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

Memorandum Page 8 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Prospect Place: 24 ft Prospect Place: 24 ft Min. Front Setback (Chapter 25 Attachment 3) Business: No minimum Main Street: 0.2 ft Main Street: 0 ft Minimum Side Front Yard- Corner Lot (Chapter 25 Attachment 3) Business: None required Erwin Place: 47.6 ft Erwin Place: 0 ft Prospect Place: ~124 ft Prospect Place: ~124 ft Min. Side Setback (Chapter 25 Attachment 3) Non-Residence: None required except 6 ft min. for any side yard provided Lot 48 & 49: 0 ft Lot 48 & 49: 0 ft Lot 51: ~124 ft Lot 51: ~124 ft Min. Rear Setback (Chapter 25 Attachment 3) 30 ft Lot 58: 2’-9” Lot 58: 2’-11” min. (V) Lot 49: >30 ft Lot 49: >30 ft Max. Building Height (Chapter 25 Attachment 3) 2 ½ stories and not exceeding 35 ft 1 story /18.3 ft 2 stories /25 ft Max. Building Cover (Chapter 25 Attachment 3) 60% 36.6% 46.11% Max. Impervious Cover (Chapter 25 Attachment 3) 75% 99% 97% (V) ENC = Existing non-conforming condition V = Bulk variance required v. Zoning Table Revisions: a. The specific Zoning Table updates which were recommended previously are listed below. These updates are not reflected in the revised plans. Applicant shall update the Zoning Table in the architectural drawings and site plan to include/amend the following bulk standards: a. Include Prospect Street as a side front yard and include frontage. b. Amend frontages of Main Street and Erwin Street to match survey. c. Amend proposed minimum rear setback for the rear yard along Lot 58 to 2’-11”. Currently the Applicant has labeled the rear setback at 17’-1 3/8” at the entrance

Memorandum Page 9 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com to the loading dock abutting Lot 58, but the minimum setback exists at the other corner abutting Lot 58, where the setback is 2’-11 to the loading dock wall. d. Include the lot line adjacent to Lot 51 as a side yard. e. Include the lot line adjacent to Lot 49 as a rear yard. 5. Site Plan Review A. Landscaping and Fencing: i. Trees: a. The tree replacement plan proposes the removal of two (2) trees with DBH sizes of 24” and 12”. Based on the size of these trees and the requirements of § 28-8, the Applicant would require either six (6) replacement trees with a minimum caliper of 4 inches, or twelve (12) replacement trees with a minimum caliper of 2.5 inches. Applicant shall provide an updated Tree Removal and Replacement Permit. i. Since our previous memo, this office has not received any update on this item. b. 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). The applicant is proposing 44 parking spaces, requiring 4 trees. c. The total required trees needed (with a minimum caliper of 2.5 inches) is sixteen (16.) The Applicant is proposing a total of 17 trees with a minimum caliper of 2.5 inches, which meets the requirements of tree replacement of the two (2) existing trees and the parking area screening requirement. d. The Applicant notes that three (3) trees are “existing trees to be replaced.” The removal and replacement of these trees would require a greater number of replacement trees, as the code does not permit a 1:1 replacement. Applicant to provide approval from the Township Forester, Land Use Board, and/or Township Engineer and provide updated tree removal application. Applicant to provide species and DBH of existing shade trees on Erwin Place if they plan to remove them. i. Since our previous memo, this office has not received any update on this item. ii. Rain Garden: a. Three (3) rain garden areas are proposed in the surface parking lot area and will contain a collection of shrubs and grasses. Planting Plan does not indicate species to be planted in rain gardens. Applicant to provide planting list for rain garden. Additionally, we recommend a

will contain a collection of shrubs and grasses. Planting Plan does not indicate species to be planted in rain gardens. Applicant to provide planting list for rain garden. Additionally, we recommend a maintenance manual for these rain gardens be provided by the Applicant and reviewed by the Board Engineer.

Memorandum Page 10 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com i. During the hearing on June 3, 2026, the applicant agreed to provide these items, though they were not submitted with the revised plans. Given the small size of these gardens and the potential for inundation of water with high levels of salinity and pollutants from street runoff, we recommend that the applicant provide testimony regarding the long-term viability of these gardens. iii. Buffer Strips in Non-Residential Districts (§25-11.3): a. The rear property line represents the boundary between a nonresidential district and a residential district; therefore, a buffer strip is required. b. For lots smaller than 40,000 SF, the required buffer width shall be 10% of lot width or depth, but not less than 20 feet. The lot width is 162.47 ft, requiring a minimum 20-foot buffer. c. No buffer strip is proposed, and a variance is required (V). iv. The entire perimeter of all parking areas and the edges of all the entrance and exit drives will be enclosed with a concrete or granite block curb at least six inches above the paving surface. v. Walls and Fences: a. The revised plans show an 8ft high metal gate is proposed at the entrance to the rear loading space. Applicant to provide testimony regarding the intention of the gate. Walls and Fences (§25-8.4) 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 - 100% solid 6ft high vinyl fence on property line of rear yard (V) Walls & Fences (§25-8.4c) In all nonresidential districts, fences or walls not exceeding six feet in height shall be permitted in the side and rear yards provided the fence or wall is not closer than five feet at any point to a principal building in a residential district. - Proposed 6ft tall vinyl fence on property line of rear yard <5’ to the building (V) Roof Equipment Screening (§25-11.8) Roof equipment including but not limited to elevator towers, air conditioning units, satellite dishes, and similar equipment shall be screened with either a solid or decorative shield. Such equipment should be located in the center of the roof when possible. No roof equipment shall exceed 15 feet in height - HVAC in center of roof

e screened with either a solid or decorative shield. Such equipment should be located in the center of the roof when possible. No roof equipment shall exceed 15 feet in height - HVAC in center of roof and screened by 8ft high metal fence. Solar arrays in center of roof area and screened by 42” railing.

