03132026 PB 25 11 Planning Review 1

Memorandum Page 8 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com b. The floor plans show a direct outdoor entrance to the ground floor co-working space. Additionally, the renderings show exterior doors to the Zen Garden. Applicant should clarify if these spaces are for residents only or if they will also include access for the public. Additional clarity should be provided as to how the space will be secured/monitored. ii. One or more dwelling units shall be permitted on the upper floor(s) above any of the permitted ground floor uses in § 25-24.2b2(m)(1). The proposal includes a total of 105 dwelling units located on upper floors. This complies. The units include two (2) studio units, eighty-two (82) one-bedroom units, sixteen (16) two-bedroom units, and five (5) three-bedroom units. iii. Access to upper floor uses shall be provided by means of a separate entrance than provided for ground floor uses. There is a separate residential lobby entrance on Northfield Avenue. This complies. iv. Minimum Lot area shall be 5,000 square feet and the minimum street frontage of such lot shall be 50 feet. The lot area is 110,205 square feet and the frontage on Northfield Avenue is approximately 436 feet. This complies. (b) Bulk Variance: The following table notes the bulk regulations that are permitted in the zone and the proposed site plans compliance/non-compliance with the same. B-2 General Business Zone Ordinance Requirements Existing Proposed Status Min. Lot Area (sq. ft.) – §25 Attachment 3 10,000 110,205 No Change Conforms Min. Front Setback (ft.) – §25 Attachment 3 30 Northfield Ave: 0.4 Northfield Ave: 2.4 (V) Min. Side Front Yard Corner (ft.) – §25 Attachment 3 25 Sheridan Ave: -3.3 Sheridan Ave: 0.4 (V) Min. Side Setback (ft.) – §25 Attachment 3 10 (one) 20 (both) 237 +/- 28.5 Conforms Min. Rear Setback (ft.) - §25 Attachment 3 30 110.54 30 Conforms

Memorandum Page 9 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Max. Building Height (§25 Attachment 3) 2 ½ stories and not exceeding 35 ft. 31 ft. / 1.5 stories 38.5 ft*. / 4 stories (V) Height Limit Exceptions (§25-24.4) Roof features shall not exceed 10’ above the top of roof N/A Applicant to Confirm* Unknown Max. Building Cover (§25 Attachment 3) 40% 9.93% 48% (V) Max. Impervious Cover (§25 Attachment 3) 60% 68.34% 67.5% (V) Min. Lot Frontage (§25-4) 40 ft. or 75% of the required lot width, whichever is greater. 172.07 ft. along Sheridan Avenue; 436.84 ft. along Northfield Avenue No Change Conforms Min. Side Yard Width (Contiguous to Residential Lots) (§25- 11.2) 75 ft. 296 ft. and 130 ft. abut residential lots No Change Conforms ENC = Existing non-conforming condition; V = Bulk variance required *The building height as measured from the average grade of the roof has been provided; however, the height of roof features has not been provided and compliance with height limits cannot be determined. Applicant to provide the height of roof features including parapets, stair and elevator bulkheads, and overall height of the building. 5. Site Plan Review: (a) Building Height: The proposed building is 4 sty/ 38.5 ft, measured to the highest point of roof. Per the Land Use Ordinance §25-4, building height is depicted per the figure below taken from mean elevation to the highest point of the roof. We recommend a detailed calculation of the height of the building be provided based on this graphic.

