11122025 PB 25 10 457 Mount Pleasent Ave Planning Review 1

Memorandum Page 9 of 17 236 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 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 15 trees proposed (V) Loading Area Screening (§25-12.3) Parking areas and off-street truck- loading spaces shall be suitably paved, drained, lighted, appropriately planted and fenced for the protection of adjacent properties in accordance with specifications of the Township N/A Screened by existing wooded area. 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. Chain link fencing > 4 feet tall (ENC) Maintain existing fencing (V) In all nonresidential districts, fences or walls not exceeding six feet in height shall be permitted in the side and rear yards 8-foot-tall wood fencing (ENC) Maintain existing fencing & Proposed wall along the loading zone is 8 ft. (V) In all nonresidential districts, a fence or wall to be used for screening may not exceed six feet in height N/A 8 feet (V) a. The applicant should provide testimony regarding the feasibility of planting additional trees along the eastern section of the parking lot to eliminate the acquired two landscaping/screening variances. b. Some of the existing fencing on the property is noted to be in state of disrepair, applicant should consider updating/ repairing the fencing.

Memorandum Page 10 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 8. Lighting A total of three (3) different exterior lighting fixtures is proposed for the subject property. Fixtures will be placed along each façade of the Trader Joe’s tenant space, and light poles are proposed throughout the parking area. These fixtures are to be placed in conjunction with existing lighting fixtures within the eastern section of the property. Following are our comments on the proposed lighting: Illumination for B-2 District Requirement Proposed Min. Illumination at Pedestrian Walkways (§25-14.3) 0.9 footcandles minimum throughout Complies for walkways around Trader Joe’s Min. Illumination at Parking Areas (§25- 14.3) 2.0 footcandle minimum throughout < 2.0 fc periodically (V) Min. Illumination at Streets (§25-14.3) 1.2 footcandle minimum throughout Applicant to confirm Max. Illumination at Property Lines 0.5 footcandle 0.5 fc Max. Height of Wall- Mounted Fixture (§25-14.1) 18 feet 18 feet a. The applicant should revise the lighting plans to eliminate any light spillage on lots outside of the subject property. b. The applicant should confirm the proposed illumination levels throughout the entire property, and revise the lighting plan to articulate this. c. The applicant shall confirm compliance with the following illumination standard in §25-14.3: a. Minimum street illumination for developments in the B-2 General Business District: 1.2 fc. 9. Parking and Site Circulation The applicant proposes to expand the total number of surface parking spaces from 165 to 187. As outlined in previous sections of this memorandum, all parking spaces along the Mount Pleasant Avenue frontage will be oriented perpendicularly. Further, a new parking area will be constructed east of the Trader Joe’s tenant space, in the place of the previous greenhouse. Of these new spaces, four (4) will be make-ready electric vehicle (EV) spaces, four (4) will be ADA accessible, and one (1) space will be both ADA accessible and make-ready EV spaces. Signage will denote these spaces as such. Further, the existing fire lane striping will remain along the southern facade of the building. The one-way northbound aisle on the east side of the building will be maintained.

Memorandum Page 11 of 17 236 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 Ordinance Requirements Existing Proposed Minimum Number of Off-Street Parking Spaces* (§25-12.2) Retail Stores: 1 per 250 square feet of gross floor area. Food service uses such as delis, bakeries and coffee shops with on-site seating shall add 1 additional space for every 3 seats. Restaurant: 1 for each 45 square feet of floor area available to patrons Proposed Trader Joe’s: 18,767 SF x (1 space / 250 SF) = 75.07 = 75 spaces* + Existing Retail/Personal Service Stores within Strip Mall to Remain ( this includes the smaller retail building) 10,474 SF x (1 space / 250 SF) = 41.89 = 42 spaces** + Existing Julio’s Restaurant within Strip Mall to Remain: 3,200 SF x (1 space / 45 SF) = 71.11 = 71 spaces** = 188 total off-street spaces for the site 165 187 physical spaces + 4 bonus credit from 4 EV parking spaces***= 191 total spaces

