482026 PB25 11 525 Northfield Ave Planning Board Review 2

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 # 2 525 Northfield Avenue Block 159.04, Lot 1.01 Preliminary & Final Major Site Plan Approval and “C” Variances Approval DATE: April 8, 2026 _____________________________________________________________________________________________ 1. Materials Reviewed As requested, we have reviewed the following resubmitted materials as of March 31, 2026. This review has been revised since our previous review, dated March 13, 2026. 1. Amended Township of West Orange Planning Board or Zoning Board of Adjustment Application Package, dated March 31, 2026 (7 pages); 2. Copy of email from Brian Feeney, Chair of the West Orange Historic Preservation Commission (1 page); 3. Transmittal Letter for 525 Northfield Avenue prepared by Post Polak, PA, dated March 31, 2026 (2 pages); 4. Memo Regarding Revisions to Site Plan and Stormwater Management Report, prepared by Jarmel Kizel Architects and Engineers, Inc., dated March 31, 2026 (2 pages); 5. 525 Northfield Avenue Preliminary and Final Site Plan, prepared Anthony Facchino, PE, of Jarmel Kizel Architects and Engineers LLC, dated October 22, 2025, revised through March 30, 2026 (16 sheets); 6. Stormwater Management Report for Sofia by Gomes, prepared by Jarmel Kizel Architects & Engineers, Inc., revised March 30, 2026 (313 pages); 7. 525 Northfield Avenue Architectural Drawings, approved by Mattew B Jarmel, AIA, of Jarmel Kizel Architects and Engineers, dated October 20, 2025, revised March, 30, 2026 (5 sheets). The following materials were reviewed as part of our previous review: 1. Township of West Orange Planning Board or Zoning Board of Adjustment Application Package, dated November 3, 2025;

Memorandum Page 2 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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; 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.,

e, 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);

Memorandum Page 3 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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 (2 pages). 2. Site Description (This comment is reiterated from our previous memorandum) 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

tial 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.

Memorandum Page 4 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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. Subject Site Aerial 3. Project Review of Revised Application: i. The applicant is seeking a preliminary and final major site plan and conditional use approval along with ten (10) “c” variances, to construct a four-story, mixed-use property. The applicant is proposing to demolish the existing building, associated structures, and site improvements currently on the site. ii. Layout: a. The upper floor changes are as follows: Source: NJ Geo Web

Memorandum Page 5 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com i. Ninety-five (95) residential units are proposed on the upper floors. This includes 19 affordable units, reduced from the previously proposed 21 affordable units. The changes to the residential unit types include: ii. Upper and lower residential amenity decks are no longer proposed. iii. Level two now includes a 900 square foot sports simulator room instead of a club room. iv. The changes to residential units on each floor include: Changes to Total Units by Floor Floor Past Proposal Current Proposal Level 2 18 16 Level 3 43 39 Level 4 44 40 b. The parking area changes are as follows: i. The number of spaces was reduced from 180 to 165. 1. The lower-level parking area includes 79 spaces, down from 87, of which 6 spaces are in tandem (totaling 12 spaces), and 16 are on stacked, mechanical lifts (totaling 32 spaces.) The original application included 23 spaces in tandem. 2. The upper-level parking area includes 71 spaces, down from 77, and the ramp parking area with 15 spaces, down from 16. c. The ground floor changes are as follows: i. The commercial space is 1,250 square feet, expanded from the previous proposal by 50 square feet. Changes to Residential Unit Breakdown Unit Type Previous Proposal Current Proposal Studio 2 0 1-Bedroom Market Rate 65 78 1-Bedroom Affordable 3 4 2-Bedroom Market Rate 11 4 2-Bedroom Affordable 11 12 3-Bedroom Affordable 5 5 Total 105 95

