26 03 17 Engineering Review 6

—_ ENGINEERS ove nen & Municipal ASSOCIATES A Subsidiary of Artheon, Inc. 849 W. Bay Avenue, Suite 16 Barnegat, NJ 08005 732.410.2650 © www.cmeusa1.com © MEMORANDUM To: From: Date: Re: ce: Chairman and Members of the ae West Orange Zoning Board YY John J. Hess, PE, PP, CME Zoning Board Engineer March 17, 2026 Application No. ZB-22-13 MPB Realty, LLC Preliminary & Final Major Site Plan and Conditional Use Permit — Review #6 Our File: 115.WRZ0153.V01 (60002) Geniece Gary-Adams - Director of Planning & Development/Zoning Official Zayibeth Carballo, PE, PLS, PP, CME, CFM, CFS - Municipal Engineer Christopher N. Dochney, PP — Zoning Board Planner Steven Warner, Esq. - Zoning Board Attorney MPB Realty, LLC - Applicant Jason R. Tuvel, Esq. — Applicant’s Attorney Matthew J. Bersch, PE — Applicant’s Engineer Robert A. Grimaldi, RA - Applicant’s Architect Mallory Clark, PP — Applicant’s Planner Louis S. Goodfriend & Associates — Applicant’s Acoustical Engineer Our office has received for review the following documents which were submitted in support of the above referenced application for Preliminary & Final Major Site Plan and Conditional Use Permit approval with ‘C’ and ‘D’ Variances and Tree Removal Permit: A print of a Demolition and Tree Removal Plan Exhibit (1 sheet) prepared by Maria A. Roller, LLA with Dynamic Engineering of Lake Como, New Jersey dated March 6, 2026. A print of a Landscape Plan Exhibit (1 sheet) prepared by Maria A. Roller, LLA dated March 6, 2026. A Tree Removal Report prepared by Marla L. Roller, LLA, PP and bearing a latest revision date of March 2026. An unsigned report entitled “Justifications of Variances” prepared by Dresdner Robin of Jersey City, New Jersey and bearing a latest revision date of March 6, 2026. A copy of a March 9, 2026 letter from Matthew J. Bersch, PE and Danny Gonclaves, PE with Dynamic Engineering to the Township of West Orange Zoning Board of Adjustment CONSULTING AND MUNICIPAL ENGINEERS, LLC - A SUBSIDIARY OF ARTHEON, INC. NJ CERTIFICATE OF AUTHORIZATION NO, 24GA28359000 (CME) NJ CERTIFICATE OF AUTHORIZATION NO, 24GA28412500 (ARTHEON) Barnegat + Berlln + Camden + Cape May Court House + East Brunswick + Neptune + Parlin

= . Consulting & Municipal ENGINEERS "ASSOCIATES A Subsidiary of Artheon, inc. Chairman and Members of the West Orange Township Zoning Board March 17, 2026 Re: MPB Realty, LLC (ZB-22-13) Our File No. 115.WRZ0153.V01 (60002) Preliminary & Final Major Site Plan and Conditional Use Permit Page 2 with 'C’ & ‘D’ Variances and Tree Removal Permit - Review #6 which addresses the comments in the February 5, 2026 letter from the Township Forrester, Walt Kipp. In addition to the above, our office previously received the following information as part of the prior submissions for this application: Aset of Preliminary and Final Site Plan drawings (23 sheets) prepared Matthew J. Bersch, PE with Dynamic Engineering of Lake Como, New Jersey and bearing a latest revision date of November 25, 2025. A print of a Proposed Roof Plan (1 sheet) prepared by Robert A. Grimaldi, RA with G141 Architecture, LLC of Kenilworth, New Jersey and bearing a latest revision date of September 29, 2025. A set of architectural plans (2 sheets) prepared by Robert A. Grimaldi, RA dated June 12, 2024. A print of a Boundary and Topographic Survey (1 sheet) prepared Craig Black, PLS with Dynamic Survey, LLC of Lake Como, New Jersey dated May 13, 2021. A Drainage Statement prepared by Matthew J. Bersch, PE and bearing a latest revision date of February 2025. Included with the Drainage Statement is a set of Drainage Area Maps (3 sheets) prepared by Dynamic Engineering and bearing a latest revision date of February 19, 2025. A Stormwater Management Operation and Maintenance Manual prepared by Matthew J. Bersch, PE dated June 2024. A Traffic Impact Study prepared by Kevin M. Savage, PE, PTOE and Corey M. Chase, PE with Dynamic Traffic of Lake Como & Chester, New Jersey and bearing a latest revision date of December 4, 2025. An Environmental Impact Statement prepared by Matthew J. Bersch, PE and bearing a latest revision date of February 2025. A Solid Waste Management Plan prepared by Matthew J. Bersch, PE dated June 7, 2024. An Acoustical Evaluation prepared by Michael J. Dick, PE, INCE Bd. Cert. with Lewis S. Goodfriend & Associates of Chester, New Jersey dated February 3, 2025. An October 4, 2025 Memorandum from Michael Dick with Lewis S. Goodfriend & Associates to Lawrence BenBassett with PN Restaurants which states that he has reviewed the rooftop mechanical plan and calculated the

r 4, 2025 Memorandum from Michael Dick with Lewis S. Goodfriend & Associates to Lawrence BenBassett with PN Restaurants which states that he has reviewed the rooftop mechanical plan and calculated the expected sound levels at the adjacent properties and found that the sound levels will be slightly lower than those in his February 3, 2025 letter. A completed Application Form dated July 1, 2024. A completed Site Plan/Subdivision Checklist. A copy of a completed Sustainability Checklist Form. H \Legacy\Howell-FS1\SEC\West Orange\Zoning Board\VWRZ0153 01 - MPB Realty LLC\26-03-17 MPB Really - Review No. 6 docx

