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ilizing the projections from the calculated fitted curve. 4. Within the Technical Appendix of the Traffic Impact Assessment, the data point and equation graphs for the supermarket were generated using the peak hour of adjacent

Chairman and Members of the West Orange Township Planning Board January 15, 2026 Re: 262 Main Street Realty, LLC & 270 Main Street Realty, LLC (PB25-12) File No. 115.WRP0114.V01 Preliminary & Final Site Plan with “C” Variances and Page 8 Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0114.V01 - 262 & 270 Main Street Realty, LLC\26-01-15 - Review #1.docx street traffic for the AM and PM weekday and peak hour of the generator for Saturday. The Applicant should provide testimony on the peak hour analysis to the Board. 5. Within the Technical Appendix of the Traffic Impact Assessment, the data point and equation graphs for the supermarket during the weekday peak hour of adjacent road between 7am to 9am generated a total average rate of 56. When using the peak hour of the generator, the total average rate and total fitted curve are 120 and 169, respectively. The Applicant should provide testimony to the Board on why peak hour of adjacent road is significantly lower than the peak hour of generator. 6. Within the Technical Appendix of the Traffic Impact Assessment, Figure 2B notes an evening peak hour from 5:00 p.m. to 6:00 p.m. Whereas, the Intersection Turning Movement Count notes the evening peak hour at the Main Street/Kling Street intersection from 5:15 p.m. to 6:15 p.m. and at the Main Street/Prospect Place intersection from 5:30 p.m. to 6:30 p.m. This discrepancy must be resolved. 7. Within the Technical Appendix of the Traffic Impact Assessment, Figure 2C notes a Saturday peak hour from 12:15 p.m. to 1:15 p.m. Whereas, the Intersection Turning Movement Count notes the Saturday peak hour at the Main Street/Erwin Place intersection from 11:30 a.m. to 12:20 p.m. This discrepancy must be resolved. 8. Within the Technical Appendix of the Traffic Impact Assessment, the Intersection Turning Movement Count notes the AM peak hour factor at the Main Street/Kling Street intersection 0.891. Whereas, the Synchro report notes the peak hour factor of the AM conditions 0.93. This discrepancy must be resolved. 9. Within the Technical Appendix of the Traffic Impact Assessment, the Intersection Turning Movement Count notes the PM peak hour factor at the Main Street/Prospect Place intersection 0.95. Whereas, the Synchro report notes the peak hour factor of the PM conditions 0.98. This discrepancy must be resolved. 10. Within the

eak hour factor at the Main Street/Prospect Place intersection 0.95. Whereas, the Synchro report notes the peak hour factor of the PM conditions 0.98. This discrepancy must be resolved. 10. Within the Technical Appendix of the Traffic Impact Assessment, the Intersection Turning Movement Count notes the Saturday peak hour factor at the Main Street/Erwin Place intersection 0.97. Whereas, the Synchro report notes the peak hour factor of the Saturday conditions 0.94. This discrepancy must be resolved. 11. Within the Technical Appendix of the Traffic Impact Assessment, Figure 4a, 4b and 4c should be revised to clarify how the distribution of the projected counts was determined. D. STORMWATER MANAGEMENT COMMENTS 1. The proposed development will result in the disturbance of more than one-half acre. As a result, it is classified as a Major Development, as defined in §25-29 of the Ordinance, and is subject to the stormwater management requirements set forth in §25-29.4 of the Ordinance.

Chairman and Members of the West Orange Township Planning Board January 15, 2026 Re: 262 Main Street Realty, LLC & 270 Main Street Realty, LLC (PB25-12) File No. 115.WRP0114.V01 Preliminary & Final Site Plan with “C” Variances and Page 9 Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0114.V01 - 262 & 270 Main Street Realty, LLC\26-01-15 - Review #1.docx 2. As required for major developments, the Applicant must submit an Environmental Site Analysis, a Land Use Planning and Source Control Plan, a Stormwater Management Facilities Map, Calculations, and a Maintenance and Repair Plan for review as set forth in §25-29.10 of the Ordinance. 3. The Applicant must submit a maintenance plan as per §25-29.12 of the Ordinance. The maintenance plan and any future revisions shall be recorded upon the deed of record for each property on which the maintenance described in the maintenance plan must be undertaken. Prior to recording, the form of the deed must be approved by the Board Attorney and our office. 4. The Applicant should provide testimony to the Board regarding how they will comply with the stormwater license and inspection requirement set forth in §25-29.14 of the Ordinance. 5. The Applicant shall file a stormwater permit application as per §25-29.14 of the Ordinance. 6. The Applicant is proposing to utilize permeable pavement and bioretention basins (rain gardens) to address the stormwater management requirements. The Applicant must provide soil testing in accordance with §25-29 of the Ordinance to provide the seasonal high water table and permeability rate of the subsoils on-site to demonstrate compliance with the applicable BMP design requirements. 7. The “Typical Permeable Pavement Detail” on sheet C1.04 of the site plans must be revised to remove the discrepancy of the maximum slope of the surface course. 8. Sheet C1.07 of the site plans must be revised to call out the invert elevations of the trench drains. 9. The “Typical Trench Drain Detail” on sheet C1.08 of the site plans must be revised to demonstrate that the trench drain and grate will be able to withstand the applicable vehicle loads. 10. Sheet C1.08 of the site plans include details of inlet protection, a Draintech outlet, and a clean out, yet these improvements are not called out on the plan views. This discrepancy must be resolved. 11. The “Rain Garden

ite plans include details of inlet protection, a Draintech outlet, and a clean out, yet these improvements are not called out on the plan views. This discrepancy must be resolved. 11. The “Rain Garden Cross-Section” detail on Sheet C1.08 of the site plans includes underground piping. A layout of this piping should be shown on the plan views. 12. The “Rain Garden Cross-Section” detail on Sheet C1.08 of the site plans should be revised as the detail and the notes do not correspond to the geometry and likeness of the rain gardens shown in the plan views. 13. The specification of the “Rain Garden Cross-Section” on Sheet C1.08 should be revised to ensure the bioretention media layer meets the standards set forth in Chapter 9.7 of the NJ Stormwater BMP Manual.

