Letter from Engineer to Board Secretary 01292026 4913 0296 5901 v1

January 29, 2026 Ms. Jamilet Baquerizo Vita, Planning Board Secretary West Orange Planning & Development Department 66 Main Street, Room 214 West Orange, NJ 07052 Re: Planning Board Application No. PB-25-11 525 Northfield Avenue West Orange, NJ 07052 Block# 159.04, Lot# 1.01, 1.02 & 1.03 Dear Ms. Baquerizo Vite: This memo has been prepared to address review comments in accordance with a review memo prepared by CME Associates, dated December 22, 2025 for the above referenced project. Attached please find the Preliminary and Final Site Plans dated 1/29/2026. We incorporated the review comments and provided responses. B. DESIGN COMMENTS 1. Based on our review, we find that the following items from the Township’s Site Plan/Subdivision Checklist must be addressed: a) Item #46 – Solid waste management plan. b) Item #49 – Vehicular and pedestrian circulation patterns. RESPONES- Vehicle Turning analysis has been provided in the site plan set sheet C-950. Testimony shall be provided. 2. The Applicant has requested the following submission waivers from the Site Plan/Subdivision Checklist: a) Item #31 – Existing and proposed contour intervals based on U.G.S. & G.S. datum. Contours to extend at least 200' beyond subject property. b) Item #45 – Landscape plan & details prepared by a professional landscape architect. c) Item #52 – Plans and legal documents for compliance with West Orange COAH Ordinances. RESPONES- No action taken. Shall be a condition of approval if required 3. RESPONES-Variances have been requested by the applicant as part of this application. 4. The eastern portion of the proposed building appears to be located within an AE Flood Hazard Area and Floodway. The plans should be revised to show the flood hazard area and floodway to demonstrate that the proposed development complies with the Township’s flood regulations. In addition, a note should be added to the plans indicating that approval from the Township’s Floodplain Administrator will be obtained prior to construction. ARCHITECTURE ENGINEERING SPACE PLANNING INTERIOR DESIGN IMPLEMENTATION SERVICES PRINCIPALS MARVIN JARMEL, IIDA MATTHEW B. JARMEL, AIA, MBA IRWIN H. KIZEL, AIA, PP RICHARD A. JARMEL, PE NJ STATE BOARD OF ARCHITECTS CERTIFICATE OF AUTHORIZATION NUMBER 161 NJ STATE BOARD OF PROFESSIONAL ENGINEERS AND LAND SURVEYORS CERTIFICATE OF AUTHORIZATION NUMBER GA278177 42 Okner Parkway Livingston,

STATE BOARD OF ARCHITECTS CERTIFICATE OF AUTHORIZATION NUMBER 161 NJ STATE BOARD OF PROFESSIONAL ENGINEERS AND LAND SURVEYORS CERTIFICATE OF AUTHORIZATION NUMBER GA278177 42 Okner Parkway Livingston, NJ 07039 TEL: (973) 994-9669 FAX: (973) 994-4069 www.jarmelkizel.com

Preliminary and Final Major Site Plan 575 Northfield Ave., LLC Block 159.01, Lot 1.01 January 29, 2026 Page 2 of 9 RESPONES- The NJDEP has confirmed that the property is not within the flood hazard area. NJDEP applicability determination has been previously provided 5. The plans referenced within the NJDEP Flood Hazard Area Applicability Determination should be submitted to the Board for review. RESPONES-The survey referenced in NJDEP memo has been provided to the Engineer. Attached is a copy 6. It appears that the subject property is located within the St. Cloud Historic District. Therefore, the Applicant shall obtain approval from the Township’s Historic Preservation Commission for the proposed development. RESPONES-Per an email sent from the Historical Preservation Commission by Brian Feeney on December 29,2025, “This property is not located within an historic district and it is not a designated Local Historic Landmark” 7. The Applicant should address the Board regarding the anticipated hours of operation for the proposed commercial uses at the site. RESPONES-Testimony shall be provided 8. The Applicant should address the Board regarding whether the proposed parking spaces will be assigned to each unit. RESPONES-Testimony shall be provided 9. The Applicant should address the Board regarding how deliveries will be handled to the site. RESPONES-Testimony shall be provided 10. The Applicant should address the Board regarding the anticipated times for the trash and recyclables pickup. RESPONES-Testimony shall be provided 11. The Applicant should address the Board regarding whether any of the EV parking spaces are make-ready. If so, the Applicant should provide testimony to the Board regarding the timeline to convert the spaces from make-ready to EVSE. RESPONES-Testimony shall be provided 12. Sheet C-100 of the civil plans notes that no easement exists for the existing culvert that extends through the center of the property. The Applicant should address the Board regarding the ownership of the culvert. Further, the plans should be revised indicating any proposed modifications to the existing inlets along the culvert. RESPONES-Testimony shall be provided. The inlets grates are being adjusted to the new elevations as required 13. The Applicant is proposing the development on steep slopes greater than 10%. Therefore, the Applicant is required to submit the

e inlets grates are being adjusted to the new elevations as required 13. The Applicant is proposing the development on steep slopes greater than 10%. Therefore, the Applicant is required to submit the exhibits as specified in § 25-28.7b of the Land Use Regulations, which include but are not limited to: a) Identification of soil types on the property, with specific reference to highly erodible

