482026 PB25 11 525 Northfield Ave Planning Board Review 2

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.