Memorandum Page 12 of 17 236 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 Ordinance Requirements Existing Proposed Required Electric Vehicle Parking Spaces (§25-12.6) Install at least 4% of the total parking spaces as Make- Ready parking spaces, at least 5% of which shall be accessible for people with disabilities, if there will be more than 150 off-street parking spaces: Make-ready spaces: 4% of 187 physical spaces = 8 total ADA Make-ready spaces: 5% of the 8 required = 1 total N/A 4 make-ready spaces (V) 1 ADA make-ready space Loading Space Dimensions (§25-12.3) Each loading space shall be at least 10 feet in width, 40 feet in length and have a fourteen-foot overhead clearance. 9.2 feet x 42.9 feet (ENC) 9.2 feet X42.9 feet ( ENC) Supplemental Parking and Loading Space Regulations (§25-12.4) An access drive to an off- street parking area or truck- loading space may be located within a required side yard, but shall not be located within five feet of a side lot line. > 5 feet No change Sidewalks (§25-12.1) Min. 5-foot-wide between any building and a parking area or drive used by the public. > 5 feet No change. Drive Aisle Width (§25- 12.1) All driveways for two-way traffic shall be a minimum of 24 feet wide 21.3 feet 24 feet

Memorandum Page 13 of 17 236 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 Ordinance Requirements Existing Proposed Parking Space Size (§25-12.1) Standard size parking spaces shall have minimum dimensions of 9 feet by 18 feet 8’ x 14.8’ (ENC) Maintain existing spaces (V), in addition to new 9’ x 18’ spaces. Distance between Drive Aisle and Residential District (§25-12.1) Each entrance or exit from such parking area shall be at least 50 feet from any residential district. Unclear, applicant to confirm. No change. 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 Complies. *Per §25-12.2.B.3, “Whenever the application of Parking Schedule II results in a fractional parking space in excess of one-half, a full space shall be required.” **The area estimates for the existing retail and restaurant to remain on the site are taken from the provided Site Plan on Sheet C-301. The applicant shall provide testimony confirming these numbers. ***Make-ready/EV spaces counts as 2 total spaces for a reduction of no more than 10% of the required spaces. ENC = Existing non-conforming condition V = Bulk variance required a. The applicant shall confirm that each entrance or exit from such parking area shall be at least 50 feet from any residential district. b. Will there be any commercial vehicles parked on site? c. The applicant shall provide testimony regarding: b. The frequency of deliveries expected to the site. d. The applicant shall confirm, the total number of existing and proposed parking spaces, the site plan notes the number as 183, while we count 187 spaces proposed. The parking

Memorandum Page 14 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com calculations within the Site Plan drawing set shall be revised per the table above; as 187 physical spaces are proposed, the EV bonus creates a total of 191 spaces. e. Further, applicant should confirm the number of spaces that are non-conforming parking stall sizes. f. Per State EV ordinance 8 make ready spaces are required to be provided. The plan only provides 4 spaces. This needs to be revised since no variance can be granted in the required number of EV spaces. g. Existing dumpsters are located in the north eastern portion of the site near the Mount Pleasant Place access. No screening is provided around this area. Further, during site visit it was noted these dumpsters were in a disarray. Applicant should consider creating an enclosure to demarcate this boundary. h. Truck turning diagram accessing the dumpsters should be provided. Further, frequency of dumpster pick up should be discussed, considering it is closer to the residential uses. i. Ponding issues were noted throughout the site. We defer to the Board Engineer to discuss this further and if the site can be remediated. j. Due to the type of retail proposed, we recommend crosswalks be provided from parking to the entrance of the retail store, in order for safe pedestrian circulation. k. As shown, the façade along the Trader Joe’s tenancy is being updated, we recommend that the main building façade should be updated in order to appear a cohesive updated façade. Applicant should provide testimony regarding the color and updates to the façade. 10. Signage Illuminated channel-letter signage for Trader Joe’s is proposed along both the Mount Pleasant Avenue and Pleasant Valley Way street frontages. One sign will be mounted to the building, and the other to the existing canopy. Further, the complex’s existing monument sign along the Mount Pleasant Avenue frontage is proposed to remain. Signage (§25-15.3.C.2) Monument Sign (Maintain Existing) Requirement Existing Proposed Location Front yard only Front yard No change. Min. Setbacks 10 feet from front property line, 25 feet from side property line 3.3 feet front yard (ENC) Side yard complies No change Max. Area 50 SF 25 SF No change. Height Minimum of 2 feet and maximum of 8 feet above the ground 0 feet min. (ENC) Max.

t from side property line 3.3 feet front yard (ENC) Side yard complies No change Max. Area 50 SF 25 SF No change. Height Minimum of 2 feet and maximum of 8 feet above the ground 0 feet min. (ENC) Max. complies No change Max. Width 6 feet 7.6 feet (ENC) No change

