12302025 PB 25 10 457 Mount Pleasant Avenue Planning Review 2

Memorandum Page 3 of 19 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com  Soil Removal Permit Application, dated September 17, 2025;  Application for a Tree Removal and Replacement Permit, DATED August 26, 2025;  26-sheet Traffic Statement prepared by TPD Inc., dated September 19, 2025;  Stormwater Management Report prepared by Bohler Engineering NJ LLC., dated August 2025;  Stormwater Management Facilities Operations and Maintenance Manual, prepared by Bohler Engineering NJ LLC., dated August 2025;  19-sheet Preliminary and Final Major Site Plan set prepared by Bohler Engineering NJ LLC., dated July 25, 2025, and revised through September 17, 2015;  Property Survey of Block 157, Lot 5 within the Township of West Orange, prepared by Control Point Associates, Inc., dated November 20, 2023, and revised through August 5, 2025; and  5-sheet Architectural Plan set prepared by Jeffrey Taylor Architects, dated September 9, 2025. 1. Site Description (This comment is reiterated from our previous memorandum) The subject property identified as Lot 5 of Block 157 in the Township and is located at 457 Mount Pleasant Avenue. The irregularly shaped lot includes approximately 524.6’ of frontage along Mount Pleasant Avenue, 50.2’ of frontage along Pleasant Valley Way, and 101.6’ of frontage along Mount Pleasant Place. The property measures approximately 3.7 acres in area, and a section of the South Branch of the Rahway River runs along the eastern side of the property. The subject property is currently developed with a 29,187 square-foot one-story masonry strip mall (the “Main Retail Building”) with a pitched roof. There was a one-story greenhouse attached to the structure which no longer exists. A 3,254-square-foot one-story brick retail building (the “Smaller Retail Building”) detached from the main building is located southeast of the property. The entire lot is developed with a surface parking lot comprised of approximately 165 existing spaces. The Main Retail Building is partially occupied and includes vacant tenant spaces. Active tenants include Martial Arts, Julio’s Restaurant, Party Wines liquor store, Crystal Cleaners, Coco Nails, and Quick Shop Food and News. The smaller retail building contains two personal service establishments, bagels and pizza fast food stores. Three (3) driveways, located

e, Crystal Cleaners, Coco Nails, and Quick Shop Food and News. The smaller retail building contains two personal service establishments, bagels and pizza fast food stores. Three (3) driveways, located along all three street frontages, provide access into the existing shopping complex. There are two driveways along Mount Pleasant Avenue that appear to be the main entrance to the site, one (1) driveway is located along Pleasant Valley Way, and the third driveway is located along Mount Pleasant Place. Ponding was noted along the Mount Pleasant Place driveway. Applicant has proposed mill and overlay asphalt repair for a majority of the site to address the ponding issues. A combination of trees and 8-foot-tall wood fencing separate the subject property from the neighboring lots. Directly west of the subject property, Lot 2 of Block 157 is developed with a gas station, and Lots 1