03132026 PB 25 11 Planning Review 1

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