03132026 PB 25 11 Planning Review 1

Memorandum 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com TO: Township of West Orange Planning Board FROM: Malvika Apte, PP, AICP, Planning Board Planner Langley Oudemans, Associate Planner RE: PB Application 25-11 Planning Review # 1 525 Northfield Avenue Block 159.04, Lot 1.01 Preliminary & Final Major Site Plan Approval and “C” Variances Approval DATE: March 13, 2026 _____________________________________________________________________________________________ 1. Materials Reviewed As requested, we have reviewed the following materials: 1. Township of West Orange Planning Board or Zoning Board of Adjustment Application Package, dated November 3, 2025; 2. Township of West Orange Tree Removal Application Procedure, dated November 3, 2025; 3. Township of West Orange Tree Removal and Replacement Permit Application [Application Only], dated February 26, 2026 (1 page); 4. EIS Waiver Memo prepared by Jarmel Kizel Architects and Engineers, Inc., dated February 25, 2026 (3 pages); 5. Planning Memo for 525 Northfield Ave., LLC, prepared by Stonefield Engineering and Design, LLC., dated February 27, 2026 (4 pages); 6. Ownership Disclosure Statement, signed by Pedro Gomes and James Markouris, dated November 3, 2025; 7. 525 Northfield Avenue Preliminary and Final Site Plan Application Conditional Use Statement, undated; 8. 525 Northfield Avenue Preliminary and Final Site Plan, prepared Anthony Facchino, PE, of Jarmel Kizel Architects and Engineers LLC, dated October 22, 2025, revised January 26, 2026 (16 sheets). 9. Copy of Treasurer’s Check for Application Fees, dated November 3, 2025; 10. 525 Northfield Avenue Architectural Drawings, approved by Mattew B Jarmel, AIA, of Jarmel Kizel Architects and Engineers, dated October 20, 2025, revised January 29, 2026 (5 sheets). 11. 525 Northfield Avenue 200’ Property Owners List and Public Utilities List, prepared by Shayne Radice, Sr. Assessing Clerk, undated;

Memorandum Page 2 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 12. Township of West Orange Verification of Taxes and Sewer Charges Paid, prepared by the Office of the Tax Collector, dated November 10, 2025; 13. Sustainability Checklist Form, undated; 14. Township of West Orange Site Plan/Subdivision Checklist; undated; 15. W-9 Request for Taxpayer Identification Number and Certification, prepared by 525 Northfield Ave., LLC, dated November 3, 2025; 16. Checklist for Tree Removal Construction Application/Projects, undated; 17. Township of West Orange Department of Public Works Tree Removal and Replacement Permit Application, dated November 13, 2025; 18. 525 Northfield Ave Traffic Impact Study, prepared by Craig Peregoy and Connor Hughes of Dynamic Traffic, dated November 10, 2025; 19. Stormwater Maintenance Plan and Field Manual for 525 Northfield Avenue, prepared by Jarmel Kizel Architects & Engineers, Inc., dated January 28, 2026 (22 pages); 20. Stormwater Management Report for Sofia by Gomes, prepared by Jarmel Kizel Architects & Engineers, Inc., dated January 28, 2026 (321 pages); 21. 525 Northfield Avenue Boundary and Topographic Survey, prepared by Michael Pronesti, PLS, dated May 14, 2025; 22. 525 Northfield Avenue Title & Topographic Survey prepared by Michael Lanzafama of Casey & Keller Inc., most recently revised as of July 1, 2011 (1 sheet); 23. List of All Trees on Property for 525 Northfield Avenue, undated; 24. Two (2) Letters to Board Secretary “Preliminary and Final Site Plan Application,” prepared by Marsha M. Moore, dated November 10, 2025 and November 18, 2025; 25. Flood Hazard Area Applicability Determination, prepared by Dennis Contois, Supervising Engineer, dated February 21, 2025; 26. Attachment to Application – Requirements for Variances, undated. 27. Transmittal Letter for 525 Northfield Avenue prepared by Post Polak, PA, dated February 6, 2026 (2 pages). 28. Response Letter for Planning Board Application No. PB-25-11 prepared by Anthony Facchino, PE, PLS, PP of Jarmel Kizel Architects & Engineers, dated January 29, 2026 (9 pages). 29. Steep Slope Ordinance 25-28 Letter for PB Application 25-11 prepared by ANS Consultants, Inc., dated January 27, 2026 (4 pages). 30. Transmittal Letter for 525 Northfield Avenue prepared by Post Polak, PA, dated March 2, 2026

28 Letter for PB Application 25-11 prepared by ANS Consultants, Inc., dated January 27, 2026 (4 pages). 30. Transmittal Letter for 525 Northfield Avenue prepared by Post Polak, PA, dated March 2, 2026 (2 pages).

