2025 12 22 Review 1

Chairman and Members of the West Orange Township Planning Board December 22, 2025 Re: 525 Northfield Ave., LLC (PB 25-11) Our File No. 115.WRP0159.V02 Preliminary and Final Site Plan and Conditional Use with Page 7 ‘C’ Variances and Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0159.V02 - 525 Northfield Ave LLC (PB-25-11)\2025-12-22 - Review #1.docx C. TRAFFIC COMMENTS 1. The Applicant should address the Board regarding whether the proposed tandem parking is permitted within the B-2 District. 2. The Applicant should address the Board regarding whether the use of the proposed amenities including the zen garden, amenity/co-working space, gym, lounge, and club room will be restricted to apartment tenants only. 3. There is a discrepancy between sheet C-002 of the civil plans and the traffic impact study regarding the parking space requirement for the commercial use and the total required parking spaces for the development. The discrepancy must be resolved. 4. The loading space shown on sheet C-300 of the civil plans must be revised to demonstrate that the space has a length of 40 feet and 14 feet of overhead clearance. D. STORMWATER MANAGEMENT COMMENTS 1. The civil and architectural plans must be revised to show the location, diameter, material, slope and invert of the proposed roof leaders and how the collected roof runoff gets discharged off-site. 2. The grading on sheet C-400 of the civil plans must be revised to show the parking lot north and east of the commercial space will have positive drainage off of the site. 3. The varying invert elevations of the trench drain on sheet C-500 of the civil plans should be revised to reflect the proposed slope within the trench drain as shown in its respective detail on sheet C-902 of the civil plans. 4. The rim elevations of Inlet D1 and F1 on sheet C-500 of the civil plans should be revised to match the proposed grade elevation as depicted by the proposed contours. 5. The “Manholes, Precast (Storm)” detail on sheet C-901 of the civil plans should be revised as there is overlapping text within the detail. 6. The “Type B Inlet” detail on sheet C-901 of the civil plans should be revised to indicate a 6” head to match the adjacent 6” curb reveal. 7. The “Trench/Backfill Section” detail on sheet C-902 of the civil plans must be revised to comply with the pavement restoration

be revised to indicate a 6” head to match the adjacent 6” curb reveal. 7. The “Trench/Backfill Section” detail on sheet C-902 of the civil plans must be revised to comply with the pavement restoration standard in §20-1.5g of the Township Code. Specifically, noting the time duration to let the asphalt trench settle and the procedures of milling and paving the restoration area afterwards. 8. The Stormwater Management Report described how the proposed development complies with the State’s Stormwater Management Standards (NJAC 7:8). The report must be revised to demonstrate that it complies with the requirements set forth in §25-29.14 of the Land Use Regulations, as this ordinance has more restrictive regulations. 9. The proposed development will result in the disturbance of more than 0.5 acre. As a result, this project is classified as a Major Development and is subject to the stormwater management requirements set forth in §25-29.4 of the Land Use Regulations.

Chairman and Members of the West Orange Township Planning Board December 22, 2025 Re: 525 Northfield Ave., LLC (PB 25-11) Our File No. 115.WRP0159.V02 Preliminary and Final Site Plan and Conditional Use with Page 8 ‘C’ Variances and Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0159.V02 - 525 Northfield Ave LLC (PB-25-11)\2025-12-22 - Review #1.docx 10. As required for major developments, the Applicant must submit an Environmental Site Analysis to the Board as per §25-29.10c2 of the Land Use Regulations. 11. It appears that the stormwater runoff drains, directly or in indirectly, into a water with a total maximum daily load (TMDL) for TSS and an impaired water that is listed under New Jersey’s Integrated Water Quality Assessment Report. The Applicant must demonstrate that the development complies with § 25-29.4r2iii and iv of the Land Use Regulations. 12. The Applicant shall file a stormwater permit application as per §25-29.14 of the Land Use Regulations. 13. As per §25-29.4s2 of the Land Use Regulations, the site shall be designed to manage, through on-site retention, the retention storm, (or 1/2 of the projected two-year storm per square foot, as reflected in Table 6) at the site or on contiguous properties in common ownership. 14. The Applicant proposes to address the stormwater runoff quantity standards by reducing the peak flow rates from the current and projected 2-, 10-, and 100-year storm events. The Stormwater Management Report notes an increase in volume for the post-development condition and states that this will not cause any flood damage downstream. The Applicant has not provided enough information to demonstrate that the site complies with the stormwater runoff quantity standards set forth in §25-29.4s3 of the Land Use Regulations. 15. Within the Stormwater Management Report, the time of concentration calculation within the “Summary for Subcatchment E1A-B: E1A & E1B Disturbed” and “Summary for Subcatchment E3: E3” must be revised to have the first 100 feet be calculated as sheet flow. 16. Within the Stormwater Management Report, the time of concentration of 5 minutes for the roof was provided without calculations. The Applicant must provide calculations for this time of concentration. 17. The routing in the Stormwater Management Report must be revised to analyze impervious and pervious areas