Memorandum Page 10 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Additionally, as stated above, applicant should provide the height of building appurtenances such as parapet, stair bulkhead and other mechanical features to determine they do not exceed 10 feet in height. (b) Parking and Circulation: i. The applicant is proposing a total of 180 parking spaces in an onsite parking garage. This includes thirty (30) electric vehicle (EV) spaces, two (2) of which are ADA accessible EV spaces and twenty three (23) tandem spaces. Aside from the two ADA accessible EV spaces, there are four (4) additional standard ADA accessible parking spaces. ii. The parking garage will be in lower and upper parking areas on the ground floor of the proposed building, with the lower level sitting below-grade, but still at street level, due to the moderate slope present on this area of the site. The circulation throughout the parking area includes two-way travel between rows. iii. The lower parking area includes twenty-three (23) parking spaces in tandem, equaling a total of forty-six (46) spaces. The applicant indicated in a SPRAB meeting on March 11, 2026 that the tandem spaces will be assigned to tenants of the same unit in order to simplify coordination, although this has not been confirmed in writing. The tandem spaces directly adjacent to the driveway entrance present possible safety and coordination issues for residents using the spaces and others entering the garage. The applicant should discuss the circulation for the tandem spaces so close to the parking entrance B. The applicant should provide clarity on safety measures being implemented so that there is no pile up near the entrance to the garage.

Memorandum Page 11 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com iv. Applicant should provide information regarding how parking will be assigned and how parking arrangements will be enforced. Further clarify the commercial parking spaces and if they will be indicated. v. Applicant should discuss how the commercial space patrons shall not have access to residential parking spaces. vi. Applicant should provide information on whether guest parking will be provided and how it will be identified as such. vii. It is recommended that location of EV spaces be confirmed by the Township of West Orange Fire Department. Parking and Loading Space Requirements (§25-12) Ordinance Requirements Existing Proposed Minimum Number of Off-Street Parking Spaces (§25-12.2) Mid-Rise Residential Housing: 1.8 spaces / 1-Bedroom Unit (84) = 151 2 spaces / 2-Bedroom Unit (16) = 32 2.1 spaces / 3-Bedroom Unit (5) = 11 = 194 total off-street spaces required Retail: 1 space / 200 SF (1,200/200) = 6 commercial spaces required 200 spaces – 20 EV bonus* = 180 spaces required 171 180 Required Electric Vehicle Parking Spaces (§25-12.6) Prepare as Make-Ready parking spaces at least 15% and install EVSE in at least 1/3 of the 15% of the Make-Ready spaces. At least 5% shall be ADA accessible. 194 spaces x 15% = 30 EV spaces 30 EV spaces x 5% = 2 ADA EV spaces N/A 30 EV spaces 2 ADA EV spaces Loading Space Dimensions (§25- 12.3) Retail stores under 2,500 square feet are exempt. Proposed commercial Space = 1,200 SF N/A Exempt

Memorandum Page 12 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Parking and Loading Space Requirements (§25-12) Ordinance Requirements Existing Proposed Drive Aisle Width (§25-12.1) All driveways for two-way traffic shall be a minimum of 24 feet wide N/A Entrance A: 25.9’ Entrance B: 24’ Distance from Residential District (§25-12.1) Each entrance or exit from a parking area shall be at least 50’ from any residential district N/A Driveway within 10’ of property line with Lot 1 (V) Parking Space Size (§25-12.1) Standard size parking spaces shall have minimum dimensions of 9 feet by 18 feet N/A 9’ X 18’ to 19’ Compact Space Size (§ 25-12.1p) Compact size spaces shall not be less than 8’ x 15’ N/A Two Compact Spaces: 9’ x 17’ Length of Parking Row (§25-12.1) The maximum length of a single row of parking spaces shall be 20 spaces, at which point a landscaped area with a minimum width of eight feet shall be provided. N/A Maximum length 14 spaces Landscape Requirements for Parking Areas (§25-12.1) In parking areas with 30 or more parking spaces, there shall be a minimum of one tree plus ground level planting for each 10 parking stalls, which may be provided within and/or on the perimeter of the parking area. 180 parking spaces = 18 trees N/A 36 trees planted along perimeter of property ENC = Existing non-conforming condition; V = Bulk variance required *A parking space prepared with EVSE or Make-Ready equipment shall count as at least two parking spaces for the purpose of complying with a minimum parking space requirement. This shall result in a reduction of no more than 10% of the total required parking.

