June 10, 2026 Planning Board Special Meeting Minutes.

MINUTES TOWNSHIP OF WEST ORANGE PLANNING BOARD MEETING June 10, 2026, 7:30 P.M. The Township of West Orange, Planning Board held a special meeting on June 10, 2026, at 7:30 P.M. via virtual ZOOM videoconference. Chairman Bagoff called the meeting ito order at approximately 7:30 P.M. He announced that notification of the meeting was given'to the Township Clerk, and posted on the Township Bulletin Board, sent to the West Orange Chronicle and the Star Ledger, and posted on the Township’s website calendar. This meeting has been properly noticed to the public in accordance with the Open Public Meetings Act. No new matters will start after 10:30 P.M. PLEDGE OF ALLEGIANCE * Chairnian Bagoff requested all persons stand for the Pledge of Allegiance. ANNOUNCEMENTS e The next Planning Board spedial meeting will be held on Wednesday, June 24, 2026 at 7:30 p.m. via Zoom. e The next Planning Board regular meeting will be held on Wednesday, July 1, 2026 at 7:30 p.m. via Zoom. ROLL CALL PRESENT: Chairman Robert Bagoff; Mr. Jerry Guarino; _ Mafor Susan McCartney; Councilwoman Susan Scarpa; Mr. Lee tania} Klein; Ms. Lori Kapferer; Mr. John Cardoza; ABSENT: Mr: William Wilkes; Mr. Frank Noborine; Mr. Ken Alper; Mr. Christopher Morgan, Sr. ALSO PRESENT: Diana P. McGovern, Esq., Planning Board Attorney; Jamilet Baquerizo Vite, Planning Board Secretary MINUTES & RESOLUTIONS PB-24-01 West Essex Highlands Inc - Draft-Resolution Motion: Council President Scarpa Second: Ms. Kapferer Alper: —_ Mayor McCartney: --- Bagoff: _ Morgan: _ Cardoza (Alt.2): Y Noborine: —_

Guarino: _ Scarpa: Y Kapferer: Y Wilkes: —_ Klein: -- SWEARING IN e The Township Professionals: Mr. Ryan MacNeil (Consultant Engineer) and Mr. Michael Davis (Consultant Planner) were sworn under oath. APPLICATIONS e PB-25-11 525 Northfield Ave LLC 525 Northfield Avenue Block: 159.04 Lot: 1.01 Zone: B-2 The applicant is proposing a 4-story mixed-use building containing 1,200 sq. ft commertial:space on the ground floor and 95 residential units on the upper floors, and 165 off-street parking spaces. PRESENTATION + oMarsha Moore, Esq appeared on behalf of Northfield Ave LLC. - She requests to continue,the presentation with testimony from the project architect, Matthew Jarmel. - Mr. Jarmel begins sharing architectural plans that were included in the submission. o Plans are dated March 30, 2026. - The cover sheet identifies: o Property address: 525 Northfield Avenue o Mixed-use development © Block 159.04, Lot 1.01 - Arendering shows the building located at the corner of Northfield Avenue. - Mr. Jarmel explains a major design factor: ©. The site has an approximately 18-foot elevation difference from one end to the other. © The first floor is partially built into the hillside. °o Asaresult: m_ The building is technically four stories m= From much of Northfield Avenue it appears to be only three stories - Proposed exterior materials include: o Brick at the base © Cementitious wall panels on all four sides for architectural consistency © Color palette primarily of browns and whites o Sustainable materials o Decorative faux green walls in several locations - Each floor measures approximately 43,150 square feet - Residential and lobby areas total approximately 115,335 square feet - Parking area totals approximately 57,245 square feet - Total building size is approximately 172,600 square feet - Total residential units: 95