thout calculations. The Applicant must provide calculations for this time of concentration. 17. The routing in the Stormwater Management Report must be revised to analyze impervious and pervious areas separately. 18. The Storm Sewer Tabulation within Appendix C of the Stormwater Management Report is not legible and must be revised for review. 19. The drainage area maps need to be revised to extend the drainage areas from the front lot lines to the limits of disturbance within the Northfield Avenue and Sheridan Avenue Rights-Of-Way. 20. The drainage area maps need to be revised to correctly draw the time of concentration path. The paths currently shown are not drawn perpendicular with each of the contour lines. 21. The drainage area maps need to be revised to show all of the time of concentration paths referenced in the routing analysis. In addition, the path must be labeled showing the sheet flow, shallow concentrated flows, and open channel flows.

Chairman and Members of the West Orange Township Planning Board December 22, 2025 Re: 525 Northfield Ave., LLC (PB 25-11) Our File No. 115.WRP0159.V02 Preliminary and Final Site Plan and Conditional Use with Page 9 ‘C’ Variances and Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0159.V02 - 525 Northfield Ave LLC (PB-25-11)\2025-12-22 - Review #1.docx 22. There is an existing drainage ditch to the east of the existing driveway fronting Northfield Avenue which conveys stormwater runoff from the parking lot to the street. This is not depicted in the Stormwater Management Report. The Existing Drainage Area Map depicts all stormwater runoff from the parking lot to the inlets directly connected to the 72” culvert. Revise report accordingly. 23. The Proposed Drainage Area Map must be revised labeling drainage area “P1 Pervious”. 24. The Stormwater Maintenance Plan and Field Manual should be revised to comply with the stormwater license and inspection requirement set forth in §25-29.13 of the Land Use Regulations. 25. The Stormwater Maintenance Plan and Field Manual 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 reviewed and approved by the Planning Board attorney and our office. E. LANDSCAPING COMMENTS 1. Pursuant to § 28-8, trees shall be replaced on a one-to-one basis, ideally on the same lot or elsewhere in town. According to the ‘Tree Removal Schedule’ on Sheet C-100, 77 trees are proposed to be removed, whereas no new shade trees are proposed. Plans should identify where compensatory plantings will be installed or note that the Township’s Tree Replacement Fund will be subsidized with approval from the Township Forester. 2. Revise the plans to indicate the proposed disposition for all open areas, such as lawn, stone, mulch, etc., to prevent confusion during construction. 3. Our office recommends that if deer pressure is high, rigid plastic open mesh trunk guards to prevent the irreparable damage from buck rub, and that burlap around root ball should be removed upon planting. 4. Revise the ‘Deciduous Tree Planting’ detail, and ‘Evergreen Tree Planting’ detail to have a note that states that tree staking and rigid plastic open mesh trunk guards shall

removed upon planting. 4. Revise the ‘Deciduous Tree Planting’ detail, and ‘Evergreen Tree Planting’ detail to have a note that states that tree staking and rigid plastic open mesh trunk guards shall be removed from the plantings after two calendar years. 5. Revise plans to reduce number of ‘Pink Knockout Roses’ and diversify plant selection for south and west side foundation plantings. Our office recommends adding ‘Compact Inkberry Holly – Ilex glabra ‘Compacta’, ‘Merlot Sweetspire – Itea virginica ‘Merlot’, and ‘Encore Azalea – Rhododendron Encore’. 6. Revise the plans to include details and layout for the proposed ‘Zen Garden’ 7. Sheet SLP-1 of the civil plans must be revised to mark the trees to be removed as per §25-28.7a4 of the Land Use Regulations. F. LIGHTING COMMENTS 1. Revise the plans to indicate the proposed color and finish for all proposed fixtures and poles. Also, indicate timers and hours of operation.

Chairman and Members of the West Orange Township Planning Board December 22, 2025 Re: 525 Northfield Ave., LLC (PB 25-11) Our File No. 115.WRP0159.V02 Preliminary and Final Site Plan and Conditional Use with Page 10 ‘C’ Variances and Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0159.V02 - 525 Northfield Ave LLC (PB-25-11)\2025-12-22 - Review #1.docx 2. Sheet C-700 of the civil plans should be revised to include isolux pattern details for the proposed lights, including a scale and graph. 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 also details any other changes that have been made to the plans as these may not be readily apparent.