Memorandum Page 13 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com (c) Landscaping and Fencing: i. We note that the applicant submitted an application for a tree removal and replacement permit on November 13, 2025. The Site Plan was updated on January 29, 2026. Applicant shall submit a revised tree removal and replacement application. ii. The Site Plan notes that fifty-five (55) total trees of varying sizes are to be removed. To meet the tree replacement standards, 106 trees are required to be planted. This does not include replacement for trees which do not meet the 4” diameter minimum standard to qualify as a tree. The Applicant is proposing to plant ninety-four (94) trees and contribute to the Tree Fund in lieu of planting the remaining twelve (12) trees. Applicant to submit approval from Township Forester for this payment in lieu of planting. iii. The majority of replacement trees will be planted in the back of the building in an existing wooded area in the northern and eastern areas of the lot. Six (6) thornless cockspur hawthorn trees are proposed along Sheridan Avenue. A total of 187 shrubs are proposed to line the street-facing facades along Sheridan Avenue and Northfield Avenue. iv. Additional improvements will occur throughout the site including repairs to any damaged sidewalk on Sheridan Avenue, new 4’ sidewalks on Northfield Avenue, new curbing, new driveway aprons with depressed curbs, pavement repairs on Northfield Avenue and Sheridan Avenue, landscaping, lighting, construction of a concrete block retaining wall and chain link fence between the building and forested, steep-slope area in the back of the site. v. The rear yard and side yard abut residential zones, and a 50’ wide buffer strip with trees and shrubbery is required between residential and nonresidential districts in the nonresidential zone. The buffer area between the subject property and the residential areas varies, with much of the space not meeting the buffer requirement. vi. Applicant to provide elevations of the rear façade and provide height measurements for the proposed masonry block wall with brick veneer that is enclosing the parking area in the rear yard. Landscaping and Screening Ordinance Requirements Existing Proposed Roof Equipment (§25-11.8) Roof equipment should be located in the center of the

that is enclosing the parking area in the rear yard. Landscaping and Screening Ordinance Requirements Existing Proposed Roof Equipment (§25-11.8) Roof equipment should be located in the center of the roof when possible. N/A Rooftop units proposed in center of roof Parking Area Screening (§25-12.1) Any parking area shall be screened on any side which adjoins or faces premises situated in any residence district by a fence, wall, berm, evergreen N/A N/A Parking area is located on ground floor under residential units. Enclosed by a masonry

Memorandum Page 14 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Landscaping and Screening Ordinance Requirements Existing Proposed or hedge maintained in good condition as required. block wall with brick veneer Residential Buffer (§25-11.3) Buffer strip with trees and shrubbery is required between residential and nonresidential districts in the nonresidential zone. N/A Rear yard and side yard buffers = <50’ (V) Walls and Fences (§25-8.4) Ordinance Requirements Existing Proposed Fence Height Walls and fences which are not more than 50% solid are permitted anywhere on the property, in all districts, provided they are not higher than four feet. N/A Proposed 4’ high chain link fence in side and rear yard conforms In all nonresidential districts, fences or walls not exceeding six feet in height shall be permitted in the side and rear yards N/A Retaining wall 6’ high max. in side and rear yard conforms (d) Lighting: i. A total of eight (8) different lighting fixtures are proposed for the subject property within the parking garage area. This includes a cluster of ceiling-mounted fixtures at the entrance areas and ceiling-mounted fixtures evenly dispersed throughout the garage. The mounting heights include 10’, 15’, and 18’. There are also pole-mounted and wall-mounted fixtures throughout the garage at mounting heights of 10’ and 15’. Lighting on the exterior of the building is not depicted on the lighting plan. Applicant to provide. Illumination for B-2 District Requirement Proposed Min. Illumination at Pedestrian Walkways (§25-14.3) 0.9 footcandles minimum throughout North Walkway (parking garage) 2.4 FC min. Min. Illumination at Parking Areas (§25- 14.3) 2.0 footcandle minimum throughout Flat Lower Parking Area minimum 1.0 FC (V) Min. Illumination at Streets (§25-14.3) 1.2 footcandle minimum throughout Applicant to provide more details Max. Illumination at Property Lines 0.5 footcandle Applicant to provide more details

