June 10, 2026 Planning Board Special Meeting Minutes.

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