2026 02 27 Review 2

Chairman and Members of the West Orange Township Planning Board February 27, 2026 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 #2 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0159.V02 - 525 Northfield Ave LLC (PB-25-11)\2026-02-27 - Review #2.docx • A Verification of Taxes & Sewer Charges Paid from the Office of the Tax Collector dated November 10, 2025 which states that the taxes are paid until October 31, 2025 and the 2025 sewer charges are paid in full. • A Disclosure Statement from 525 Northfield Ave., LLC dated November 3, 2025. • A Disclosure Statement from Astro Management Group Inc. dated November 3, 2025. • A Disclosure Statement from Arbol by Gomes LLC dated November 3, 2025. • A completed Consent of Owner dated November 3, 2025. • A completed Application for Tree Removal and Replacement Permit dated November 13, 2025. • A completed Checklist for Tree Removal Construction Applications/Projects. • A list of trees proposed to be removed on the subject property. We have reviewed the information submitted in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is an irregularly shaped tract which is located on the northeast 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 to 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,

d site improvements and to 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 1,200 sf 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.