel-letter signage for Trader Joe’s is proposed along both the Mount Pleasant Avenue and Pleasant Valley Way street frontages. New doors to the Trader Joe’s tenant space will be created along the northern and western façades of the Main Retail Building, to accommodate deliveries and provide access to new mechanical spaces. A new trash enclosure, screened by an existing wood fence, which is to be evaluated and replaced in kind as necessary, will be accessed along the eastern façade. Subject Site Aerial Source: NJ Geo Web

Memorandum Page 6 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 3. Previous Site Approvals (This comment is reiterated from our previous memorandum) 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: Planning Board Approvals Date Application Number Description of Application Result March 23, 1994 PB-93-19 Parking variance and amended site plan approval to revise parking layout. Approved September 3, 1997 PB-97-19T Approval of site plan application for 48 seat sit- down Bagel eatery. Approved July 6, 2006 PB-05-57 Amended preliminary and final site plan approval for the addition to the Metropolitan Plant Exchange of an overhead canopy. Approved July 6, 2006 PB-06-11 Amended preliminary and final site plan approval with parking variance (239 parking spaces required and 168 provided) to renovate the existing bagel shop with no more than 36 seats. Approved February 3, 2010 PB-10-01T Technical site plan approval, without variance, to operate a restaurant (“Julio’s”) with no more than 48 seats Approved Zoning Board Approvals Date Application Description of Application Result July 15, 1999 ZB-99-01 Denial of application for a “d” variance to allow two principal uses on the same lot, for the purpose of demolishing the existing dwelling type structure and garage in the rear, and merging of lots to erect a 1 story 3,600 square feet retail building, additional “c” variances, including insufficient parking (196 where 217 spaces required), insufficient buffer setback, excessive lot coverage, and signage. Denied

Memorandum Page 7 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Zoning Board Approvals Date Application Description of Application Result August 17, 2000 ZB-00-12 Same scope as Application ZB-99-01, with a reduction in the size of the retail building to 3,240 square feet, reduction in number of proposed parking spaces to 182 spaces. Approved October 19, 2000 Aerial of Subject Property 4. Existing Deeds and Easements (This comment is reiterated from our previous memorandum) 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 easements are proposed with the current application; all of the existing easements and restrictions are to remain in effect. 5. Completeness Our office issued a Completeness Review dated November 12, 2025. The memorandum, recommended that the application is capable of being deemed complete provided the following items are addressed. Noted below are the items that were noted missing and applicant’s response to items: § 25-51.2 Administrative Requirements. e. Site inspection authorization form. A signed application form was provided. This item is complete. f. Compliance with legal notice requirements. We defer to the Planning Board Attorney. 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

Memorandum Page 8 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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. The copy of letters has been submitted. § 25-51.7.1 Major Site Plan Requirements - Preliminary Stage. a.9. The survey plat was required to be signed and sealed. Applicant has confirmed this has been provided. We defer to Board Secretary to confirm a signed and sealed copy has been provided. c.10- Environmental Impact Study- Per Checklist item, an EIS is to be provided however, per § 25-13.3, all preliminary and final site plan applications consisting of 5 acres or more shall be accompanied by EIS statement. This item is not required, however if the Board determines in consultation with Planning Director if this items is required, they may do so. § 25-51.7.2 Major Site Plan Requirements - Final Stage. a. Verification that all of the conditions of the preliminary approval have been met. This item has been acknowledged. b. 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. A waiver has been requested. 6. 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.