20260605_PB 26 04 111 Prospect Ave_Planning Review 1

construct an elevator. This application included no variances. iv. Easements a. Easements exist between neighboring properties on Block 151.03, Lots 5 and 6 for encroachments b. Electric and Telephone easement (June 1974) c. Sanitary sewer, storm drain, and utility facilities easement (December 1995) d. 10-foot, 12-foot, and 14-foot-wide reservations for future road widening (1997) e. Cross-access easement for a shared parking area (Parking Lot D) by the hotel and the banquet/restaurant property (2002)

Memorandum Page 8 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com f. Sanitary sewer easement and water utility easement for use by Lot 15.03 (2002) v. Bulk Standards: a. The following table notes the bulk regulations that are permitted in the zone and the proposed site plans compliance/non-compliance with the same. b. The following changes to the bulk standards were made since the previous approval: i. Reduction of the non-conforming maximum lot coverage from 60.53% to 59.76%, bringing it in conformance with the 60% maximum permitted coverage requirement. ii. Increase in the building coverage from 13.46% to 14.69%. iii. Increase in the number of parking spaces from 347 on-site spaces to 362 on-site spaces. The shared spaces with the neighboring hotel have remained the same at 124 spaces. Bulk Standards for Restaurants in B-2 General Business Zone Ordinance Requirements Previously Approved (5/7/2025) Proposed Min. Lot Area (Chapter 25 Attachment 3) (square feet) 10,000 361,261 No Change Min Lot Frontage/Width (Chapter 25 Attachment 3) (feet) No minimum 166.61 No Change Min. Front Setback (Chapter 25 Attachment 3) (feet) 30 Prospect Ave: 112.4 No Change Minimum Side Front Yard- Corner Lot (Chapter 25 Attachment 3) (feet) 25 Woodland Ave: 489.4 No Change Min. Side Setback (Chapter 25 Attachment 3) (feet) 10 + 10 Hotel: 352.8 No Change

Memorandum Page 9 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Min. Rear Setback (Chapter 25 Attachment 3) (feet) 30 West Side Yard: 129* South Side Yard: 0 (ENC) No Change (ENC) Accessory Setback (feet) Residential District: 10 0 (south) No Change (ENC) Front Yard: 20 0 No Change (ENC) Principal Building: 15 45 No Change Property Line: 5 0 No Change (ENC) Max. Building Height (Chapter 25 Attachment 3) 35ft Banquet Hall: Roof Peak = 31.59 Top of Dome = 37.05 Top of Ball = 47.72 No Change (ENC) Restaurant: 24.5 No Change 2 ½ Stories Banquet Hall: 2 Stories No Change Restaurant: 2 stories No Change Max. Building Cover (Chapter 25 Attachment 3) 40% 13.46% 14.69% Max. Impervious Cover (Chapter 25 Attachment 3) 60% 60.53% 59.76% ENC = Existing Non-Conforming Condition *The other western side yard to the south does not include any structures. 5. Site Plan Review A. Landscaping and Fencing: i. Trees: a. The tree replacement plan proposes the removal of 247 trees with DBH sizes between 2.5 and 22 inches. In addition, 25 supplemental trees are proposed to be removed for sidewalk construction, totaling 272 trees. Based on the size of these trees and the requirements of § 28-8, the Applicant is required to plant 229 trees with a DBH of 2.5 inches and 97 trees with a DBH of 4 inches, all of which must be a minimum of 6 feet in height. b. The tree replacement plan proposes 251 thuja green giants with a height between 6 and 8 feet, 30 red maples with a DBH of 4 inches, 37 little leaf lindens with a DBH of 4 inches, and 30 thornless honey-locusts with a DBH of 4 inches. The total number of replacement trees is 348.

