12302025 PB 25 10 457 Mount Pleasant Avenue Planning Review 2

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

cant 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 proposing a utility area directly adjacent to the building with no proposed landscape screening. g. Insufficient Parking Area Illumination for B-2 District (§25-14.3) – Where a minimum illumination throughout the parking area is 2.0 footcandles (fc), less than 2.0 fc is proposed periodically.