11122025 PB 25 10 457 Mount Pleasent Ave Planning Review 1

Memorandum Page 3 of 17 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com A combination of trees and 8-foot-tall wood fencing separate the subject property from the neighboring lots. Directly west of the subject property, Lot 2 of Block 157 is developed with a gas station, and Lots 1 and 11 include the building and surface parking lot for a home care healthcare business. Two billboards have been constructed on these lots. The subject property is located within the B-2 General Business District of the Township. Surrounding the site are additional commercial establishments near the intersection of Mount Pleasant Avenue and Pleasant Valley Way. Single-family residential neighborhoods are located north, east, and south of the commercial complex. Directly south of the subject property is the Francis A. Bryne Golf Course. 2. Proposed Project: The applicant, Trader Joe’s East, Inc., is seeking a preliminary and final major site plan approval, tree removal and replacement approval, soil removal approval and “c” variances approval, to retrofit approximately 18,800 square feet of existing tenant space within the Main Retail Building (and use its approximately 1,522 square foot mezzanine for mechanical equipment) into a Trader Joe’s retail grocery store. Further, the applicant proposes to add additional parking spaces, increasing the total number of surface parking spaces on the property from 165 spaces to 187 spaces. Additional site improvements including restriping these new spaces, adding new sidewalks and curbs, and introducing new landscaped islands. According to the floor plans provided, the Trader Joe’s store will encompass the entirety of the vacant tenant space, along the western portion of the Main Retail Building. Applicant should confirm that all the existing active tenant spaces within the eastern sections of the building are to remain. Most of the floor area within the new Trader Joe’s will include the sales area and shopping aisles, amounting to approximately 8,900 square feet. Storage and receiving will encompass approximately 5,500 square feet of the new store. Along the northern façade of the building will be a loading/unloading dock for delivery trucks, which provides direct access to the storage and receiving area, as well as beverage and produce coolers. Customers will have access to public

ding will be a loading/unloading dock for delivery trucks, which provides direct access to the storage and receiving area, as well as beverage and produce coolers. Customers will have access to public men’s and women’s restrooms within the store. Further, crew-only restrooms and a break room will be accessed through the stock/receiving area. Additional spaces within the retrofitted space include electrical and mechanical rooms, and the mezzanine of the Main Retail Building will house new HVAC air handling units for Trader Joe’s. Alterations to the building’s existing façades will be limited to the Trader Joe’s lease area, and include patching and repairing sections of the existing CMU and brick walls, and adding new dark bronze aluminum and glass storefront windows along the Mount Pleasant Avenue frontage. Further, the existing standing seam aluminum canopy and false columns will be refinished. Sections of new asphalt shingle roof will be