Memorandum Page 6 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com ii. The coworking space was reduced from 1,950 to 1,750 square feet, and there is now only one entrance from Northfield Avenue. d. The following proposal details have remained the same: i. The proposed building sits on a rising grade with three stories above the average grade and a ground floor sitting below the average grade. ii. The flat areas of the rooftop will house multiple HVAC units. iii. Level Three includes a 1,000 square-foot gym. iv. The tenant spaces on the ground floor, including the lobby, Zen garden room, and a leasing office, have remained the same. e. Layout Planning Comments: i. The Applicant should provide more details on the intended use and layout of the various amenity spaces. iii. Entrances/Accessibility a. The revised proposal includes the following changes: i. Entry gates have been added at Parking Entrance A and B. Entrance B includes an entry gate beyond the newly proposed visitor spaces. b. The following proposal details have remained the same: i. The commercial space on the ground floor is only accessible from one entrance on the Northfield Avenue side of the building. ii. 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. iii. Stairwells #3 and 5 are accessible from inside the parking garage. Stairwell # 4 can be accessed from Northfield Ave. All five stairwells are accessible to the residents from inside the building. c. Entrances/Accessibly Planning Comments: i. Applicant should confirm what type of security gate is proposed for Parking Entrances A and B. ii. The amenity/coworking space is accessible from inside the building and also from an entrance on Northfield Avenue. Applicant should provide more details on the future intentions of the amenity/coworking space and whether the Applicant intends to convert it into commercial space in the future. Conversion of this space for commercial use would require compliance with parking requirements.

Memorandum Page 7 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com iii. Applicant should provide more details on proposed security measures for the residential access points at stairwells and other entrances, including at the street-facing coworking space entrance. iv. Applicant should provide testimony on the move in/move out arrangements for the tenants of the building. v. A number of the parking spaces are open in layout, as there is no roof over the parking area beyond the building footprint. Applicant should discuss how snow removal for this area will be conducted. vi. It is recommended that the Applicant consider adding bike racks and/ or storage areas for the tenants of the building. vii. Northfield Avenue is a busy street, and delivery trucks do not have space to temporarily stop and deliver parcels. Applicant should provide testimony regarding how packages and other materials will be delivered to residents, and whether delivery vehicles will be provided access to the parking area. iv. Refuse and Recycling a. The following proposal details have remained the same: i. Trash rooms for tenant use are located next to elevator #2 on the third and fourth floors. A trash chute is present and connects to the trash room in the upper parking area. ii. There is also a trash storage room adjacent to the tenant spaces in the upper parking area. b. Refuse and Recycling Planning Comments: i. The trash storage room on the second floor only has an access door from the parking area. Applicant to confirm if this is for tenant use. ii. There is a large trash room in the upper-level garage. Applicant shall confirm if this is intended for both residential and commercial use. iii. Applicant should provide details on the location of storage and disposal of commercial refuse and recycling. iv. Applicant should provide details on how regular trash and recycling are getting separated and adequacy of the size of the trash room. We recommend a Refuse and Recycling Plan be provided. v. We note the garbage truck turning diagram shows the turnaround from Entrance B, however trash room is located toward the northeast portion of the building. We

Memorandum Page 8 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com recommend truck-turning access from Entrance A should be provided. Applicant to provide testimony on location of trash staging area. v. Unit Layout a. The revised proposal includes the following changes: i. Some of the triangular-shaped one-bedroom units have been modified in the revised proposal to two-bedroom units. However, several of the triangular-shaped one-bedroom units are still present from the previous proposal, and the amenity decks have been removed. See planning comment below. ii. Windows have been illustrated in this revision. Given this information, we still question the adequacy of windows provided for the triangular unit apartments. iii. The two-bedroom units, both market rate and affordable, range from 1,000-1,200 square feet, down from a lower size limit of 1,050 square feet. iv. The three-bedroom units are 1,350 square feet, up from a range of 1,250 to 1,300 square feet. b. The following proposal details have remained the same: i. All the units include a kitchen, living room, and dining room. ii. One-bedroom units include one full bathroom, and the two- and three-bedroom units include two full bathrooms. iii. 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. c. Unit Layout Planning Comments: i. The removal of the amenity decks has provided more privacy for the triangular- shaped one-bedroom units that have not been considerably modified from the original proposal. However, we question why more of these units were not reconfigured and why the amenity decks, which would provide value to the residents, were removed instead. Part of the suggestion that was provided during the SPRAB meeting was to revise the floor layout and window placement of the triangular units that directly abutted the amenity decks due to concerns over adequate light, air, and privacy. Applicant to provide testimony as to why the amenity decks were removed rather than reconfiguring more of the abutting triangular units. ii. Applicant shall confirm the room labels for the affordable units and market rate units, as some of the labels are conflicting. vi. Exterior Materials (The following points are reiterated from the previous