Memorandum Page 15 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Max. Height of Wall- Mounted Fixture (§25-14.1) 18 feet Maximum mounting height 18’ Duration of Illumination (§25-14.1) Provision shall be made for the reduction in the intensity of illumination to the minimum needed for security purposes when the facility is not in operation. Plan notes, “For nighttime, dim the entry lights approximately 90% to match FC of garage.” (e) Signage: i. Façade signage on the Northfield Avenue side of the building is proposed. This includes 51 SF of backlit lettering over top of 120 SF of green backing. The front wall area exceeds 800 SF, so the standard of 120 SF limit for a sign is applied. Applicant shall provide details on the sign’s projection distance from the building facade. Signage (§25-15.3) in B-2 Zone Ordinance Requirements Existing Proposed Shall not exceed an area equal to 15% of the front wall area, or 120 square feet, whichever is less. N/A 120 SF Shall not project more than one- foot beyond the building line N/A Applicant to provide (f) Steep Slopes (§25-28): i. The proposal includes excessive disturbance of the steep slope area in the rear and side yard areas of the property. The proposal requires two variances related to excessive disturbance of steep slopes including the following: a. 29% disturbance of a 20-24.99% steep slope area (20% disturbance permitted) (V) b. 31% disturbance of a >25% steep slope area (0% disturbance permitted) (V) ii. It is noted that the total disturbance area is 7,781 SF out of 29,546 SF (or 26%) of the steep slope area (land at greater than 10% slope.) iii. Additionally, twenty-two (22) trees, which are over 4” in DBH, are proposed to be removed from this steep slope area. The removal and replacement of trees on a slope of 10% or greater, where vegetation is presently stable, is not permitted and a variance is required (V).

Memorandum Page 16 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 6. Statutory Criteria: Bulk/ “C” Relief 1. Applicant must confirm the building height and conditional use requirements are met. The applicant requires eleven (11) c-variances relief for this application. The applicant shall provide testimony that demonstrates how the request for relief may be granted based on one of the standards provided in the MLUL at N.J.S.A. 40:55D-70c. It is the applicant’s responsibility to bear the burden of proof. In order to satisfy the positive and negative criteria for each c variance enumerated above, the applicant should provide testimony that satisfies either the c(1) hardship criterion or c(2) flexible criterion as set forth in the MLUL. a. Positive criteria: There are two types of c variances - the c(1) hardship and the c(2) flexible variance. The c(1) hardship criteria states that a “hardship” will occur if the variance is not granted. The hardship relates to the physical or topographical features of the property and cannot relate to financial or personal hardship. Hardship relating to property can include: i. Narrowness, shallowness, or irregular shape ii. An exceptional topographic condition iii. Other unique conditions or features affecting the property The c(2) flexible variance states that by granting the variance, the purposes of the MLUL would be advanced by a deviation from the zoning ordinance requirement and that the benefits of granting the variance substantially outweigh the detriments. b. Negative criteria: The applicant must satisfy the two-prong test of the negative criteria; i. The variance can be granted without substantial detriment to the public good; and ii. The variance can be granted without causing substantial detriment to the zone plan. The applicant’s testimony regarding the negative criteria should address any potential impacts that the proposed variances may have on the neighborhood, as well as how the proposed development is consistent with, or in potential conflict with, both the zoning ordinance and the Township’s Master Plan. cc: Geniece Gary-Adams, Director of Planning and Development Ryan McNeil, PE, Board Engineer