— Que “a & Municipal ENGINEERS TASSOCIATES A Subsidlary of Artheon, Inc. Chairman and Members of the West Orange Township Zoning Board March 17, 2026 Re: MP8 Realty, LLC (ZB-22-13) Our File No. 115.WRZ0153.V01 (60002) Preliminary & Final Major Site Plan and Conditional Use Permit Page 3 with ‘C’ & ‘D' Variances and Tree Removal Permit - Review #6 e A Variance & Waiver List prepared by Dynamic Engineering Consultants, PC dated June 7, 2024. e Acopy of West Orange Planning Board Resolution PB-97-18 dated October 8, 1997. This resolution granted waivers and approved the site plan application submitted by Fan and Jade, Inc. to expand the restaurant at the property in question. e A copy of West Orange Zoning Board of Adjustment Resolution Memorializing Dismissal of Application Without Prejudice dated March 21, 2024. e A signed copy of the Applicant’s Verification and Owner's Authorization page of the Application Form dated July 1, 2024. e Acopy of a December 11, 2024 statement from the Office of the Tax Collector which states that the taxes on lot 38, block 153 are paid until April 30, 2025. In addition, it further states that the sewer charges have been paid for 2024. e An undated Required Regulatory Approvals List prepared by Dynamic Engineering Consultants, PC. We have reviewed the information submitted in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is a rectangular tract which fronts on the southerly side of Eagle Rock Avenue. It is bounded by the vacated right-of-way of Fundus Road to the east, Eagle Rock Avenue to the north and Rosney Terrace to the west. It has an area of 45,713 sf or approximately 1.05 acres and is located in the B-2 Zoning District. The property is currently occupied by a vacant 1-story building which was previously used as a restaurant and a parking lot for 52 vehicles. The Applicant is seeking Preliminary & Final Site Plan approval and Conditional Use Permit with ‘C’ and ‘D' variances and a Tree Removal Permit to reconstruct the existing building to house 2 restaurants, an IHOP restaurant and a Popeye's restaurant with a drive-thru window. In addition, a 300 sf addition is proposed at the southwest corner of the building. On-site parking is proposed for 48 vehicles including 2 handicap accessible parking spaces and 1 electric vehicle charging space. In

0 sf addition is proposed at the southwest corner of the building. On-site parking is proposed for 48 vehicles including 2 handicap accessible parking spaces and 1 electric vehicle charging space. In addition, access is proposed to the site via 2 driveways from Eagle Rock Avenue. The easterly driveway will permit full movements while the westerly driveway will be full movement in and right out only. The stormwater runoff from the site will be collected and discharged to an existing inlet in Rosney Terrace. 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 #52 — Plans and legal documents for compliance with West Orange COAH Ordinances. Testimony was provided indicating that these documents will be provided as a condition of approval. H:\Legacy\Howell-FS1\SEC\West Orange\Zoning BoardiVWRZ0153.01 - MPB Really LL.C\26-03-17 MPB Realty - Review No. 6 docx

SB & Municipal ENGINEERS “ASSOCIATES: A Subsidiary of Artheon, inc. Chairman and Members of the West Orange Township Zoning Board March 17, 2026 Re: MPB Realty, LLC (ZB-22-13) Our File No. 115.WRZ0153.V01 (60002) Preliminary & Final Major Site Plan and Conditional Use Permit Page 4 with ‘C’ & ‘D’ Variances and Tree Removal Permit - Review #6 C. STORMWATER MANAGEMENT COMMENTS 1. The Stormwater Management Operation and Maintenance Manual and any future revisions must be recorded upon the deed of record for the property. Prior to recording, the form of the deed must be approved by the Board Attorney and our office. D, LANDSCAPING AND FORESTRY COMMENTS 1. As stipulated in Section 25-12.1(0) and Section 28-4e.8., the Applicant must provide shade trees to create 50% shade for the parking areas within twenty-five (25) years; whereas it does not appear that the proposed landscaping will comply. Testimony was provided requesting relief from the requirement. E. LIGHTING COMMENTS 1. It remains for the Applicant to provide manufacturer's catalog cut sheets for the proposed light poles and provide full ordering information for all light fixtures and poles to prevent confusion during construction. 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. H:\Legacy\Howell-FS 1\SEC\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty LLC\26-03-17 MPB Really - Review No. 6 dacx