12302025 PB 25 10 457 Mount Pleasant Avenue Planning Review 2

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.