© 76 market-rate units (80%) © 19 affordable units (20%), satisfying inclusionary housing requirements. Unit mix: © 68 one-bedroom units © 22 two-bedroom units o 5 three-bedroom units Affordable housing breakdown: © One-bedroom: m 3 affordable m 65 market-rate u Affordable share = 15.7%, below the maximum allowed 20%. ° Two-bedroom: = 11 affordable u Affordable share = 57.8%, exceeding the required minimum of 30%. 0 Three-bedroom: m All 5 are affordable m Represents 26.3%, exceeding the required minimum of 20%. Mr. Jarmel states the project complies with both affordable housing requirements and required distribution of unit types under UHAC (Uniform Housing Affordability Controls). Proposed apartment sizes meet or exceed both West Orange ordinance and UHAC requirements. © One-bedroom units: mg Ordinance minimum: 800 sq ft m Proposed: 800-850 sq ft © Two-bedroom units: m Ordinance minimum: 1,000 sq ft m Proposed: 1,000-1,225 sq ft © Three-bedroom units: m Proposed size: 1,350 sq ft m Exceeds both: - West Orange requirement (1,200 sq ft) - UHAC minimum (1,150 sq ft) Ms. Moore clarifies that some affordable housing numbers differ from the planner's report. The testimony reflects the correct numbers shown on the submitted architectural plans. Mr. Jarmel presented drawing SD101, which depicts the ground floor of the building Northfield Avenue borders the front of the site County improvements require: o Removal of an existing deceleration lane © Widened sidewalks Although earlier discussion suggested the building was close to the property line: o The widened sidewalk creates an effective setback of approximately 18-20 feet. The first floor includes: Residential vestibule and lobby facing Northfield Avenue Zen garden Building utility rooms Co-working amenity space Approximately 1,200 square feet of retail/commercial space fronting Northfield Avenue eoo000

o Large utility room along Sheridan o Transformer vault u Allows electrical transformers to be housed inside the building rather than in exterior ground-mounted equipment. a Also accommodates water, gas, and electrical meters. Two separate parking entrances from Northfield Avenue: o Western entrance at a lower elevation o Eastern entrance at a higher elevation These entrances serve different parking levels due to the site's slope. Eight parking spaces near the lower entrance are reserved for: o Commercial customers © Building deliveries Parking entrance will have: © Open metal gates (not solid) © Automatic operation using resident proximity readers © Gates open and close automatically for tenants Green parking spaces represent lift/tandem parking. Includes 22 lift/tandem parking arrangements. Intended primarily for residents of two-bedroom apartments, which require two parking spaces. Operation: o Automatic push-button lifts o Residents receive training © The lower vehicle must be removed before lowering or raising the lift Regarding planner concerns, if a lift malfunctions, maintenance staff will repair it similarly to elevator maintenance. Ycllow parking spaces are designated EV spaces. The project complies with New Jersey's requirement for up to 15% EV parking. EV charging stations are intentionally located outdoors: o Preferred by fire departments o Avoids placing chargers beneath occupied buildings A sectional drawing illustrates the site's approximately 18-foot elevation change. Parking is split into two levels: o Lower parking level o Upper parking level Above parking are: o Three residential floors © Second floor contains both parking and apartments Circulation: o Vehicles may enter from either driveway © Drivers entering from the eastern entrance can circulate through the garage o A ramp connects the upper parking level to the lower level Large open areas behind parking spaces are intended for: © Bicycle storage o Snow storage if needed Snow removal plan is the developer will use a small Polaris utility truck equipped with a plow. Snow can be stored: o Near EV parking © Behind storage areas

