2026 03 06 Review 3

Chairman and Members of the West Orange Township Planning Board March 6, 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 4 ‘C’ Variances and Tree Removal Permit - Review #3 H:\Legacy\Howell-FS1\SEC\West Orange\Planning Board\115.WRP0159.V02 - 525 Northfield Ave LLC (PB-25-11)\2026-03-06 - Review #3.docx 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 parking spaces, including 46 tandem parking spaces, 2 compact 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. 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. 2. 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. In his January 29, 2026 letter, Anthony Facchino, PE, PLS, PP states that Brian Feeney with the Historical Preservation Commission issued an e-mail on December 29, 2025 which states that the property is

his January 29, 2026 letter, Anthony Facchino, PE, PLS, PP states that Brian Feeney with the Historical Preservation Commission issued an e-mail on December 29, 2025 which states that the property is not located within a historic district and is not a designated Local Historic Landmark. A copy of this e-mail must be submitted to the Planning Board and our office. 3. The Applicant should address the Board regarding the anticipated hours of operation for the proposed commercial uses at the site. 4. The Applicant should address the Board regarding whether the proposed parking spaces will be assigned to each unit.