Response Letter 3226rcd 3 12 2026

Diana Chandler CASEY & KELLER, INC. LAND SURVEYORS + CIVIL ENGINEERS + PLANNERS N.J. STATE BOARD OF PROFESSIONAL ENGINEERS & LAND SURVEYORS CERTIFICATE OF AUTHORIZATION NO. 24GA27985400 258 MAIN STREET, MILLBURN, NEW JERSEY, 07041 VOICE: 973-379-3280 FAX: 973-379-7993 Match 2, 2026 West Orange Township — Zoning Board of Adjustment Secretary 66 Main Street, West Orange, NJ, 07052 cc: Ryan MacNeill, PE, John J. Hess, PE, PP, CME, Christopher N. Dochney, PP, AICP RE: Application No. ZB-25-08 127 Mitchell Street, LLC Preliminary and Final Site Plan With ‘C’ and ‘D’ Variances — Review #1 512 & 516 Pleasant Valley Way Block 154.06, Lots 11 & 12 Enclosed please find the Preliminary and Final Site Plan for the proposed Mixed-Use Development located at 512 & 516 Pleasant Valley Way, West Orange, NJ, dated 7/17/2025 and revised through 02/13/2026. Below are the responses to the engineering and planning review letters we received from the CME Associates dated 12/3/2025 & 12/10/2025 respectively. An item-by-item response to the comments is as follows: 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 #14- Affidavit of ownership. b) Item #45 - Landscape plan & details prepared by a professional Landscape Architect. c) Item #46 - Solid waste management plan. d) Item #52 - Plans and legal documents for compliance with West Orange COAH Ordinances. An affidavit of ownership (item #14) was provided with our initial submission, but another copy is attached. Compliance with West Orange COAH Ordinances (Item #52) is not required because the project is less than 5 units. Additionally, sheet #7 of the site plan set has been revised to indicate the landscape plan and details were prepared by a licensed Landscape Architect. Also, the refuse area has been revised on sheet #5 and an enclosure detail has been provided on sheet #8. The Applicant should address the board regarding the existing building to remain and if any improvements are proposed to the same. Applicant to Comply

10. . The Applicant should address the Board regarding the proposed frequency and hours for deliveries to the site. Applicant to Comply . The Applicant should provide testimony regarding the parking spaces associated with the residential component of the development. Clarification should be provided regarding whether each residential dwelling unit will have reserved parking spaces. Applicant to Comply The Applicant should clarify if Lot 11 and Lot 12 will be consolidated should the application be approved. Lots 11 & 12 will be consolidated should the application be approved. The Drawing Index on the Area Map (sheet 1) should be revised to reflect the number of sheets within the plan set. Our office notes that the Drawing Index indicates 11 total sheets while only 9 sheets were submitted. This discrepancy should be resolved. This comment has been addressed, and the Drawing Index on sheet #1 has been revised to properly reflect the number of sheets within the plan set. It shows on the Site Plan (sheet 5) that a trash area is proposed in the easterly portion of the parking area. The Applicant should provide testimony to the Board to demonstrate that the proposed trash area will have adequate capacity to accommodate the trash and recyclables that will be generated at the site. Additionally, the plans should be revised to clarify if a trash enclosure will be installed. This comment has been addressed, and the refuse area has been revised, and a detail has been provided on sheet #8 of the site plan set. The proposed refuse area is proposed to be 11.5’ wide x 6.5’ deep, which will provide adequate space for an 8 cubic yard dumpster along with some other refuse bins. Sheet #10 of the site plan set (Turning Exhibit) displays how the refuse will be picked up via truck. The Applicant should provide a circulation plan that shows how the largest vehicle that will access the site will traverse the parking area and where they will stage (specifically emergency vehicles, delivery vehicles and trash trucks accessing the trash area). This comment has been addressed, and two circulation plans have been prepared indicating how a garbage and fire truck will traverse in and out of the site have been added to the end of the plan set. The plans should be revised to indicate a minimum strength of 4,500 psi for all proposed concrete improvements. This comment has been

and out of the site have been added to the end of the plan set. The plans should be revised to indicate a minimum strength of 4,500 psi for all proposed concrete improvements. This comment has been addressed, and all plan details have been revised to indicate 4,500 psi minimum strength for all proposed concrete improvements.