Memorandum Page 10 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com c. 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 (§25-12.1o). As part of this application, the applicant is proposing the construction of 269 parking spaces, requiring 27 trees and ground level plantings in these parking areas. The 27 trees are required in addition to the trees required for a tree removal and replacement permit. We defer to Township Forester to confirm compliance with requirements. i. Parking Lot C includes 92 trees within and directly surrounding the lot. ii. Parking Lot D includes 20 existing trees within the parking lot and an additional 10 trees proposed on the edge of the lot. ii. Steep Slopes: a. The property includes steep slopes on the edges of the property, which are outside of the areas of the site which are being disturbed. This is compliant with the steep slope ordinance (§25-28). b. A steep slope map has been provided as part of the Site Plan (dated 12-19-2025) on sheet SS-1. iii. Community Garden: a. A community garden is proposed in the rear area of the two-story restaurant building. b. The grounds will include separate areas for sun-loving and shade-loving herbs and vegetables along with additional ground planting beds for larger vegetables. c. The proposal includes two hose bibs. d. Notes on the site plan include information on who will be permitted access to and use of the community garden. iv. Buffer Strips in Non-Residential Districts (§25-11.3): a. The western property line represents the boundary between a nonresidential district and a residential district; therefore, a buffer strip is required. b. An existing buffer of trees and hedges is present between the uses and varies in width from 0ft to over 60ft. Where the buffer does not meet the width requirements represents an existing nonconforming condition (ENC), which was approved in previous applications. v. Gazebo a. A reconstructed gazebo is proposed in the rear yard area behind the restaurant. b. Its location is outside of the 30 ft rear yard setback line, but it intersects the 50ft residential buffer line. Applicant should consider an adjusted placement of the gazebo in

ind the restaurant. b. Its location is outside of the 30 ft rear yard setback line, but it intersects the 50ft residential buffer line. Applicant should consider an adjusted placement of the gazebo in order to maintain the 50ft residential buffer, otherwise a bulk variance is required (V).

Memorandum Page 11 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com vi. Walls a. Several landscape walls are proposed throughout the site, but no details are provided regarding height or material. Applicant to provide details for the landscape walls. Walls and Fences Ordinance Requirements Existing Proposed Walls & Fences (§25-8.4a) Walls and fences which are not more than 50% solid are permitted anywhere on the property provided they are not higher than four feet - Applicant to provide details on proposed walls. Parking Area Screening (§25-12.1e) 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. - Screening provided between residential use by evergreen trees and hedges B. Parking and Site Circulation: i. The entire site includes four parking lots labeled A through D. Parking Lots B and C are included in this application. ii. Demolition includes removal of existing pavers, driveway islands, block curbs, and drainage features in order to regrade the driveway, reconstruct the pavers, and install new landscape elements. iii. The driveway on Prospect Ave, which connects to Lots B and C, is proposed to be a 24-foot-wide loop drive constructed of pavers. There are two entrances/exits to this driveway on Prospect Avenue. Applicant to confirm that the driveway has a two-way circulation pattern. iv. The parking lot areas will be a reconstructed bituminous lot. v. The Site Plan includes the minimum required parking noted under the Parking Requirements section of the Site Data Chart on the coversheet. This notes that Resolution PB 96-08 established a minimum parking requirement of 435 spaces; however, this does not match what is written in the resolution. Resolution PB-96-08 indicates that the parking was increased from 95 to 96 spaces. The Applicant received site plan approval in Resolution 25-02, which included approval of 471 parking spaces (including EV credits.) Clarification is needed regarding the required number of parking spaces and the previous approvals granted. Applicant to provide testimony.

Memorandum Page 12 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com a. According to the requirements in § 25-12.2b, the minimum required parking for restaurant, fast food restaurant, bar, cabaret and catering facilities is 1 for each 3 seats or stools or 1 for each 45 square feet of floor area available to patrons, whichever requirement is greater. Applicant to confirm if the proposed number of spaces is based on this requirement. vi. The proposed parking lots include 81 employee parking spaces in Lot A, 269 customer parking spaces in Lots B and C, and 124 spaces as part of the shared parking area with the neighboring hotel in Lot D. This includes 10 standard EV spaces, 2 ADA accessible EV spaces, and 6 ADA spaces, 2 of which are van accessible. vii. The location of the EV spaces is subject to approval by the fire department. viii. Each publicly accessible EVSE space shall be located at a parking space that is identified by green painted pavement and/or curb markings, a green painted charging pictograph symbol, and appropriate signage. Applicant to provide information regarding EV signage. Signage should comply with § 25-12.6f3 to ensure that EV spaces are only to be occupied by EV vehicles which are connected to the EVSE. ix. The total spaces provided on the property, including the new spaces proposed in this application, are 474 spaces. Based on the requirements for EV spaces, Applicant must provide EV for 4% of the parking. This would require a total of 19 EV spaces, one of which is ADA accessible. Since this application is only including 269 spaces, the following tables detail the required EV spaces. Applicant to confirm the number of existing EV spaces in order to assess compliance with EV requirements. x. No bicycle parking was proposed as part of this application. Applicant to provide information on any micromobility spaces provided. Parking and Loading Space Requirements §25-12 Ordinance Requirements Existing Proposed Minimum Number of Off- Street Parking Spaces (§25- 12.2) Restaurant and Catering Facilities: 1 for each 3 seats or stools or 1 for each 45 square feet of floor area available to patrons, whichever requirement is greater. Resolution PB25-02 approved 471 spaces, including EV credits. - Lots B and C: 269 (Total spaces: 486, including EV credit) Applicant to