© In other open-air portions of the site Mr. Jarmel notes an error on one architectural sheet: © Parking chart incorrectly lists 160 spaces © Correct number is 165 spaces, matching the civil engineering plans Second Floor Layout contains: o Upper parking level © Residential apartments © Resident lounge © Sports simulator room There are no studio apartments The original proposal included outdoor amenity decks. These were removed because: 0. They would have required a building coverage variance. o Eliminating the decks eliminated the need for that variance. Previous questions regarding recessed corner apartments Mr. Jarmel clarified: © The notches extend completely to the roof © They provide adequate natural light and ventilation Additionally modern residential mechanical codes require dedicated outside-air systems. Compliance no longer depends solely on operable windows. Third floor is entirely residential. Includes approximately 1,000-square-foot fitness center. Building includes: o Five stairways o Main elevator © Two additional elevators positioned at east and west ends Design provides convenient access from parking to residential units. Every floor contains: o Trash room © Dual trash chute system Separate chutes allow: o Regular refuse © Recycling (paper/cardboard and commingled recyclables) Building will use: © Private trash collection service Main trash room is located on the second-floor parking level. Additional storage rooms allow overflow storage before collection. Trash will be moved internally to larger storage rooms until pickup. Private hauler is expected to collect trash: © Initially about once or twice per week. o Can increase to three or more pickups weekly depending on building occupancy. Mr. Jarmel explains trash generation will increase gradually as the building fills. Using a private hauler allows flexible pickup frequency. The developer owns and manages similar apartment buildings throughout Essex County Maintenance staff will: © Monitor all trash rooms ° Keep them clean © Move trash and recycling into larger storage areas as necessary Mr. Jarmel explains that the fourth floor is substantially similar to the third floor, except that the gymnasium area on the third floor is replaced by an apartment on the fourth floor 5

The roof plan shows a proposed flat roof with a 3-foot-high parapet surrounding the building. o The parapet is intended to screen mechanical equipment from view at ground level. Mr. Jarmel explains that the building requires a height variance, but the proposed height is within the 10% threshold that permits the variance to be treated as a C variance. On drawing SD104, Mr. Jarmel reviews the building elevations along Northfield Avenue: o The left side of the elevation is west and the right side is east. o The ordinance measures building height from the average grade line, shown in red on the elevation. o The average grade elevation is approximately 393.54 feet. 0 The lobby finished floor is at elevation 384, approximately 9.5 feet below average grade. o' The second-floor elevation reaches approximately 402 feet, or 8.46 feet above average grade. The proposed building height measured from average grade to the roof is 38 feet 6 inches, compared with the permitted 35 feet. a Mr. Jarmel explains that this is exactly at the 10% threshold. © Rooftop features are permitted to extend beyond the roof height by up to 10 feet. ‘The highest parapet is just under 10 feet above the roof, while most of the parapet is positioned to screen mechanical equipment. 9 One garage entrance is at approximately elevation 389, about 4.5 feet below average grade. o Another garage access point on the east side is at elevation 402, about 18 fect , ‘above the finished floor and 8.46 feet above average grade. Mr. Jarmel emphasizes that the changing grade allows the building to appear predominantly three stories from much of the site and become four stories as the elevation drops. o The building is intentionally tucked into the existing grade. o The grade helps screen the parking, which is largely contained within the site and not visible from outside. © A large portionyof what appears to be the second-floor frontage is actually parking. © Window features similar to those used elsewhere on the building are placed along the parking frontage to visually blend it into the building and screen the parking. Mr. Jarmel reviews a building-signage detail showing the southwestern facade and lobby area. o The proposed building name is “Sofia by Gomes.” o The name is displayed on a faux green wall. o The total sign area is approximately 120 square feet, which Mr. Jarmel believes complies with the

rea. o The proposed building name is “Sofia by Gomes.” o The name is displayed on a faux green wall. o The total sign area is approximately 120 square feet, which Mr. Jarmel believes complies with the ordinance. o Approximately 51 square feet consists of backlit lettering. Mr. Jarmel reviews the Sheridan Avenue elevation: o Sheridan Avenue is relatively flat along the western side of the site but becomes very steep farther north © The facade includes glass around amenity spaces, a faux wall, metal panels opening into the parking garage, and utility rooms. o The east elevation uses similar materials throughout the building. Because the original submission did not include a rear elevation, Mr. Jarmel introduces Exhibit A3 as a supplemental exhibit, dated April 15, 2026. co)