11. The plans should be revised to include construction details for the following: e) Trash area. f) Utility trench restoration. g) Electric vehicle charging station. h) Depressed concrete curb (on-site). This comment has been addressed, and all of the above requested details have been added to the plan set on sheets #8 & #9. Cc. STORMWATER MANAGEMENT COMMENTS 1. 2. On May 20, 2025, the Township of West Orange adopted Ordinance 2918-25 which amended the Township's Stormwater Control Ordinance (SCO). This Ordinance defines a major development as an individual development, including redevelopment, that individually or collectively results in: a) The disturbance of 0.5 acre of land since February 2, 2004. b) The creation of 5,000 square feet or more of "regulated impervious surface" since February 2, 2004. c) The creation of 5,000 square feet or more of "regulated motor vehicle surface" since March 2, 2021, or d) Acombination of b and c above that totals 5,000 square feet or more. The same surface shall not be counted twice when determining if the combination area equals one-quarter acre or more. The Stormwater Management Report indicates that 4,746 sf of regulated impervious coverage and 6,473 sf of motor vehicle surface coverage is proposed. As a result, this project appears to be classified as a major development and must comply with the requirements outlined under the Stormwater Control Ordinance (Section 25-29). In addition, the Applicant must submit an Application for Stormwater Permit and must pay the stormwater permit fee stipulated in Resolution 153-25 which was adopted by the Township on June 24, 2025. This comment has been addressed, and the Stormwater Management Report has been updated to classify the project as a major development, and all storm categories have been adjusted downward accordingly. A soil report must be provided in accordance with Section 25-29.10 of the Township Code. Further, permeability testing should be provided to verify the exfiltration rates utilized within the hydrograph routings. This comment has been addressed, and the soils report has been added to the Stormwater Management Report. The soil test and report was prepared by Development Engineering, LLC of Wayne, NJ. Step 6 of the report indicates that the soil has a percolation rate of 5.8 inches per hour. For the infiltration calculations, a conservative

was prepared by Development Engineering, LLC of Wayne, NJ. Step 6 of the report indicates that the soil has a percolation rate of 5.8 inches per hour. For the infiltration calculations, a conservative rate of 2.9 inches per hour was used.

. The Stormwater Management Report should be revised to indicate that the project is classified as a major development in accordance with the Township's Stormwater Control Ordinance (Section 25-29). This comment has been addressed and on page #2 of The Stormwater Management under the ‘Stormwater Management’ section has been revised to indicate the project is classified as a major development. . The Stormwater Management Report should be revised to verify compliance with the applicable groundwater recharge standards. This comment has been addressed, and the report has been revised to indicate that applicable ground water recharge is applicable and the standards have been met, as per calculations on page 138. . The Stormwater Management Report should be revised to indicate how the proposed BMPs comply with the applicable green infrastructure (Gl) standards. This comment has been addressed, and the pervious pavement system is considered a form of green infrastructure. The proposed pervious pavement system qualifies as a GI BMP in accordance with the NJDEP Stormwater Management Rules, as it promotes on-site infiltration, groundwater recharge, and stormwater volume reduction consistent with the intent of the GI requirements. . The hydrograph routings provided within the Stormwater Management Report should be revised to model impervious areas and pervious areas separately. This comment does not need to be addressed, as the application HydroCAD separates the impervious and pervious areas. In the bottom right-hand corner of the sub catchment view the different CN values are shown. . The Stormwater Management Report should be revised to include a stormwater runoff quantity analysis for the pre-construction and post- construction projected 2-, 10-, 25- and 100-year storm events. This comment has been addressed, and The Stormwater Management Report has been revised to show the 2, 10, 25 and 100 year storm events. . The existing and proposed drainage area maps should be revised to label each segment of the time of concentration flow path including indicate the flow type, length of segment and slope of segment. Additionally, existing and proposed time of concentration calculations should be provided for review. This comment has been addressed, and both Drainage area maps have been revised to reflect flow type, slope, and time of concentration. . Revise the

ration calculations should be provided for review. This comment has been addressed, and both Drainage area maps have been revised to reflect flow type, slope, and time of concentration. . Revise the Grading, Drainage, Soil Erosion & Sediment Control Plan (sheet 6) to include invert elevations for all pipes, including roof leaders and at the underground basin connection. This comment has been addressed, and Sheet #6 has been revised to indicate all inverts on pipes including roof leaders.

