06262026_PB 25 12 262 and 270 Main Street Planning Review 2

Memorandum Page 14 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com i. Since our previous memo, this office has not received any update on this item, and a change is not reflected on the revised plans. Parking and Loading Space Requirements Ordinance Requirements Existing Proposed Minimum Number of Off- Street Parking Spaces (§25- 12.2) Non-residential uses in CBD: None for first 1,000 SF of gross floor area then 1 per 300 SF (18,078 SF – 1,000) / 300 SF = 56.9* = 57 spaces required - 44 On-site stalls + 4 EV** credit = 48 spaces (V) Minimum Number of Loading Spaces (§25- 12.3) For buildings to be occupied by market uses or other use requiring the receipt of distribution in vehicles of materials or merchandise. 15,000 SF to 30,000 SF of Gross Floor Area = 2 spaces required - 1 on-site loading space (V) Loading Space Size and Location (§25- 12.3) Each loading space shall be at least 10 feet in width, 40 feet in length and have a fourteen-foot overhead clearance. - 10’ x 40’ Applicant to confirm overhead clearance Loading space only permitted in the side or rear yard provided no part of the space is nearer than five feet from any side or rear property line. - Loading space in rear yard <5’ from property line (V) General Provisions for Off-Street Parking (§25- 14.3) Off-street parking surfaced with asphalt, bituminous, or cement binder and graded to dispose of all surface water. Asphalt lot Proposed asphalt and permeable pavement in parking spaces 5’ sidewalk at least 5” above the parking area between any building and a parking area or drive used by the public. - No sidewalk proposed between parking area and building (V) Parking spaces clearly marked showing parking arrangement and traffic direction. - Arrows show direction of one-way drive All parking areas shall be so designed that vehicles are not compelled to back directly onto a public right-of-way. - Two parking spaces on Prospect Place would require backing into the street (V)

Memorandum Page 15 of 18 236 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 Ordinance Requirements Existing Proposed Service Aisle Standards: 90-degree angle parking = 24’ aisle width. Two-way. - 24’ One Way Parking area entrance/exit at least 50’ from residential district - >50’ 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 = 11 spaces V = Bulk variance required *Per §25-12.2.B.3, “Whenever the application of Parking Schedule II results in a fractional parking space in excess of one-half, a full space shall be required.” **Make-ready/EV spaces counts as 2 total spaces for a reduction of no more than 10% of the required spaces. Electric Vehicle Parking Requirements Ordinance Requirements Existing Proposed Required Electric Vehicle Parking Spaces (§25-12.6) Install at least 2 make-ready parking spaces if there will be 51-75 off-street parking spaces. Required = 2 Spaces - 4 make-ready spaces 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 three (3) different exterior lighting fixtures are proposed.

Memorandum Page 16 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com ii. Fixture L-1 is a wall-mounted fixture, and six (6) L-1 fixtures are proposed in the rear and side yard around the loading dock area at a mounting height of 8’-6”. iii. Fixture L-2 is pole-mounted fixture in the center of the parking lot at a mounting height of 18’. iv. L-3 is a pole-mounted fixture, and two (2) are proposed at either end of the parking area, near the rear lot line and the entrance, at a mounting height of 18’. v. 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. a. Since the previous memo, this office has not received any update on this item. vi. It appears the lighting levels at Main Street and Erwin Street are between 2.0 and 0.5 FC. We recommend the lighting along the street be increased. We defer to Board Engineer for review. Illumination for B-2 District Requirement Proposed Min. Illumination at Pedestrian Walkways (§25- 14.3) 0.9 footcandles Walkways in parking area: 0.5 FC min. Min. Illumination at Parking Areas (§25-14.3) 2.0 footcandles 2.0 FC Min. Illumination at Streets (§25-14.3) 1.2 footcandles Min. 0.5 FC (W) Max. Illumination at Property Lines (§25-14.1d) 0.5 footcandle or 0.3 footcandle abutting residential use Lot 58 Property Line (residential): 0.5 FC (W) Lot 49 Property Line (residential): 0.5 FC (W) Max. Height of Wall- Mounted Fixture (§25-14.1c) 18 ft above normal grade 18 ft V = Bulk variance required W = Waiver Required D. Signage i. Two signs are proposed on the Main Street side of the building. One will be positioned on the façade and the other on a canopy extending from the glass storefront. Signage (§25-15) Requirement Existing Proposed Façade Signs (§25-15.3.C1b) Combined sign area limited to 1.5 square feet of sign area for each one foot of the width of the building, including window and door area, up - Main Street Signage: Sign 1 = 62 SF Sign 2 = 32 SF Total = 94 SF

Memorandum Page 17 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Signage (§25-15) Requirement Existing Proposed to a maximum of 200 square feet for each facade Main Street facade: 87’ x 1.5 = 130.5 SF maximum The maximum height of any facade sign shall be two feet. - Main Street Signage: Sign 1 = 8’ (V) Sign 2 = 1’-6” General Regulations (§ 25-15.4l) An awning or canopy sign may not exceed eight inches in height but may run the entire length of the allowable edge. - Canopy Sign (Sign 2) = 1’-6” (V) 6. Statutory Criteria: Bulk/ “C” Relief 1. The applicant requires c-variance relief for this application. The applicant shall provide testimony that demonstrates how the request for relief may be granted based on one of the standards provided in the MLUL at N.J.S.A. 40:55D-70c. It is the applicant’s responsibility to bear the burden of proof. In order to satisfy the positive and negative criteria for each c variance enumerated above, the applicant should provide testimony that satisfies either the c(1) hardship criterion or c(2) flexible criterion as set forth in the MLUL. a. Positive criteria: There are two types of c variances - the c(1) hardship and the c(2) flexible variance. The c(1) hardship criteria states that a “hardship” will occur if the variance is not granted. The hardship relates to the physical or topographical features of the property and cannot relate to financial or personal hardship. Hardship relating to property can include: i. Narrowness, shallowness, or irregular shape ii. An exceptional topographic condition iii. Other unique conditions or features affecting the property The c(2) flexible variance states that by granting the variance, the purposes of the MLUL would be advanced by a deviation from the zoning ordinance requirement and that the benefits of granting the variance substantially outweigh the detriments. b. Negative criteria: The applicant must satisfy the two-prong test of the negative criteria;

Memorandum Page 18 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com i. The variance can be granted without substantial detriment to the public good; and ii. The variance can be granted without causing substantial detriment to the zone plan. The applicant’s testimony regarding the negative criteria should address any potential impacts that the proposed variances may have on the neighborhood, as well as how the proposed development is consistent with, or in potential conflict with, both the zoning