Memorandum Page 15 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com New Signs Requirement Existing Proposed Max. Sign Area (§25-15.3.C.2) 5% of the front wall area or 120 square feet, whichever is less. Wall-mounted: 120 feet Canopy sign: N/A N/A Wall-mounted 40.5 SF Letter Height (§ 25-14.4.l) An awning or canopy sign may not exceed eight inches in height, but may run the entire length of the allowable edge N/A Canopy sign: 1’-6” (V) Canopy Extension (§ 25- 14.4.l) 6 feet N/A 8’-7” with sign (V) a. Per section 25-15.4 g- no sign shall be illuminated between the hours of 10:00pm and 7:00 am. Applicant should confirm the timing of the tenancy and compliance with this section. 11. Variances and Waivers Required: Bulk/”C” Variances 1. Applicant should confirm these are pre-existing non-conforming conditions which received variance approval: a. Insufficient Side Yard Setback (Contiguous to Residential Lots) (§25-11.2) – A minimum side yard setback of 75 feet is required when adjacent to residential lots, where 40.3 feet exists with respect to Pleasant Valley Way, and is proposed to remain. b. Insufficient Parking Lot Screening (§25-12.1) – Where parking spaces are required to be screened, the eastern section of the property does not include landscaping; this is an existing condition that is proposed to remain. c. Excessive Fence Height (§25-8.4) – Wood fencing reaching a height of 8 feet is proposed to be maintained in side and rear yards where the maximum height for this fencing is 6 feet. Further, 6- foot-tall chain link fencing is proposed to remain, where such fencing is not permitted to exceed 4 feet. d. Insufficient Parking Space Dimensions (§25-12.1) – Where minimum standard parking space dimensions required are at least 9 feet in width and 18 feet in length, dimensions of 8 feet x 14.8 feet, respectively, exist and are proposed to remain. e. Insufficient Loading Space Dimensions (§25-12.3) – Where minimum loading space dimensions required are at least 10 feet in width and 40 feet in length, dimensions of 9.2 feet x 42.9 feet, respectively, exist and are proposed to remain.

Memorandum Page 16 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com f. Monument Sign Standards (§25-15.3.C.2) – The applicant is proposing to maintain a monument sign with the following deviations from the Township Ordinance: insufficient front yard setback, insufficient height, and excessive width. 2. We have noted the following new variances are required: a. Excessive Impervious Cover (Chapter 25 Attachment 3) – A maximum impervious coverage of 60% is permitted, where 82.1% is proposed. b. Insufficient Parking Lot Trees (§25-12.1)– A minimum of 19 trees are required within the parking area, where 15 trees are proposed. c. Excessive Wall Height (§25-8.4) – In all nonresidential districts, a fence or wall to be used for screening may not exceed six feet in height; the applicant is proposing a 8’ high screen wall. d. Insufficient Parking Area Illumination for B-2 District (§25-14.3) – Where a minimum illumination throughout the parking area is 2.0 footcandles (fc), less than 2.0 fc is proposed periodically. e. Insufficient Number of Loading Spaces (§25-12.3) – Where a total of 4 loading spaces is required, 2 loading spaces are proposed. f. Insufficient Number of Make-Ready Parking Spaces (§25-12.6) – Where a total of 8 make-ready off-street parking spaces is required, 4 make-ready parking spaces are proposed. g. Excessive Canopy Letter Height (§ 25-14.4.l) - Where a maximum letter height of 8 inches is permitted, a height of 1’-6” is proposed. h. Excessive Canopy Extension (§ 25-14.4.l) - Where a maximum canopy extension of 6 feet is permitted, an extension of 8’-7” is proposed. 12. Statutory Criteria: Bulk/ “C” Relief 1. The applicant requires c-variance 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.

Memorandum Page 17 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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. 13. Conformance with the Township’s Master Plan The Township’s 2019 Master Plan Update (Reexamination Report with Plan Element Amendments) notes that, “The Master Plan should continue to emphasize the need to locate public, commercial/retail, industrial, residential and service uses at sites and locations which are suitable for their use environmentally, economically, and geographically, and can be adequately serviced by public infrastructure” (p. 29). a. The proposed application supports the Reexamination Report’s vision by retrofitting a vacant section of an existing retail shopping center with a grocery store, which already has on-site parking improvements. The location’s proximity to residential neighborhoods will offer residents additional options for food shopping. The proposed use is suitable for the B-2 district.