10. 11. 12 13. 14, 15. 16. 17. Revise the plans to ensure that all inlet grates are set higher than the 100-year water surface elevation within the basins. This comment has been addressed, and all inlet grates have been set to be higher than the 100-year water surface elevation of 412.33 feet. The proposed inlet located at the bottom of the proposed staircase provides 6" of cover over the top of the pipe. The concrete sidewalk detail on sheet 8 indicates that 4" of concrete and 4" of stone is required for concrete sidewalk installation. Therefore, it appears that additional cover should be provided over the pipe. This comment has been addressed, and the plan has been revised to indicate 1.5’ of cover over the top of the pipe coming out of the inlet at the bottom of staircase. . The design of the proposed underground basin should be clarified. The basin is indicated on the Grading, Drainage, Soil Erosion & Sediment Control Plan (sheet 6) as a detention basin, however, it will be constructed with perforated pipes (infiltration) and is modeled with exfiltration within the hydrograph routings. Our office notes that underground detention basins are only permitted when granted a waiver or variance from NJAC 7:8-5.3. This comment has been addressed, and the underground pipe system has been renamed to an infiltration system Groundwater mounding and duration of infiltration period calculations should be provided for all proposed infiltration systems. This comment has been addressed, and groundwater mounding calculations have been provided for both the pipes and the paver systems. Revise the plans to clarify how roof runoff will be pre-treated prior to infiltration. This comment does not need to be addressed as it is not required to pre-treat roof runoff. Revise the permeable pavement detail on the Construction Details (sheet 8) to indicate the separation from the bottom of the system to the seasonal high water table elevation. Additionally, the detail should be revised to indicate that filter fabric should be installed on the sides of the storage bed. This comment has been addressed, and the pervious paver detail has been revised to show a distance to the SHWT and the filter fabrics needed. Revise the Grading, Drainage, Soil Erosion & Sediment Control Plan (sheet 6) to provide at least one inspection port within the permeable pavement

distance to the SHWT and the filter fabrics needed. Revise the Grading, Drainage, Soil Erosion & Sediment Control Plan (sheet 6) to provide at least one inspection port within the permeable pavement system. Further, the permeable pavement detail should be revised accordingly. This comment has been addressed, and the pervious paver detail has been revised to display the inspection port. Pipe capacity calculations should be provided for review. This comment has been addressed, and pipe capacity calculations have been added to the Stormwater Management Report.

18. As stipulated under the Stormwater Control Ordinance (Section 25-29), the Applicant must submit a maintenance plan for the stormwater management system. We note that the maintenance plan 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. This comment has been addressed, and a Maintenance Manual has been included. 19. The plans should be revised to include construction details for the following: a) Stormwater management basin. b) Inlet with 6" orifice and 12" outflow. This comment has been addressed and details for both the detention system and discharge structure have been provided on sheet #8 of the site plan set. D. LANDSCAPING COMMENTS 1. The Lighting & Landscape Plan (sheet 7) should be revised to demonstrate compliance with Section 25-11.3 of the Township Code. Sheet #7 of the site plan set displays the proposed buffer strip. A 7 ft buffer has been provided where none existed previously. The buffer is comprised of a 122 ft long emerald, green arborvitae hedge. 2. Revise the Lighting & Landscape Plan (sheet 7) to provide a four-season buffer around the proposed trash area. This comment has been addressed, and an emerald, green arborvitae buffer around the trash area has been provided. 3. Revise the Lighting & Landscape Plan (sheet 7) to indicate the proposed disposition for all open areas, such as lawn, mulch, stone, sod, etc. This comment has been addressed, and sheet #7 of the site plan set has been revised to indicate the proposed disposition for all open areas. 4. Revise the tree planting detail on the Lighting & Landscape Plan (sheet 7) to include a rigid, plastic, open mesh truck guard to prevent irreparable damage from buck rub. This comment has been addressed, and the tree planting detail has been tevised to include a rigid, plastic, open mesh truck guard to prevent irreparable damage from buck rub.