oor area available to patrons, whichever requirement is greater. Resolution PB25-02 approved 471 spaces, including EV credits. - Lots B and C: 269 (Total spaces: 486, including EV credit) Applicant to provide information to confirm compliance General Provisions for Off-Street Off-street parking surfaced with asphalt, bituminous, or cement binder and graded to dispose of all surface water. Bituminous parking lot Bituminous parking lot

Memorandum Page 13 of 16 236 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 §25-12 Ordinance Requirements Existing Proposed Parking (§25- 12.1) Perimeter of all parking areas and the edges of all entrance and exit drives shall be enclosed with a concrete or granite block curb at least six inches above the paving surface. Concrete and granite block curb Concrete and granite block curb Parking spaces clearly marked showing parking arrangement and traffic direction. - Applicant to confirm traffic direction. All parking areas shall be so designed that vehicles are not compelled to back directly onto a public right-of-way. Complies Complies Service Aisle Standards: 90-degree angle parking = 24’ aisle width. Two-way. - 24’ drive aisle Applicant to confirm two-way direction Parking area entrance/exit at least 50’ from residential district 23 ft 23 ft (ENC: ZB-00-05) Standard size parking spaces shall have minimum dimensions of 9 feet by 18 feet - 9’ x 18’ 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 - Longest parking row = 26 spaces (V) V = Bulk variance required ENC = Existing Non-Conforming Condition Electric Vehicle Parking Requirements Ordinance Requirements Existing Proposed Required Electric Vehicle Parking Spaces (§25-12.6) Install at least 4% of the total parking spaces as Make-Ready parking spaces, at least 5% of which shall be accessible for people with disabilities, if there will be more than 150 off-street parking spaces Applicant to clarify how many EV spaces are existing 12 EV Spaces; 2 ADA accessible EV spaces

Memorandum Page 14 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Electric Vehicle Parking Requirements Ordinance Requirements Existing Proposed (269 spaces proposed = 11 EV spaces required, 1 ADA EV space required) Each EVSE or Make-Ready parking space that is not accessible for people with disabilities shall be not less than 9 feet wide or 18 feet in length. - EV parking spaces: 9’ x 18’ C. Lighting: i. A total of four (4) different exterior lighting fixtures are proposed. ii. Fixture P-1 is a pole-mounted fixture with a mounting height of 12ft and is proposed in the patio area of the banquet hall and restaurant. iii. Fixture P-2 is a pole-mounted fixture with a mounting height of 15ft and is proposed along the street-facing side of the parking area. iv. Fixture P-3 is a pole-mounted fixture with a mounting height of 15ft and is proposed in the interior areas of the parking lots. v. Fixture D is a recessed ceiling-mounted fixture proposed at the porte-cochere. vi. Lighting ordinance requires under standards for Duration of Illumination (§25-14.1.1e) that “provision shall be made for the reduction in the intensity of illumination to the minimum needed for security purposes when the facility is not in operation.” Applicant to provide information regarding lighting when facility is closed and which light fixtures, if any, will remain on after operating hours. vii. Lighting is not shown for the entire property line. Applicant to confirm that illumination levels at the residential property lines do not exceed 0.3 FC. Illumination for B-2 District Requirement Proposed Min. Illumination at Pedestrian Walkways (§25- 14.3) 0.9 footcandles Walkways between banquet hall and restaurant: Min. 0.5 FC (W) Min. Illumination at Parking Areas (§25-14.3) 2.0 footcandles Min. 1.2 FC (W)