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 4 ‘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 2. The Applicant has requested the following submission waivers from the Site Plan/Subdivision Checklist: a) Item #31 – Existing and proposed contour intervals based on U.G.S. & G.S. datum. Contours to extend at least 200' beyond subject property. b) Item #45 – Landscape plan & details prepared by a professional landscape architect. c) Item #52 – Plans and legal documents for compliance with West Orange COAH Ordinances. 3. The Applicant has requested the following variances with this application: a) A front yard setback of 2.4 feet is proposed, whereas a minimum of 30 feet is required. b) A side front yard setback (corner lot) of 0.4 feet is proposed, whereas a minimum of 25 feet is required. c) A lot coverage of 67.5%, whereas a maximum lot coverage of 60% is allowed. d) A building coverage of 48.0%, whereas a maximum building coverage of 40% is allowed. e) A building height of 38.5 feet and 3 stories, whereas a maximum building height of 35 feet and 2.5 stories is allowed. f) 198 parking spaces are proposed (178 parking spaces plus EV credit of 20 spaces), whereas 200 parking spaces are required. g) A residential buffer of 13.6 feet is proposed, whereas 50 feet is required. h) Disturbance of steep slopes greater than 25% is proposed, whereas no disturbance is permitted within these slopes. In addition, disturbance of steep slopes between 20- 24.99% is proposed at 29.0% of the total area of these slopes on-site, whereas a maximum of 20% disturbance of these slopes is permitted. i) Tree removal is proposed on steep slopes, whereas no tree removal is permitted. 4. The eastern portion of the proposed building appears to be located within an AE Flood Hazard Area and Floodway. The plans should be revised to show the flood hazard area and floodway to demonstrate that the proposed development complies with the Township’s flood regulations. In addition, a note should be added to the plans indicating that approval from the Township’s Floodplain Administrator will be obtained

osed development complies with the Township’s flood regulations. In addition, a note should be added to the plans indicating that approval from the Township’s Floodplain Administrator will be obtained prior to construction. 5. The plans referenced within the NJDEP Flood Hazard Area Applicability Determination should be submitted to the Board for review. 6. It appears that the subject property is located within the St. Cloud Historic District. Therefore, the Applicant shall obtain approval from the Township’s Historic Preservation Commission for the proposed development.