12012025 PB 25 04 76 Ashland Ave Planning Report 2

Memorandum Page 2 of 10 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 2. Proposed Revisions: The proposed access easement through Lots 32 and 34 of Block 62 is now denoted on the plan. a. If these two lots are part of the application, they must be listed in the formal application. Signatures of authorization from the owner(s) of these neighboring lots must also be submitted. b. It appears that an annotation is missing from the site plan drawing regarding this easement. The applicant shall provide testimony regarding whether the owner(s) of these neighboring properties have been informed of the proposed application. c. Additionally, a copy of the easements shall be provided to Board Engineer and Board Attorney for approval. A circulation diagram showing the vehicle as well as truck circulation from the site should be provided. The response letter provided by Golden & Moran indicates that the revised plans outline a total of 40 on- site parking spaces, but only 39 are physically evident in the plans (in the existing parking lot, nine (9) are noted, where eight (8) physical spaces are drawn. d. The applicant shall confirm the total number of on-site parking spaces and ensure that the drawing sheet articulates consistent information. e. We are concerned about the minimal setback between the parking spaces and the Ashland Avenue right-of-way. Per the standards for Parking Space Location (§25-12.1) in the Township Ordinance, “Off-street parking facilities may be placed in the front yard, provided that it is at no point closer to the public right-of-way than 1/2 the setback requirement or 50 feet, whichever is less.” There is no minimum front yard setback requirement in the I Zone; therefore, a minimum setback of 50 feet is required. This insufficiency triggers the need for variance relief. f. A concrete wheel stop shall be added to the perpendicular-oriented parking space along the southern property line. g. The applicant shall also confirm which spaces are assigned for the current application. Additional landscaping is now proposed between the deli building and surface parking lot, to correspond with the submitted renderings. The proposed landscaping includes boxwood plants. 3. Previous Site Plan Approvals/Conditions of Approval from Yerr Canna Application As stated in our November 10, 2025,

with the submitted renderings. The proposed landscaping includes boxwood plants. 3. Previous Site Plan Approvals/Conditions of Approval from Yerr Canna Application As stated in our November 10, 2025, memorandum, the subject site was part of previous approved for application PB 24-05 , Yerr Canna, LLC to retrofit the existing 2 story metal frame building in the southwest