Memorandum Page 3 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 2. Site Description The subject property, identified as Lot 1.01 of Block 159.04, is located in the southern portion of the Township. The site is an irregularly shaped lot with approximately 436 ft of frontage on Northfield Ave and approximately 172 ft of frontage on Sheridan Avenue. The subject site is approximately 2.53 acres (110,205 SF) in area. A tributary of the Rahway River, Turtle Brook, flows through the property underground via storm pipes. The subject property is currently developed, but not in operation, with a 1 ½ story commercial building and parking area, formerly known as the Essex House Restaurant. The northern portions of the site include steep slopes, which are currently forested/vegetated and separate the site from the neighboring residential lots. Northfield Avenue, also known as County Road 508, is a four-lane road with a median and center turning lane. Currently there are entrances to the parking lot from both Northfield Avenue and Sheridan Avenue. The properties surrounding the subject property include residential dwellings to the north, commercial buildings and St. Cloud Elementary School to the west, a large, forested area known as the South Mountain Reservation to the south, further west of which is the Essex County Turtle Back Zoo. The subject property is in the B-2 Retail Business zone, which begins at the subject property and continues along Northfield Avenue to the west. The area includes multiple commercial uses in this district. The remaining surrounding area includes R-5 and R-6 Single Family Residential zones. 3. Proposed Project Review: i. The applicant is seeking a preliminary and final major site plan and conditional use approval along with eleven (11) “c” variances, to construct a three-story, mixed-use property with 105 residential units on the upper floors, including 21 affordable units, and 1,200 sq. ft. of commercial space on the ground floor. ii. The applicant is proposing to demolish the existing building, associated structures, and site improvements currently on the site. iii. The proposed building has four stories, with three stories above the average grade and a ground floor sitting below the average grade. The upper levels are residential. a. The ground floor includes a 1,200

roposed building has four stories, with three stories above the average grade and a ground floor sitting below the average grade. The upper levels are residential. a. The ground floor includes a 1,200 square foot commercial space and amenities for the residents including a 1,950 square foot coworking space, lobby, 600 square foot Zen garden room, and a leasing office. The plan also includes a utility room and transformer room. Attached to this area is the lower-level parking area with 87 indoor spaces, of which

Memorandum Page 4 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 23 spaces are in tandem. The ground floor encompasses about half of the total building footprint. b. Level two has 18 residential units, a club room, a lounge room, and a 2,250 square foot lower amenities deck. Additionally, this level houses the upper parking area with 77 spaces and a ramp parking area with 16 spaces. c. Level three has 43 residential units, a 1,000 SF gym, and a 3,150 square foot upper amenities deck. d. Level 4 has 44 residential units. e. The flat areas of the rooftop will house multiple HVAC units. f. Applicant should provide more details on the intended use and layout of the various amenity spaces, including out door decks and difference between club room and lounge room should be provided. For outdoor decks location of grills or any other plantings/ seating on the deck should be provided. iv. Entrances/Accessibility a. The commercial space on the ground floor is only accessible from one entrance on the Northfield Avenue side of the building. b. The amenity/coworking space is accessible from inside the building and also from two entrances on Northfield Avenue. Applicant should provide more details on proposed security measures for residents using this co-working space. c. The residential lobby, which connects to the other residential spaces (Zen Garden, leasing office, mail room, elevator) is accessible from an entrance on Northfield Avenue. d. The door to Stairwell #2 is on Northfield Avenue next to the main residential entrance. Applicant should provide more details on who will have access to this exterior door. e. Parking Entrance A is located on the eastern section of Northfield Avenue, and Parking Entrance B is closer to the commercial space on the western section of Northfield Avenue. Applicant to provide information on commercial parking locations and how patrons will be kept from gaining access to the residential parking areas of the building. Will the commercial spaces be identified? f. The only access points on the Sheridan Avenue side of the building are to the transformer vault, building utilities, and Stairwell #1. There are no entrances on the non-street-facing sides of the building. Applicant should discuss the safety measures for Stairwell and utility rooms.

