2025 12 22 Review 1

Chairman and Members of the West Orange Township Planning Board December 22, 2025 Re: 525 Northfield Ave., LLC (PB 25-11) Our File No. 115.WRP0159.V02 Preliminary and Final Site Plan and Conditional Use with Page 3 ‘C’ Variances and Tree Removal Permit - Review #1 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0159.V02 - 525 Northfield Ave LLC (PB-25-11)\2025-12-22 - Review #1.docx A. PROJECT DESCRIPTION The property in question is an irregularly shaped tract which is located on the southeastern corner of the intersection of Northfield Avenue (CR 508) and Sheridan Avenue. It is located in the B-2 General Business District and has an area of 110,205 sf or approximately 2.53 acres. The property is currently occupied by an existing commercial building, a train car, and a paved parking lot. The existing 2-story building was previously occupied by a restaurant, lounge, and banquet hall (The Essex House). Access is provided to the site from Northfield Avenue (CR 508) to the south and Sheridan Avenue to the west. Further, the existing paved parking lot currently provides 171 parking spaces including 2 handicap accessible parking spaces. The Applicant is seeking Preliminary and Final Site Plan and Conditional Use approval with “C” Variances and Tree Removal Permit approval to demolish the existing commercial building and associated site improvements and construct a 4-story, 52,940 sf, mixed-use building. The proposed mixed-use building consists of the following: • The first floor will contain the lower-level parking garage, residential lobby, leasing office, building storage and utility rooms, a commercial space, and tenant amenities including an amenity/co-working space and a zen garden. Access to the lower-level parking garage is provided via a driveway from Northfield Avenue (CR 508). • The second floor will contain the upper-level parking garage, residential apartments, and tenant amenities including a lounge, club room, and amenities deck. Access to the upper- level parking garage is provided via a driveway from Northfield Avenue (CR 508) as well as internal access through the lower-level parking garage. • The third floor will contain residential apartments and tenant amenities including a gym and amenities deck. • The fourth floor will contain residential apartments. • The combined parking areas for the development consists of a total of 178

apartments and tenant amenities including a gym and amenities deck. • The fourth floor will contain residential apartments. • The combined parking areas for the development consists of a total of 178 parking spaces, including 46 tandem parking spaces, 6 handicap accessible parking spaces and 30 EV parking spaces. • The development contains a total of 105 apartment units, including 21 affordable housing units. There are 2 studio units, 82 one-bedroom units, 16 two-bedroom units, and 5 three- bedroom units. • A retaining wall and landscaping along the mixed-use building is proposed. 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 #46 – Solid waste management plan. b) Item #49 – Vehicular and pedestrian circulation patterns.