12302025 PB 25 10 457 Mount Pleasant Avenue Planning Review 2

Memorandum Page 9 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 7. Site Plan Review: The following table notes the bulk regulations that are permitted in the zone and the proposed site plans compliance/non-compliance with the same. No changes from previous memorandum. B-2 General Business Zone Ordinance Requirements Existing Proposed Min. Lot Area (Chapter 25 Attachment 3) 10,000 SF ~ 161,600 SF No change Min Lot Frontage/Width (Chapter 25 Attachment 3) No minimum 50.2 feet No change Min. Front Setback (Chapter 25 Attachment 3) 30 feet Mount Pleasant Avenue: 30.2 feet Pleasant Valley Way: > 30 feet Mount Pleasant Place: > 30 feet No change Min. Side Setback (Chapter 25 Attachment 3) 10 feet (one) 20 feet (both) One: 16.2 feet (respect to Mt. Pleasant Ave.) Both: > 20 feet No change Min. Rear Setback (Chapter 25 Attachment 3) 30 feet 43.1 feet No change Max. Building Height (Chapter 25 Attachment 3) 2 ½ stories and not exceeding 35 feet 1 story, peak at 32’-9” No change Max. Building Cover (Chapter 25 Attachment 3) 40% 24.7% 19.1% Max. Impervious Cover (Chapter 25 Attachment 3) 60% 83.8% (ENC) 82.1% (V) Min. Lot Frontage (§25-4) 40 feet or 75% of the required lot width, whichever is greater. 50.2 feet No change Min. Side Yard Setback (Contiguous to Residential Lots) (§25-11.2) 75 feet 40.3 feet (ENC) No change ENC = Existing non-conforming condition; V = Bulk variance required

Memorandum Page 10 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 8. Landscaping and Fencing The revised landscaping plan now shows 30 proposed trees. Per the previous memorandum, a total of five(5) trees were to be removed and 10 new replacement trees were being proposed. With addition of 30 trees throughout the shopping center this is acceptable. Additionally, all fencing (especially along the north eastern portion of the property) which is in state of disrepair is to be replaced. The table below has been revised based on the revised landscape plan. The following is noted; Landscaping and Screening Ordinance Requirements Existing Proposed Utility Screening (§25- 8.15) Utility boxes and other ground level utility structures shall be screened on at least three sides by landscaping that will conceal the box throughout all seasons of the year, while permitting access by the utility company. N/A Transformer Pad not screened ( V) Parking Area Screening (§25-12.1) Any parking area shall be screened on any side which adjoins or faces premises situated in any residence district by a fence, wall, berm, evergreen or hedge maintained in good condition as required. Eastern section of the property does not include landscaping (ENC) Replace all existing fence that is in state of disrepair In parking areas with 30 or more parking spaces, there shall be a 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 N/A 187 parking spaces / 10 = 19 trees 30 trees are proposed Loading Area Screening (§25-12.3) Parking areas and off-street truck- loading spaces shall be suitably paved, drained, lit, appropriately planted and fenced for the protection of adjacent properties in accordance with specifications of the Township N/A 8 ft. High CMU Screen Wall is proposed. 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 fencing > 4 feet tall (ENC) Maintain existing fencing (ENC)

Memorandum Page 11 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com property, in all districts, provided they are not higher than four feet. 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 (ENC) 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)- Loading Area & Condensing Units ENC = Existing non-conforming condition; V = Bulk variance required 9. Lighting Lighting Plan has been revised to comply with the ordinance requirement. During Site plan visit the north eastern portion of the site was noted to be poorly illuminated, the revised plans shows updated lighting levels in that area. The spillage on to adjacent properties has also been eliminated. Following is the revised table: 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 1.2 FC Max. Illumination at Property Lines 0.5 footcandle 0.5 FC Max. Height of Wall- Mounted Fixture (§25-14.1) 18 feet 18 feet ENC = Existing non-conforming condition; V = Bulk variance required 10. Parking and Site Circulation The applicant proposes to expand the total number of surface parking spaces from 165 to 188 (including EV credit.) Applicant is proposing to add additional storm inlets and regarding to provide an outlet for runoff that creates a ponding situation. We defer to Board Engineer to determine proposed stormwater management procedures for the site. 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 nineteen (19) new spaces, four (4)

Memorandum Page 12 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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. 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 165 184 physical spaces + 4 bonus credit from 4 EV parking spaces**= 188 total spaces

