482026 PB25 11 525 Northfield Ave Planning Board Review 2

icant 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 review):

Memorandum Page 9 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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. 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. a. 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. b. Planning Comments: i. Applicants should confirm the proposed use for the 1,250 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. ii. The floor plans show a direct outdoor entrance to the ground floor co-working space. Applicant should clarify if this space is for residents only or if they will also include access for the public, and whether the future intended use of this space will change from residential to commercial.

Memorandum Page 10 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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). a. The proposal includes a total of 95 dwelling units located on upper floors. This complies. iii. Access to upper floor uses shall be provided by means of a separate entrance than provided for ground floor uses. a. 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. a. The lot area is 110,205 square feet and the frontage on Northfield Avenue is approximately 436 feet. This complies. (b) Bulk Regulations: 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: 2.6 (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 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)

Memorandum Page 11 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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% 40.41% (V) Max. Impervious Cover (§25 Attachment 3) 60% 69.21% 63.94% (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 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 in order to confirm compliance. 5. Site Plan Review: i. Building Height: The proposed building is 4-stories/ 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 12 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Additionally, as stated above, the 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. ii. Parking and Circulation: a. The revised proposal includes the following changes: i. 165 parking spaces in an onsite parking garage are proposed, down from 180. This includes: a. Twenty-nine (29) electric vehicle (EV) spaces (originally 30); b. Eight (8) stacked spaces on mechanical lifts; c. Eight (8) visitor spaces; d. Six (6) tandem spaces (originally 23); and e. Six (6) ADA accessible spaces (originally 4). f. The ADA accessible EV parking spaces were removed from the proposal. ii. The parking area is no longer enclosed by a wall on the rear side, and more of the spaces area open to above. 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.

Memorandum Page 13 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com iii. The lower parking area includes sixteen (16) parking spaces that are stacked and six (6) parking spaces in tandem, equaling a total of forty-four (44) spaces that will have a shared nature. 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 (68) = 122 2 spaces / 2-Bedroom Unit (22) = 44 2.1 spaces / 3-Bedroom Unit (5) = 11 = 177 total off-street spaces required Retail: 1 space / 200 SF (1,250/200) = 6 commercial spaces required Total = 183 spaces required 171 165 + 18 (10% EV bonus credit*) = 183 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. 183 spaces x 15% = 28 EV spaces 28 EV spaces x 5% = 1 ADA EV spaces N/A 29 EV spaces 0 ADA EV spaces Applicant must provide 1 ADA EV Space Loading Space Dimensions (§25- 12.3) Retail stores under 2,500 square feet are exempt. Proposed commercial Space = 1,250 SF N/A Exempt 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’ Driveway throughout: 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 Entrance A within 10’ of property line with Lot 1 (V)

Memorandum Page 14 of 19 236 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 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’ 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. b. Parking and Circulation Planning Comments: i. The Applicant must include one (1) ADA accessible EV space. ii. 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. Applicant to confirm that the tandem parking spaces will be assigned to tenants of the same unit. iii. The tandem spaces are located directly adjacent to the entry gate, creating the potential for coordination between users of the spaces to block the entry gate. Applicant to provide comments regarding this situation and the coordination of these spaces. iv. The area behind the visitors’ spaces on the eastern side of the driveway is empty, with no indication of proposed use. Applicant to confirm what the intended use of this empty space is. v. Applicant to provide information regarding who will operate the mechanical lifts/stacked spaces and the hours that an operator will be present. If tenants are expected to operate the lifts, Applicant shall provide testimony regarding the training needed to operate them. vi. The majority of the stacked parking spaces are located in the areas of the parking lot that are open. Applicant to provide information regarding the durability of these systems in harsh weather, such as snow, rain, and ice. Additionally,

Memorandum Page 15 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Applicant to provide information regarding the property’s planned snow removal procedures for these spaces. vii. The Applicant shall confirm whether or not the stacked parking spaces are visible from neighboring properties and the noise level that is produced from their operation. viii. The Applicant should provide testimony regarding how any issues with the lifts will be reported and resolved if there is no operator. ix. The Applicant should provide information regarding the assignment of the stacked spaces and how they will be coordinated between users. x. We recommend the Applicant include a parking plan to detail the operation and coordination of the various shared parking spaces. xi. Applicant should provide testimony regarding how parking will be assigned and how parking arrangements will be enforced. xii. Applicant should provide testimony regarding the intended use of the visitor spaces and whether they will be for guests of tenants or customers of the commercial space. xiii. It is recommended that location of EV spaces be confirmed by the Township of West Orange Fire Department. iii. Landscaping and Fencing: i. The revised proposal includes the following changes: a. The revised Site Plan significantly reduced the number of trees being removed and shows that twenty-seven (27) total trees of varying sizes are to be removed, down from fifty-five (55). To meet the tree replacement standards, fifty-one (51) trees are required to be planted, down from 106. 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 fifty-one (51) trees. b. 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. We defer to Township Forester to confirm compliance with tree replacement standards.

Memorandum Page 16 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com c. The building footprint was decreased from the previous proposal, and this widened the buffer area between the subject property and neighboring residential areas, but much of the rear and side yard still do not meet the 50’ buffer requirement. 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 or hedge maintained in good condition as required. N/A N/A Granite block curb proposed. Evergreen trees proposed in rear and side yard 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) 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. 165 parking spaces = 16 trees N/A 0 Applicant to provide trees or payment in lieu Walls and Fences (§25-8.4) Ordinance Requirements Existing Proposed Fences In all nonresidential districts, fences or walls not exceeding six feet in height shall be permitted in the side and rear yards N/A Modular block wall 3’ max. height

Memorandum Page 17 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com ii. Landscaping and Fencing Planning Comments: a. 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 March 30, 2026. Applicant shall submit a revised tree removal and replacement permit with approval from the Township Forester. b. Applicant to provide elevations of the rear façade and provide height measurements for the proposed modular block wall that is enclosing the parking area in the rear yard. c. As per the landscape requirements for parking areas, the Applicant will need to provide 16 more trees or provide a payment in lieu of planting. We defer to the Township Forester to confirm requirements. iv. 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 open areas of the garage at mounting heights of 10’ and 15’. ii. The revised proposal shows the exterior lighting, which includes two (2) lighting fixture types to line the Sheridan Avenue and Northfield Avenue sides of the building. Additional lighting is proposed at the entrances to the residential lobby, commercial space, and parking entrances. The mounting heights range from 8’ to 16.18’. Illumination for B-2 District Requirement Proposed Min. Illumination at Pedestrian Walkways (§25-14.3) 0.9 footcandles minimum throughout Sheridan Ave.: 0.3 FC min. (V) Min. Illumination at Parking Areas (§25- 14.3) 2.0 footcandle minimum throughout Flat Lower Parking Area: 2.1 FC min. Min. Illumination at Streets (§25-14.3) 1.2 footcandle minimum throughout Sheridan Ave.: 0.1 FC min. (V) Max. Illumination at Property Lines 0.5 footcandle Lot 1 Property Line: 0.9 FC (V) Max. Height of Wall- Mounted Fixture (§25-14.1) 18 feet Maximum mounting height 16.18’ Duration of Illumination (§25-14.1) Provision shall be made for the reduction in the intensity of illumination to the minimum needed for Plan notes, “For nighttime, dim the entry lights approximately 90% to