A traffic study shall be performed as part of any application to the Warren Township Planning Board and must specifically include the impacts, if any, from all new Warren Township and Berkeley Heights developments, including those listed in the Berkeley Heights development matrix, attached hereto as Exhibit B.[1] Such studies will specifically include the impacts, if any, to Emerson Lane running east from Hillcrest Road. Such traffic study must also be submitted to Berkeley Heights as part of any Warren Planning Board application.

As part of any site plan application to the Warren Planning Board, the developer of Block 208, Lots 4 and 10 (the "property") will demonstrate its ability to realign the Emerson Road egress/ingress to line up with North Ridge Way. In connection with this realignment, the developer will use all good efforts to move the interior road on the east side further west in order to create a wider tree preservation/buffer area on the northeast side of the property fronting Rogers Avenue. If this can be accomplished, additional vegetation shall be added to the tree preservation/buffer area in order to reduce visibility from Rogers Avenue. No stormwater management facilities, active or passive recreation areas or any other permitted use shall be allowed to be constructed within the lands located within the Township of Berkeley Heights. Furthermore, the lands located within the Township of Berkeley Heights shall be made part of a conservation easement. The conservation easement shall be supplemented with sufficient additional landscape plantings (shrubs and evergreen trees) in order to reduce visibility of the developer's project from Rogers Avenue and shall be subject to customary maintenance.

The developer shall use all good efforts to provide an ingress-only road on Hillcrest Road at the southern end of the property and an egress-only road on Hillcrest Road north of such ingress-only road, unless developer's traffic engineer demonstrates to the satisfaction of the Township Planning Board that such access roads shall create an unsafe traffic condition.

As part of any site plan application, the developer will provide cross-section view renderings and elevations from Rogers Avenue toward the project, as well elevations with facade materials and color palate for the project.