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

Memorandum Page 7 of 18 236 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-1 Retail Business district where retail stores are a permitted principal use and accessory parking is a permitted accessory use. b. Applicant shall provide a statement of operations including number of employees, hours of operations, shift timings, number of deliveries and other such operational details. This is recommended to be provided in a written format. c. 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. A variance is required (V). 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 Main Street, the Main Street frontage is considered the front yard, the Erwin Street frontage is the side front yard, the edge abutting the residential properties to the northwest is the rear yard, and the edge abutting the neighboring commercial property is the side yard. iii. There are no previous site approvals or existing deed restrictions, covenants, or easements listed in the application materials for this proposal. iv. Bulk Standards: The following table reiterates the bulk regulations that are permitted in the zone and the proposed site plans compliance/non-compliance with the same from our last memorandum dated May 19, 2026. a. It was recommended that the Applicant update the zoning table in the plans based on the following table, but the revised plans do not have an updated table. This should be revised. Bulk Standards for Retail Business in B-1 General Business Zone Ordinance Requirements Existing Proposed Min. Lot Area (Chapter 25 Attachment 3) Non-Residence: No minimum 30,218 SF 30,218 SF Min Lot Frontage/Width (Chapter 25 Attachment 3) Non-Residence: No minimum Main Street: 210.41 ft Main Street: 210.41 ft Erwin Street: 162.47 ft Erwin Street: 162.47 ft