Preliminary and Final Major Site Plan 575 Northfield Ave., LLC Block 159.01, Lot 1.01 January 29, 2026 Page 3 of 9 soils. b) Plans and specifications for any retaining walls, steps, or other soil protective structures proposed. c) A stabilization and revegetation plan. d) A maintenance plan to ensure that the slope is maintained in a safe and stable condition over the years. RESPONES-A memo has been prepared by the Geotech to address ordinance 25-28.7 and is attached 14. The survey reference on the civil plans should be revised to include the date of the survey. RESPONES-Provided 15. There is a discrepancy between Sheet C-001 of the civil plans, the Stormwater Maintenance Plan and Field Manual, and the application regarding the identity of the Owner and the Applicant. This discrepancy must be resolved. RESPONES-Updated 16. The Zoning Schedule on sheet C-002 of the civil plans should be revised to demonstrate that the effective lot area is being utilized as described in §25-28.8d of the Land Use Regulations. RESPONES-The effective lot area is being used in our lot calculations 17. It appears that a portion of the existing sidewalk along the site frontages is damaged. Our office recommends that any damaged sidewalk should be replaced for safety reasons. RESPONES-A note has been added on sheet C-300 to repair any damaged sidewalk 18. The civil plans should be revised to provide Belgian block curbing along Sheridan Avenue to match existing conditions. RESPONES-Provided 19. Sheet C-300 of the civil plans should be revised to have a “no left turn” sign at the egress of the easterly driveway. RESPONES-Sign and detail provided 20. It appears that on sheet C-300 of the civil plans that there is a proposed pedestrian walkway at the northwesterly corner of the development connecting to the parking lot. Our office recommends extending the walkway to connect to the sidewalk on Sheridan Ave. RESPONES-Provided 21. Sheet C-300 of the civil plans shows a driveway adjacent to Block 159.05, Lot 1, which is within a residential district. As per §25-12.1i of the Land Use Regulations, each entrance or exit from parking areas shall be at least 50 feet from any residential district. The plans should be revised or relief requested. RESPONES-Variance requested

Preliminary and Final Major Site Plan 575 Northfield Ave., LLC Block 159.01, Lot 1.01 January 29, 2026 Page 4 of 9 22. Sheet C-300 of the civil plans should be revised to separately call out the locations of the standard handicap parking signage and van-accessible handicap parking signage. RESPONES-Provided 23. Sheet C-300 of the civil plans should be revised to show the location of the EV parking spaces charging stations and signage. RESPONES-Provided 24. The following details should be added to the plans: a) Concrete Sidewalk. b) Detectable Warning Surface. c) Striped hatching. d) Belgian block curb. RESPONES-Provided 25. The “Concrete and Apron Detail” on sheet C-900 of the civil plans should be revised to note the width of the concrete sidewalk and the slope of the concrete sidewalk and apron. RESPONES-Provided 26. The “ADA Parking Space Striping” detail on sheet C-900 of the civil plans should be revised to note that the space and access aisle shall have a maximum slope of 2%. RESPONES-Provided 27. The “Pedestrian Crosswalk Detail” on sheet C-900 should be revised to match the crosswalk layout shown on sheet C-100. RESPONES-Sheet C-300 has been revised 28. The “Do Not Enter” sign and “One Way’ sign details have been provided on sheet C-900 of the civil plans. However, these signs are not shown on sheet C-100. Revise plans accordingly. RESPONES- Details have been removed 29. The “Traffic Sign Mounting Detail” on sheet C-900 of the civil plans must be revised to have a minimum height of 7 feet from grade to bottom of sign and have a breakaway post. RESPONES-Provided 30. The “Pavement Strip Treatment” detail on sheet C-900 of the civil plans references County details. The applicable County details should be added to the plan set. RESPONES-Provided 31. Sheet SLP-1 of the civil plans should be revised to relocate the survey reference for clarity purposes. RESPONES-Provided

Preliminary and Final Major Site Plan 575 Northfield Ave., LLC Block 159.01, Lot 1.01 January 29, 2026 Page 5 of 9 C. TRAFFIC COMMENTS 1. The Applicant should address the Board regarding whether the proposed tandem parking is permitted within the B-2 District. RESPONES-The B-2 District is silent on Tandem Spaces however, the IH-1 district indicates “Parking, which shall be permitted to be structured or surface, and further provided that tandem parking shall be permitted where such spaces are assigned to the same unit.” The intent for the subject project is consistent and the tandem spaces will be assigned to a single unit such that they operate similar to a single family home with a 2 car driveway or driveway/garage combination. 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. RESPONES-The amenity spaces will be for the use of residential tenants only. The commercial space is the only portion of the building not restricted to residents. 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. RESPONES- The Civil Plans identify the EV parking spaces as additive to the proposed physical parking spaces whereas the Traffic Impact Study applies the EV credit to the baseline requirement. The net result is the same, an exceedance of the parking requirement by one (1) space. (180 physical spaces vs. 179 required with EV credit or 200 spaces provided with EV credit vs. 199 spaces required). 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. RESPONES-The loading area is not required per the Township ordinance because of the size of the retail space 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. RESPONES-Provided on utility plan 2. The grading on sheet C-400 of the civil plans must be revised to show the parking lot

osed roof leaders and how the collected roof runoff gets discharged off-site. RESPONES-Provided on utility plan 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. RESPONES-Provided 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. RESPONES-Provided

Preliminary and Final Major Site Plan 575 Northfield Ave., LLC Block 159.01, Lot 1.01 January 29, 2026 Page 6 of 9 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. RESPONES-Revised 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. RESPONES-Revised 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. RESPONES-Revised 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. RESPONES-Revised 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. RESPONES-Revised to address ordinance 25-29.14 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. RESPONES-Revised in the updated Stormwater report revised 1/28/26 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. RESPONES-Waiver requested 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. RESPONES-Not applicable. It does not drain into a water with TMDL 12. The Applicant shall file a stormwater permit application as per §25-29.14 of the Land Use Regulations. RESPONES-Condition of approval 13. As

ot applicable. It does not drain into a water with TMDL 12. The Applicant shall file a stormwater permit application as per §25-29.14 of the Land Use Regulations. RESPONES-Condition of approval 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.