Memorandum Page 5 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com g. Stairwells #3, 4, and 5 are accessible from inside the parking garage. Stairwell # 4 can be accessed from Northfield Ave. The five stairwells are accessible to the residents on each corner and in the central wing of the building. h. There are two elevators, including one on the southeast corner, which can be accessed through the residential lobby, and one on the southwest corner of the building, which can be accessed through the parking garage. i. Applicant should discuss the move in/move out arrangements for the tenants of the building. j. Additionally, it is noted some of the parking spaces are open in layout as there is no roof over the parking area to the north and the eastern parking spaces. Applicant should discuss how snow removal for this area will be conducted. k. It is recommended applicant should consider adding bike racks and/ or storage areas for the tenants of the building. v. Garbage a. There is a large trash room in the upper-level garage. Applicant shall confirm if this is intended for both residential and commercial use. b. There is one trash room on each residential level. Applicant shall clarify if these are trash chutes. Additionally details on how regular trash and recycling is getting separated and adequacy of the size of the trash room. We recommend a Refuse and Recycling Plan be provided. c. We note the garbage truck turning diagram shows the turnaround from the Parking entrance B, however trash room is located toward the northeast portion of the building. A truck turning access from Parking Entrance A should be provided. vi. Unit Layout a. The market-rate studio units are 600 square feet and include an open-concept bedroom- living room-kitchen space and a bathroom. b. The one-bedroom units, both market rate and affordable, vary in size between 800-1,000 square feet and include a bedroom, kitchen, bathroom, living room, and dining room. There are several triangular-shaped one-bedroom units adjacent to the amenity spaces which include restricted and non-private space for windows. This has the potential to impact the light, air, sound, and quality of life for the residential space. We recommend these unit layout be revised. c. The two-bedroom units, both market rate and affordable, range from

tential to impact the light, air, sound, and quality of life for the residential space. We recommend these unit layout be revised. c. The two-bedroom units, both market rate and affordable, range from 1,050-1,200 square feet and include two bedrooms, two full bathrooms, a kitchen, living room, and dining room.

Memorandum Page 6 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com d. The three-bedroom affordable units range from 1,250-1,300 square feet and include three bedrooms, two full bathrooms, a kitchen, living room, and dining room. e. It is unclear whether the units include laundry facilities. Applicant shall confirm if washer and dryers are included in the units. f. There are a total of 15 units with balconies on the Sheridan Avenue and Northfield Avenue side, including five (5) two-bedroom units and ten (10) one-bedroom units. vii. Exterior Materials a. Dark gray and tan Hardie board panels are proposed as the predominant building façade material. Dark gray brick is proposed for the ground level. b. A faux green wall is proposed on the façade along Sheridan Avenue. Details on the quality of this “green wall” should be provided. c. Vertical grills are proposed on the façade on Sheridan Avenue along the parking garage area. Applicant should provide details on the proposed material and design. d. Vents are proposed on the exterior of the building as part of the HVAC system. Applicant to confirm that façade vents are not PTAC units and will be the same color as the proposed façade. e. According to the West Orange Architectural Survey from September 2014, the proposed project is within the St. Cloud neighborhood. While the site is not a historically designated site, the neighborhood has a historic character. Applicant should consider choosing exterior façade materials which provide a design that is harmonious with and fits the historic character of the neighborhood. Refer to §25-16.

Memorandum Page 7 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 4. Zoning Review: (a) Proposed Use: The subject site is located in the B-2 General Business District, wherein mixed use is a permitted conditional use per §25-24.2 b 2 m. The following conditions must be met: i. Permitted uses on ground floor of mixed-use development include the following permitted uses in B- 2 Districts: retail store, personal service store or studio, office, business or vocational school. Restaurant, bar, massage, bodywork or somatic therapy establishments, and fitness center/health club. Per the proposed plan, the first floor of the building shall consist of leasing office, Zen garden, residential lobby, amenity/co-working space, commercial space, building storage and parking. a. Applicants should confirm the proposed use for the 1,200 square feet commercial space identified on the floor plan will include one of the permitted uses. Impact on design as well as parking should be discussed. If proposed to be a restaurant and or café, we recommend the exhaust vent be included in the design. It should be noted depending on type of use, the parking calculation may change. Subject Site Aerial Source: NJ Geo Web