Memorandum Page 13 of 19 236 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) (§25-12.6-2.h) A retailer that provides 25 or fewer off- street parking spaces or the developer or owner of a single-family home shall not be required to provide or install any electric vehicle supply equipment or Make- Ready parking spaces. New parking proposed = 19 spaces N/A 4 make-ready spaces 1 ADA make-ready space Number of Loading Spaces (§25-12.3) 4 1 2(V) 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 X 42.9 (ENC) 15 X 40 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 14 of 19 236 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, 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. Mount Pleasant Ave = 33.4’ Mount Pleasant Place = 21.4’ (ENC)*** 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 ENC = Existing non-conforming condition V = Bulk variance required *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.” **Make-ready/EV spaces count as 2 total spaces for a reduction of no more than 10% of the required spaces. The following were noted comments in our previous memorandum and with revised submittal, the comments are updated: a. The applicant shall confirm that each entrance or exit from such parking area shall be at least 50 feet from any residential district. This is an existing non-conformity. b. Will there be any commercial vehicles parked on site? Applicant indicates no commercial vehicles on site. c. The applicant shall provide testimony regarding: a. The frequency of deliveries expected to the site. Testimony to be provided. 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 15 of 19 236 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. Revised plans indicate 184 physical parking spaces. e. Further, applicant should confirm the number of spaces that are non-conforming parking stall sizes. 53 non-confirming parking stall size to remain. 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. 4 proposed EV spaces complies. 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. A revised enclosure of 10 x 20 is proposed. 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. Truck turning templates have been added. Timings should be discussed. 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. Applicant has proposed remediation, we defer to Board Engineer. 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. Crosswalks have been proposed. 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. Revised architectural elevations show a cohesive design. 11. 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

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.

Memorandum Page 16 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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. complies No change Max. Width 6 feet 7.6 feet (ENC) No change 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) ENC = Existing non-conforming condition; V = Bulk variance required 12. Existing Non-Conformities to Remain: a. Min. Side Yard Setback (Contiguous to Residential Lots) (§25-11.2) – A minimum setback of 75’ is required, but the existing non-conforming condition is 40.3’ with no change proposed. b. Fence Height (§25-8.4) - 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, but the existing non-conforming condition is >4’ with no change proposed. c. Fence Height (§25-8.4) - In all nonresidential districts, fences or walls not exceeding six feet in height shall be permitted in the side and rear yards, but the existing non-conforming condition is 8’ with no change proposed. It is noted however, sections where fence is in state of disrepair shall be replaced. d. Loading Spaces (§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. The existing to remain loading space is an existing non-conforming use at 9.2’ x 42.9’. The proposed loading space complies with the minimum standard. e. Parking Space Size (§25-12.1) - Standard size parking spaces shall have minimum dimensions of 9’ x 18’ feet, but the existing parking spaces with the non-conforming condition of 8’ x 14.8’ will be

Memorandum Page 17 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com maintained with no change in the plan. It is noted that 53 of the existing non-conforming stall sizes are to remain. The proposed parking spaces comply with the minimum standard. f. Distance between Drive Aisle and Residential District (§25-12.1) - Each entrance or exit from such parking area shall be at least 50’ from any residential district, but the existing non-conforming condition is 33.4’ from the residential district on Mount Pleasant Avenue and 21.4’ from the residential district on Mount Pleasant Place with no proposed change. g. Monument Signage Minimum Setback (§25-15.3.C.2) – A minimum setback of 10’ from the property line is required, but the existing non-conforming condition is 3.3’ with no change proposed. h. Monument Signage Minimum Height (§25-15.3.C.2) – A minimum height off the ground of 2’ is required, but the existing non-conforming condition is 0’ with no change proposed. i. Monument Signage Maximum Width (§25-15.3.C.2) – A maximum width of 6’ is required, but the existing non-conforming condition is 7.6’ with no change proposed. 13. Variances and Waivers Required: Bulk/”C” Variances 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. Location of Accessory Uses in Front Yard (§25-8.1. a) - Applicant proposes parking within front yard (modifies existing front yard parking), whereas accessory uses are not permitted in the front yard. c. Insufficient Minimum Setback of Accessory Use (§25-8.1.b) – Applicant proposes parking with a setback of 5’, whereas the minimum setback of an accessory use abutting a residential district is 10’ d. Yard Encroachment by Accessory Structures (§25-8.2) – Applicant proposes trash enclosure in the Mt. Pleasant Place front yard, whereas yard encroachments by accessory structures are not permitted. e. 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 an 8’ high screen wall. f. Insufficient Screening of Utility Structures (§25-8.15) – Utility structures shall be screened on at least three sides by landscaping, whereas applicant is