26 03 25 CME Engineering Review 2

Consulting & Municipal ENGINEERS “ASSOCIATES: A Subsidiary of Artheon, inc. Chairman and Members of the West Orange Township Zoning Board March 25, 2026 Re: Mavis Tire Supply, LLC (ZB-25-07) Our File No. 115.WRZ0105.V01 (60001) Preliminary & Final Major Site Plan with ‘C’ & ‘D’ Page 4 Variances and Tree Removal Permit - Review #2 d) The Applicant proposes to comply with the West Orange COAH Ordinance as a condition of approval. 3. The Applicant should address the Board regarding the proposed hours of operation of the Mavis Tire Center and the hours of operation of the proposed site lighting. We recommend that light levels be dimmed/turned off one hour after closing to reduce light pollution. 4. The Applicant should address the Board regarding the proposed frequency and anticipated hours for deliveries to the site. 5. The Applicant should address the Board regarding the anticipated frequency and anticipated hours for removal of the waste oil at the site. In addition, the plans should be revised to show the location of the proposed waste oil tank. 6. The Applicant should address the Board regarding their plans to provide a loading space as required by §25-12.3 of the Township Code. 7. It states on sheet 5 that Prospect Avenue has a variable ROW width. The plans should be revised to show the existing ROW width and the ROW half-width in front of the property in question. In addition, the Applicant should address the Board regarding whether the Essex County Planning Board will require a ROW dedication along the site frontage. In their February 19, 2026 letter, Messrs. Ritchie and Freud state that the ROW width and any potential dedications will be provided as a condition of approval. 8. It shows on sheet 5 that the Applicant proposes a driveway connection to Blueberry Bend which is a private road. The Applicant must demonstrate that they have the necessary approval from the Owner of Blueberry Bend to permit the proposed driveway connection. In their February 19, 2026 letter, Messrs. Ritchie and Freud state that “The Applicant’s property line extends to the centerline of Blueberry Bend. Therefore, any connections to the northern side of Blueberry Bend do not require approval from another party’. Our office does not agree with this position. Since Blueberry Bend is a private road, the Applicant must demonstrate they have the right to use Blueberry Bend to

require approval from another party’. Our office does not agree with this position. Since Blueberry Bend is a private road, the Applicant must demonstrate they have the right to use Blueberry Bend to access the proposed development. We note that this issue was discussed at the Site Plan Review Advisory Board meeting on November 18, 2025 at which time the Applicant agreed to provide copies of the existing easements to the Board. 9. According to our notes, at the Site Plan Review Advisory Board (SPRAB) meeting on November 18, 2025 the Applicant agreed to provide a privacy fence along the rear property line. Therefore, the plans must be revised to show the privacy fence. 10. It shows on sheet 5 that a 10’x10’ masonry trash enclosure is proposed at the southeast corner of the building. The Applicant should provide testimony to the Board to demonstrate that the proposed trash enclosure will have adequate capacity to accommodate the trash and recyclables that will be generated at the site. 11. It shows on sheet 5 that the proposed trash enclosure will be located close to the rear property line. We note that the property in question abuts an existing residential neighborhood. The Applicant should address the Board regarding the anticipated frequency and hours of pickup. Our office is concerned with the potential noise impacts on the adjoining residential properties. H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Boardi1 15 WRZ0105.VO1 - Mavis Tire Supply, LLC\26-03-25 Review #2 docx