11102025 PB 25 04 76 Ashland Ave Planning Report 2

Memorandum Page 2 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 1. Site Description The subject property includes Lot 22.01 of Block 62 in the Township and is located at 76-82 Ashland Avenue. The regular lot includes 126.7’ of frontage along Ashland Avenue, and measures approximately 38,500 square feet / 0.9 acres in area. The property is currently developed with four (4) distinct buildings:  One three-story brick building with an awning along the southern façade (76 Ashland Avenue and the subject of the present application, PB 25-04)  One two-story metal building (the subject of previously approved Cannabis Cultivation application, PB 24-05)  Along the Ashland Avenue frontage, two additional buildings: one two-story frame two-family residential dwelling (80 Ashland Avenue) and one 1-story masonry building operating as a Deli and Grocery store (78 Ashland Avenue). North of the deli building and west of the brick building is a surface parking lot with eight (8) parking spaces. This parking lot is only accessible from Ashland Avenue, and does not provide any access to the remainder of the subject property. A second driveway is located in the western corner of the property, directly east of the dwelling at 80 Ashland Avenue. Site visit photos taken on June 24, 2025, indicated that the remaining sections of the property are unpaved, and include broken sections of asphalt and concrete, gravel, and weeds. Further, chain link fencing separates the rear yards of the deli and dwelling from the unoccupied section of the site, with the three- story brick and two-story metal buildings. This fencing continues, to separate the subject property from the neighboring Lots 32 and 34 of Block 62. The subject property is located within the I-Industrial District of the Township. Surrounding the site is a mix of neighborhood commercial, industrial, and residential uses along Ashland Avenue. Higher density industrial establishments are located along Park Avenue and Spring Street. Further, the property is located one block from the Township’s Downtown Redevelopment Area along Main Street, which promotes mixed- use development and adaptive reuse principles.