Stonefield Planning Memo 02272026 4914 4328 66742

STONEFIELD Z:\Rutherford\RUT\2025\RUT-250324 Gomes Management - 525 Northfield Avenue, West Orange, NJ\Calculations & Reports\Planning\2026-02-27_Statement of Principal Points.docx stonefieldeng.com 92 Park Avenue, Rutherford, NJ 07070 201.340.4468 t. 201.340.4472 f. February 27, 2026 Township of West Orange Township of West Orange Planning Board 66 Main Street, West Orange, NJ 07052 RE: Planning Memo Applicant: 525 Northfield Ave., LLC Block 159.04, Lot 1.01 525 Northfield Avenue West Orange, Essex County, NJ Greetings: Stonefield Engineering & Design, LLC (“Stonefield”) has prepared this Statement of Principal Points to provide details of the proposed use and justification for variance relief pursuant to N.J.S.A. 40:55D-70. Project Description 525 Northfield Ave., LLC (hereinafter “The Applicant”) proposes to construct a 4-story mixed-use development on Block 159.04, Lot 1.01, also known as 525 Northfield Avenue in West Orange. The subject property is approximately 2.4 AC (110,205 SF) and is located within the B-2 General Business District. The site is an irregularly shaped corner lot bounded by single-family homes to the north, retail uses to the west, the South Mountain Reservation to the south, and undeveloped land to the east. Under existing conditions, the site is occupied by a vacant building and associated surface parking lot which previously served The Essex House restaurant, lounge, and banquet. Access is presently provided via one (1) full-movement driveway along Northfield Avenue and one (1) full-movement driveway along Sheridan Avenue. The surrounding area consists of a mix of land uses. Other notable developments nearby include the St. Cloud Elementary School, the Primrose School of West Orange, and the Essex County South Mountain Recreation Complex. The project proposes to raze the existing commercial building and associated site improvements and construct a 4-story mixed- use building containing 105 residential units, 180 physical parking spaces, and 1,200 SF of retail space. 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. The second floor will contain the upper-level parking garage, residential apartments, and tenant amenities including a lounge, club room, and

es including an amenity/co-working space and a zen garden. The second floor will contain the upper-level parking garage, residential apartments, and tenant amenities including a lounge, club room, and amenities deck. The third floor will contain residential apartments and tenant amenities including a gym and amenities deck. The fourth floor will contain residential apartments. The building will contain 2 studios, 82 one-bedroom, 16 two-bedroom and 5 three-bedroom apartments. Of the 105 residential units proposed, 21 will be designated as affordable units. Additional site improvements include a retaining wall and landscaping to buffer the site from the neighboring residential properties. Mixed-use developments are listed as conditionally permitted in the B-2 General Business District pursuant to § 25-24.2.b.2(m). The proposed project complies with all required conditions and is therefore permitted. A summary of these conditions is provided in the table below.