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 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.