Stonefield Planning Memo 02272026 4914 4328 66742

4. § 25 Attachment 3 - Minimum Side Yard Setback: The minimum required side yard setback is 25 FT, where 0.4 FT on Sheridan Avenue is proposed. The proposal includes repairing the existing 4 FT sidewalk and adding diverse landscaping, such as inkberry, winterberry, sargent junipers, and thornless cockspur hawthorns, to provide visual buffering and enhance the streetscape. This landscaping promotes a more active, pedestrian-friendly frontage along Sheridan Avenue. 5. § 25 Attachment 3 - Minimum Front Yard Setback: The minimum required front yard setback is 30 FT, whereas 2.4 FT is proposed along Northfield Avenue. A 4 FT-wide concrete sidewalk, combined with landscaping and street-facing public entrances, creates an active, pedestrian-friendly frontage. This design supports ground-floor commercial and mixed-use activity. 6. § 25-28.8 - Maximum Disturbance of Steep Slopes: Disturbance of steep slopes greater than 25% is not permitted, whereas 30.83% proposed. In addition, disturbance of steep slopes between 20-24.99% is proposed at 29% of the total area of these slopes on-site, whereas a maximum of 20% disturbance of these slopes is permitted. The site contains significant changes in grade, and the proposed grading has been designed to minimize impacts. Please refer to the Steep Slopes Response Memo prepared by ANS Consultants, dated January 26, 2026. 7. § 25-11.3 - Minimum Residential Buffer: The minimum required residential buffer is 50 FT, whereas 13.6 FT is proposed in the northwest corner of the property. The area where the buffer deviates from occurs at a pinch point, while the buffer expands up to 71 FT moving east along the property, exceeding the minimum requirement. Several existing trees within the buffer will be preserved, and additional trees up to 10 FT in height will be planted. 8. § 25-12.1.I - Parking Entrance Location: Each entrance or exit from a parking area shall be at least 50 FT from any residential district, whereas the proposed driveway is located 1.2 FT from the eastern property line, which abuts an existing undeveloped property. This reduced distance occurs at a pinch point, with the buffer widening northward along the property line. Proposed supplemental landscaping, including red twig dogwood and American holly reaching up to 10 FT, will provide effective screening and minimize potential impacts. Design Waivers 1. § 28-4(b)(4) -

Proposed supplemental landscaping, including red twig dogwood and American holly reaching up to 10 FT, will provide effective screening and minimize potential impacts. Design Waivers 1. § 28-4(b)(4) - Tree Removal on Steep Slopes: Tree removal is not permitted on a slope with a grade of 10% or greater on a slope where vegetation is presently stabilizing soils, whereas 23 trees are proposed for removal on the steep slope areas. While some mature trees will be removed, the proposed landscaping plan constitutes an enhancement over current conditions. The project includes the installation of 94 new trees and 187 shrubs, which will improve soil stability. The variances can be granted without substantial detriment to the public good and will not substantially impair the intent and purposes of the zone plan and zoning ordinance. The proposed mixed-use development, which includes both affordable and market-rate units and a mix of bedroom types, aligns with the Township’s 2019 Master Plan objectives to maintain a balance of land uses, provide a range of appropriate housing types and units, and improve and maintain existing residential neighborhoods. The project also advances the Master Plan’s goals of promoting compatible economic development. The development complies with all B-2 District conditional use requirements, is appropriately located between commercial and residential areas, and revitalizes a previously vacant site. The proposed development will result in a decrease in impervious coverage while adding extensive landscaping, new sidewalks, and buffers to enhance the streetscape of the Business Zone. Overall, the project promotes purposes “a,” “i,” and “g” of the MLUL by supporting affordable housing and providing a permitted mixed-use development, thereby promoting the general welfare of residents and users of the proposed building. The proposed landscaping creates a desirable visual environment, and the development complements existing and permitted uses within the Business Zone and the surrounding neighborhood while providing public and community benefits. Under the C(2) “benefits versus detriments” standard, the benefits of the proposed development, including affordable housing, improved landscaping, a pedestrian-friendly streetscape, enhanced neighborhood character, and effective use of an underutilized site outweigh any potential detriments.