Memorandum Page 11 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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. - A retaining wall proposed in the rear yard abutting Lots 49 and 58. Applicant to provide height and construction details. (No details provided in revised plans) Loading Area Screening (§25-12.3b3) Parking areas and off-street truck-loading spaces shall be suitably paved, drained, lighted, appropriately planted and fenced for the protection of adjacent properties in accordance with specifications of the Township. - Proposed 6ft vinyl fence on property line of rear yard adjacent to loading space. B. Parking and Site Circulation: i. The parking area has a one-way, u-shaped access drive. Painted directional arrows are proposed on the asphalt surface along with directional signage, including one (1) “One-Way” sign at the entrance, one (1) at the midway point of the drive, and one (1) “Do Not Enter” sign facing the street from the exit. ii. Customers can access the parking area via an entrance on Main Street. A new curb cut is proposed at the exit, and the location of the existing curb cut will be utilized as an entrance about 40 feet to the northeast of the exit on Main Street. iii. The proposed parking area includes 44 parking spaces, including four (4) EV spaces, and two (2) ADA accessible spaces, one (1) of which is van accessible. a. Two (2) of the proposed spaces are located on the eastern corner of the property and are accessed from Prospect Place. They are designated as employee parking spaces. Because of the small space provided, drivers parked in these spaces will be compelled to back onto Prospect Place when exiting, making it an unideal parking arrangement and violating § 25-12.1f of the code, thus requiring a variance (V). Employees parking in these spaces would utilize stairs and a walkway through a landscaped area to access the main parking area. b. 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

l 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.

Memorandum Page 12 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 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. c. Location of the EV spaces is subject to approval by the Fire Department. d. The Zoning Table in the Architectural Plans (A0.00) note a “deed-restriction” for the automobile parking spaces. Applicant to provide details on proposed deed-restriction. i. Since our previous memo, this office has not received any update or details on this item. iv. The proposal required two (2) on-site loading spaces for this project, whereas one (1) on-site loading space is proposed. a. Applicant shall provide a truck turning diagram for the loading space on the western corner of the property on Erwin Place. i. We are concerned if there is sufficient space for the turnaround. The truck turning diagram on sheet A0.08 suggests that a truck is likely to clip the adjacent street tree on Erwin Place. b. The loading area is on the western corner of the property off of Erwin Place and provides delivery trucks with access to the storage area on the second floor of the building. The grade rises from the corner of Main Street and Erwin Place to the western corner, and this rising grade enables the loading dock and second-floor storage space to be directly accessible from the driveway level. The Applicant shall provide testimony regarding the frequency of deliveries expected to the site at this loading space. This is especially of concern given the location of loading aisle and its close proximity to adjacent residential properties. i. Reiterating our comment in the Refuse and Recycling section above, Applicant shall comply with the noise ordinance § 4-4.2e and make note of this compliance on the final plans. c. The proposed Site Plan includes a hatched area on a section of the Main Street ROW to be used as a temporary loading space. Applicant will need to receive County approval for this loading space and provide details on the approval. It is not clear if this has been approved. Further, it is noted that this would reduce the on-street parking by three (3) spaces during deliveries. i. This proposed space is not to be included to meet the loading space requirement, since it is off tract and in a public ROW.

Memorandum Page 13 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com ii. The site plan indicates that the space will be reserved for loading between 7AM and 12AM from Mondays to Thursdays. 1. Applicant to confirm whether street signage will be provided once approved by the County. Final plans should be revised to include this signage. iii. This proposal would require the on-street parking on Main Street to be reduced by three (3) spaces during its use. Main Street is a busy corridor in the downtown area, and the early morning use of this space for loading has the potential to conflict with preschool drop-offs at the West Orange Community House and Boys & Girls Club located next door to the Subject Property. We express concern over location of this loading space and require that approval/ discussion from the County be confirmed prior to Planning Board review. iv. There is significant traffic in the morning on Main Street, and the temporary loading space has the potential to impede traffic or cause visibility issues at the Erwin Place intersection. Applicant should provide testimony regarding the temporary loading space’s potential to block the site view coming out of the grocery store or turning onto Main Street from Erwin Place while a truck is making a delivery. v. The proposal indicates that the parking calculation is not required to include the second-floor storage area. However, as per definition of gross floor area, “there shall be no deduction made for hall areas, staircases or elevator areas, closets, storage areas, utility rooms, bathrooms, conference rooms, or reception areas.” Therefore, the Applicant is required to include the second- floor storage area in the parking minimum calculation. vi. Off-street parking shall be provided on the same lot as the principal building, except that off-site parking for non-residential uses in the B-1 district may be provided on properties within 250’ of the lot on which the principal building is located. Applicant should consider this provision as an alternative to seeking a parking variance. vii. Bicycle parking is located directly adjacent to the vehicular entrance to the site. We recommend providing a crosswalk and/or traffic-calming measures to increase driver awareness of bicycle and pedestrian activity in this area. Additionally, we recommend

icular entrance to the site. We recommend providing a crosswalk and/or traffic-calming measures to increase driver awareness of bicycle and pedestrian activity in this area. Additionally, we recommend paving pattern changes and/or pedestrian warning light signals along the vehicular entrance to enhance pedestrian safety along the sidewalks.