A3 contains eight pages of architectural plans and renderings. Page EX103 is the northern/rear elevation, added after the original submission. Although this side of the building faces a steep and a wall of trees, Mr. Jarmel states that the same high-quality materials are used on all four sides. o The elevation shows the parking ramp that allows vehicles to travel from the upper parking level down to the lower parking level. Mr. Jarmel returns to the original exhibits and explains that EX100 corresponds to SD101, the original site/building drawing, with the correction of the previously discussed parking count of 165 spaces. _ EX101 provides detailed plans of the residential amenity areas: o The second-floor building lounge includes seating, a small kitchenette, and a pool table for residents. o An accessible bathroom is located off the corridor. o A sports simulator room is located next to the lounge and will include a golf simulator. The third-floor gymnasium includes its own bathroom and equipment storage. o The gym will contain cardio equipment and universal/strength-training equipment. EX102 provides details of the proposed faux green wall. o The feature was requested by the municipal planner. o. Mr. Jarmel shows-an example and explains that it is designed to look lush and realistic. 0. The-developer has used the product on other buildings, and Mr. Jarmel describes it as a signature design element associated with the client. EX103 is identified again as the rear elevation. EX104 is a rendering of the Sheridan Avenue fagade. o The rendering illustrates the significant change in grade along the site. © The building uses brick at lower portions and cementitious panels to provide a modern appearance. EX105 is a rendering looking toward the building from the southern side of Northfield. © The rendering demonstrates the steepness of Northfield using the project's grading information. On the 'far eastern side, the building appears only three stories tall. The floor-to-floor heights there are approximately 10 feet, making the building roughly 30 feet from the parking level to the roof. o Farther down Northfield, a secondary entrance becomes visible. o As the grade drops, more of the first-floor commercial and amenity spaces become visible and the building appears four stories tall. EX106 is another Northfield rendering, viewed from the southern side and farther

drops, more of the first-floor commercial and amenity spaces become visible and the building appears four stories tall. EX106 is another Northfield rendering, viewed from the southern side and farther east. © Itagain shows the building as three stories from this perspective. o Vehicles enter the upper parking area and can proceed toward a roll-up gate. o The grade begins to become steep farther along the site. EX107 is a site section prepared to illustrate the relationship between the building and the steep surrounding grade. o The upper portion shows the ground-floor plan. o Northfield is shown below, with Sheridan to the left. o A section line cuts through the site, allowing the viewer to look east. o Mr. Jarmel prepared the section specifically to provide context for the building's height relative to the steep slope, existing vegetation, and nearby homes.

- Ms. o Survey information indicates that several homes farther up Sheridan have rear yards at elevations around 419 feet. o The rear of the project site is approximately elevation 391. o Mr. Jarmel concludes that the building is generally comparable in height to the homes to its north, while the heavily vegetated slope provides substantial screening. Moore asks Mr. Jarmel to clarify the building-coverage variance because the project is seeking relief for exceeding permitted building coverage. o Mr. Jarmel refers to drawing C002, prepared by professional engineer Anthony Faccino. o The zoning schedule permits 40% building coverage. 0° The proposal has approximately 53% coverage, about 13 percentage points above the permitted amount. o The original design had substantially more coverage. The applicant removed amenity decks in an effort to reduce the coverage and bring it closer to the permitted percentage. - | Mr. Jarmel then:discusses the design implications of the setback variances: - Ms. © The required front-yard setback is 30 feet. o. The existing Essex. House restaurant has a front-yard setback of only 0.4 feet. ©. The proposed building is approximately 2.6 feet trom the applicable property-line reference, but Mr, Jarmel explains that the actual relationship to the roadway is more favorable because of the site's configuration and roadway changes. o Existing-conditions drawing C100 shows a deceleration lane along Northfield that previously allowed vehicles to leave the roadway and enter the property. o | The county directed the applicant to remove the deceleration lane and extend the two-lane roadway curve instead. o Removing the lane pushed the effective property line/setback farther away from Northfield. o The proposed building will be approximately 24—25 feet from the curb line, making it substantially farther from the roadway than the existing restaurant despite technically requiring a front-yard variance. o The former deceleration area will be filled in and converted into sidewalk and landscaped space. o The new area is intended to improve the setback and pedestrian environment through lawn, trees, shrubs, and additional landscaping. s. Moore asks about walkability and the pedestrian environment. o Mr, Jarmel highlights the site's proximity to retail and restaurants, which he says are less than a quarter-mile west. o