Chairman and Members of the West Orange Township Planning Board January 15, 2026 Re: 262 Main Street Realty, LLC & 270 Main Street Realty, LLC (PB25-12) File No. 115.WRP0114.V01 Preliminary & Final Site Plan with “C” Variances and Page 10 Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0114.V01 - 262 & 270 Main Street Realty, LLC\26-01-15 - Review #1.docx E. LANDSCAPING COMMENTS 1. In accordance with §25-11.3b of the Ordinance, along any side or rear property line which is also the boundary line between a nonresidential district and a residential district or is contiguous to a residential use in a residential zone, a buffer strip shall be planted and maintained in perpetuity with trees and shrubbery of such sizes and densities as to adequately screen the buildings from such abutting residential district or use in a residential zone. On smaller lots, the required buffer width shall be 10% of lot width or depth, but not less than 20 feet. Whereas, the Applicant has not proposed buffering along the existing dwellings surrounding the site. 2. The plans should be revised to include, but not limited to, a plant schedule with common and botanical names, quantities and installation sizes, graphics and labels, etc., for further review. 3. In accordance with §25-12.1e, any parking area shall be screened on any side which adjoins or faces premises situated in any residence district by a fence, wall, berm, evergreen or hedge. The Applicant should provide testimony to the Board regarding whether the proposed retaining wall will sufficiently screen adjoining Lot 51. 4. In accordance with §25-12.1o, landscaped plans shall be submitted for detailed planting within the parking area. In parking areas with thirty (30) or more parking spaces, there shall be a minimum of one (1) tree plus ground level planting for each ten (10) parking stalls. Revise the plans to provide a complete landscaping plan to determine if the plans comply with same. 5. In accordance with §25-12.3b.3, parking areas and off-street truck-loading spaces shall be appropriately planted and fenced for the protection of adjacent properties. Whereas, the Applicant has not proposed any plantings to buffer parking and loading spaces. 6. In accordance with §28-4e., every development application filed with the Land Use Board that proposes tree removal and replacement shall

proposed any plantings to buffer parking and loading spaces. 6. In accordance with §28-4e., every development application filed with the Land Use Board that proposes tree removal and replacement shall preserve fifty (50) percent of the tree canopy; provide a report from a Qualified Tree Expert; install protective fencing around the remaining trees; maintain trees in compliance with the Township Code subsection 25- 12.1o. and shall create 50% shade in the parking lots within twenty-five (25) years. The Applicant should address these requirements with the Board and the Township Forester. 7. In accordance with §28-8, Table A, revise the plans to indicate the size of all existing trees proposed to be removed to determine the tree replacement quantity required. Also, provide a note on the plans that a tree removal and replacement permit will be submitted to the Township Forester, prior to any site disturbance. 8. It appears there are open planting pits along Main Street where street trees can be provided. Also, review if planting pits can be provided within the existing sidewalk along Prospect Street for new trees to be installed.

Chairman and Members of the West Orange Township Planning Board January 15, 2026 Re: 262 Main Street Realty, LLC & 270 Main Street Realty, LLC (PB25-12) File No. 115.WRP0114.V01 Preliminary & Final Site Plan with “C” Variances and Page 11 Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0114.V01 - 262 & 270 Main Street Realty, LLC\26-01-15 - Review #1.docx 9. Revise the plans to indicate the proposed disposition for all open areas, such as lawn, stone, mulch, et., to prevent confusion during construction. 10. Review sheet C1.06 to only include details pertaining to proposed landscaping. Currently, it appears evergreen trees and planting pit details are provided but not proposed. 11. The specification of the “Rain Garden Cross-Section” on Sheet C1.08 note that 1 Quart Juncus Effusus 3’ O.C. will be installed in the rain garden. The plantings should be shown on the plans. In addition, the Applicant must demonstrate that the minimum density of vegetation within the rain garden is 85%. F. LIGHTING COMMENTS 1. In accordance with §25-14.1d, the level of illumination at ground level shall not exceed 0.50 footcandles at the proposed line nor 0.30 footcandles at any property line abutting a property used by or zoned for residential use. Whereas, light levels above these levels spill onto adjoining residential lots. 2. Parking lot lighting should be installed on top of 3-foot-tall concrete stanchions or a minimum of 3 feet behind the curb line to prevent vehicular damage to the pole. Light pole heights should be adjusted to incorporate the stanchion. 3. Revise the plans to provide a light pole footing detail, to indicate dimensions, rebars, concrete strength, etc., for further review. 4. Revise the plans to provide the manufacturer’s catalog cut and ordering information for the proposed light pole. 5. Revise the light fixture proposed within the middle of the parking lot to align with the intersection of four (4) parking stalls to minimize potential damage from vehicles. 6. Revise the plans to indicate if any other wall mounted light fixtures will be proposed on the supermarket building. Currently, building mounted light fixtures have only been proposed for the loading area. 7. Revise the plans to indicate proposed timers and hours of operation. Also, indicate proposed color and finish for all fixtures and poles. The Applicant

have only been proposed for the loading area. 7. Revise the plans to indicate proposed timers and hours of operation. Also, indicate proposed color and finish for all fixtures and poles. The Applicant is hereby advised that any revised plans or other documents submitted to the Board should be accompanied by a cover letter which addresses each of the comments in this review letter and details any other changes that have been made to the plans as these may not be readily apparent.