20260605_PB 26 04 111 Prospect Ave_Planning Review 1

Memorandum Page 6 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 4. Zoning Review i. Proposed Use: a. The subject property is in the B-2 General Business district where restaurants are permitted principal uses. b. Applicant is proposing to increase the previously approved (Resolution PB 25-02) occupancy of 1515 persons to 1563 persons. c. Applicant shall provide a statement of operations including number of employees, hours of operations, shift timings, number of deliveries and other such operational details. d. Supplemental provisions for all districts (§ 25-8.1b): Off-street parking abutting a residential district requires a minimum distance of 10 feet from the property line. The proposal includes off-street parking, which directly abuts the property line of a residential district (the hotel lot), but the previous approvals include approval for this use. ii. Corner Lot: a. As per § 25-4b of the Land Use Regulations, since the subject property is a corner lot and access to the main entrance is on Prospect Avenue, the Prospect Avenue frontage is considered the front yard and the Woodland Avenue frontage is the side front yard. b. The side yard is considered to be the property edge that is shared with the hotel. c. As per the previous approvals, the remaining yards are all considered rear yards. iii. Previous Site Approvals: a. The most recent approval, for which this application is an amendment to, was memorialized by resolution for PB 25-02 on June 4, 2025. This included preliminary and final major site plan approval and bulk variance relief with waivers. The approved variance was for an impervious coverage of 60.53% instead of 60%, and the waivers were for checklist items 22 and 52. b. In December 1993, under resolution PB-92-10, the site was the subject of conditional approval for an amended site plan and minor subdivision application, and the applicant at the time was granted variances for lot coverage, setback, and parking. c. In October 1996, under resolution PB-96-08, the site received approval for amended site plan for the 1,404-person restaurant/banquet facility and neighboring hotel, including the consolidation of all the lots so that there was just one lot for the hotel and one lot for the “Manor Restaurant.” d. In October 1997, the Planning Board approved an extension of the site

ncluding the consolidation of all the lots so that there was just one lot for the hotel and one lot for the “Manor Restaurant.” d. In October 1997, the Planning Board approved an extension of the site plan approval, subdivision, variances, and conditional uses previously granted in PB-92-10 and PB-96-08.