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

Memorandum Page 3 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com The site is currently developed and occupied by two separate buildings, a vacant former Rite-Aid store in a single-story brick commercial building with an asphalt parking lot, and a diner in a single-story building with a separate asphalt parking lot. The applicant is proposing to demolish these structures and associated improvements to construct a grocery store with 44 off-street parking spaces in an onsite surface parking lot. The subject property is in the B-1 Retail Business district of the Township, which is a narrow zone that follows the commercial corridor along Harrison Avenue, Main Street, and Washington Street. Within that zone, it sits within the Central Business District and is directly adjacent to the Downtown Redevelopment Area. These commercial areas include mainly retail establishments, institutional uses, restaurants, higher density residential and mixed-use properties, and other commercial businesses. Conversely, the R-T Two- Family Residential sits to the east and west of the property, and single-family homes directly abut the subject property on the western side. Recently, the Planning Board approved project PB24-14 located at 172-174 Main Street, less than half a mile south of the property, which is proposing a mixed-use building with office space on the ground floor and seven (7) residential units on the upper floors. 3. Proposed Project Review: • During the last public hearing June 3, 2026, revised plans (dated 5-26-2026) were submitted as exhibits and then later submitted as a formal revised submittal. Upon our review, it is noted that there are not major changes to the plans, but the minor changes include the following: o 6’ vinyl fence between loading space and neighbor in Lot 58 o 8’ metal gate at loading space entrance o Firefighting system connection (label indicated “150ft near hydrant”) o Sheet A0.08 was added and includes the site and loading area traffic patterns o 42” railing at loading dock stairs and from employee parking area o Added fence details to arch plans o Curb cut openings • Further, two new variances were created for non-compliant fencing adjacent to the residential property on Lot 58. See Walls & Fencing section below. • For the most part, our memorandum/review remains the same with

new variances were created for non-compliant fencing adjacent to the residential property on Lot 58. See Walls & Fencing section below. • For the most part, our memorandum/review remains the same with changes and updated questions noted in bold, italicized, and underlined text. i. The Applicant is seeking a preliminary and final major site plan approval with twelve (12) “c” variances, two (2) waivers, and tree removal and replacement approval to construct a two-story grocery store of 18,078 square feet in area. This area includes, 13,934 square feet of ground floor to be used for sales and 4,144 square feet on the second floor to be used for storage.