2025 12 29 CME Review 1

Chairman and Members of the West Orange Township Planning Board December 29, 2025 Re: Trader Joe’s East, Inc. (PB 25-10) Our File No. 115.WRP0157.V01 Preliminary and Final Site Plan with Page 2 ‘C’ Variances and Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0157.V01 - Trader Joes East Inc\2025-12-29 - CME Review #1.docx • A Stormwater Management Report prepared by Tung-To Lam, PE with Bohler Engineering NJ, LLC and bearing a latest revision date of December 2025. • An Opinion of Probable Construction Costs prepared by Bohler Engineering NJ, LLC and bearing a latest revision date of December 10, 2025. • An Application Proposal bearing a latest revision date of December 10, 2025. • A List of Variances, Design Exceptions and Submission Waivers bearing a latest revision date of December 10, 2025. • A Reasons for Relief bearing a latest revision date of December 10, 2025. • A List of Plans & Exhibits bearing a latest revision date of December 17, 2025. • A Hudson-Essex-Passaic Soil Conservation District Soil Erosion and Sediment Control Certification dated September 30, 2025. • A New Jersey Department of Transportation Letter of No Interest dated September 18, 2025. • A Response to Technical Review Comments prepared by Doug Wolfe, PE and Tung-To Lam, PE of Bohler Engineering NJ, LLC dated December 17, 2025. 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 which is located near the northeastern corner of the intersection of Mount Pleasant Avenue (NJSH Route 10) and Pleasant Valley Way. It is located in the B-2 General Business District and has an area of 161,597 sf or approximately 3.71 acres. The property is currently occupied by a 29,187 sf commercial building, a 3,254 sf commercial building occupied by one retail tenant, a greenhouse structure, and a paved parking lot. The existing 29,187 sf commercial building was previously occupied by multiple retail tenants. Access is provided to the site from Mount Pleasant Avenue (NJSH Route 10) to the south, Mount Pleasant Place to the north and Pleasant Valley Way to the west. Further, the existing paved parking lot currently provides 165 parking spaces including 5 handicap accessible parking spaces. The Applicant is seeking Preliminary and

Pleasant Valley Way to the west. Further, the existing paved parking lot currently provides 165 parking spaces including 5 handicap accessible parking spaces. The Applicant is seeking Preliminary and Final Site Plan approval with “C” Variances and Tree Removal Permit approval to renovate and utilize approximately 18,767 sf of the existing 29,187 sf commercial building for a Trader Joe’s retail grocery store. Additional improvements consist of the removal of the existing greenhouse structure, installation of 19 additional parking spaces including 4 EV parking spaces, modifications to the existing paved parking lot, and landscaping and lighting. B. DESIGN COMMENTS 1. The Applicant should address the Board regarding how the proposed improvements fall under NJDEP Flood Hazard Area Permit-By-Rules in accordance with NJAC 7:13.