TOWNSHIP OF READINGTON PLANNING BOARD TAKE NOTICE that on the 26th day of January, 2026, at 7:30 p.m. a hearing will be held before the Readington Township Planning Board at the Municipal Building, 509 Route 523, Whitehouse Station, New Jersey on the application of the undersigned for Preliminary and Final Approval with variances and/or design exceptions/waivers and other relief so as to permit the construction of a 6,788 sf AutoZone retail store as a stand-alone building as an addition to the existing 29,527 sf commercial center. Additional site improvements include a stormwater basin, modification and removal of existing parking spaces, the addition of one electric vehicle parking space, signage, lighting, landscaping, loading, stormwater management, pedestrian walks and trash and recycling facilities. The site is located in the HVC-Highway Village Commercial District on the premises located at 545 US Route 22 at the intersection with Juniper Drive and designated as Block 35, Lots 1 & 25 on the Readington Township Tax Map. The applicant is requesting the following variances for the provision of the Reading Township Land Development Ordinance: 1. Minimum Buffer Width (Side Lot Line). §148-27.19E(1), a buffer of at least 30 feet to residential zones is required, whereas a 0-foot buffer is currently provided between the edge of the parking lot and the side property line. 2. Minimum Buffer Width (Rear Lot Line). §148-27.19E(1), a buffer of at least 30 feet to residential zones is required, whereas a 0-foot buffer is currently provided between the existing edge of the parking lot and the rear lot line. 3. Existing Retail Max. Front Yard Setback (Route 22).§148-27.19D(3) a setback of not more than 40 feet is required and the existing shopping center is setback 83.8 feet from Route 22. 4. Existing Retail Max. Front Yard Setback (Juniper Drive). §148-27.19D(3) a setback of not more than 40 feet is required and the existing shopping center is setback 210.47 feet from Juniper Drive. 5. AutoZone Max. Front Yard Setback (Route 22). §148-27.19D(3) a setback of not more than 40 feet is required and the proposed AutoZone building is setback 96.81 feet from Route 22; 6. AutoZone Max. Front Yard Setback (Juniper Drive). §148-27.19D(3) a setback of not more than 40 feet is required and the proposed AutoZone building is setback 76.4 feet from Juniper Drive. 7. Stormwater Basin Max. Front Yard Setback (Route 22). §148-27.19D(3) a setback of not more than 40 feet is required and the proposed stormwater basin is setback more than 40 feet from Route 22. 8. Stormwater Basin Min. Front Yard Setback (Juniper Drive). §148-27.19D(3) a 30 foot setback is required and the proposed stormwater basin is setback 22.25 feet from Juniper Drive. 9. Retail Parking Lot Min. Street Line Setback (Route 22). §148-27.19D(5)(a), off-street parking shall not be located closer to a street line than the rear wall of the principal building or the minimum required building setback, whichever is greater. The rear wall of the existing retail building is located 199.36 feet from Route 22, whereas the existing parking lot serving the retail building is located 8.49 feet from Route 22. 10. Retail Parking Lot Min. Street Line Setback (Juniper Drive). §148-27.19D(5)(a) off-street parking shall not be located closer to a street line than the rear wall of the principal building or the minimum required building setback, whichever is greater. The rear wall of the existing retail building is located approximately 559 feet from Juniper Drive, whereas the existing parking lot serving the existing retail building is located approximately 26.44 feet from Juniper Drive. 11. Retail Parking Lot Min. Side Yard Setback. §148-27.19D(5)(b) a 10 foot setback is required and the existing parking lot serving the retail building is setback zero feet from the side property line. 12. Retail Parking Lot Min. Rear Yard Setback. §148-27.19D(5)(b) a 10 foot setback is required and the existing parking lot serving the retail building is setback zero feet from the rear property line. 13. AutoZone Parking Lot Min. Street Line Setback (Route 22). §148-27.19D(5)(a) off-street parking shall not be located closer to a street line than the rear wall of the principal building or the minimum required building setback, whichever is greater. The rear wall of the proposed AutoZone building is located 177.46 feet from Route 22, whereas the parking lot that will serve the proposed development is 25.83 feet from Route 22. 14. AutoZone Parking Lot Min. Street Line Setback (Juniper Drive). §148-27.19D(5)(a) off-street parking shall not be located closer to a street line than the rear wall of the principal building or the minimum required building setback, whichever is greater. The rear wall of the proposed AutoZone building is located 187.82 feet from Juniper Drive, whereas the parking lot that will serve the proposed development is 26.44 feet from Juniper Drive. Additionally, Applicant will seek any such variances, waivers, permits, and exceptions as the Board or its consultants may require without further public notice. The following described maps and papers are on file in the office of the Municipal Clerk and are available for inspection during the Clerk's normal business hours. 1. Application Form dated June 4, 2025, with attachments. 2. Checklists for Preliminary Site Plan, Final Site Plan, Variances, and EIS, undated. 3. Preliminary and Final Site Plan, AutoZone (Store #9306), 15 sheets, prepared by Thomas F. Puglsey, Jr., PE, CME, of NorthStar Design, LLC, dated May 16, 2025, revised through September 29, 2025. 4. ALTA/NSPS Land Title Survey, 2 sheets, prepared by Valley Land Services, LLC., dated December 28, 2023, revised through May 31, 2024. 5. Floor Plan/Door Schedule/Wall Details, 1 sheet, prepared by Architectural Group, International, dated October 7, 2024. 6. Color Elevations, 1 sheet, prepared by Architectural Group, International, dated October 7, 2024. 7. Stormwater Management Report, prepared by Thomas F. Puglsey, Jr., PE, CME, of NorthStar Design, LLC, dated May 2025. 8. Environmental Impact Statement, prepared by Thomas F. Puglsey, Jr., PE, CME, of NorthStar Design, LLC, dated May 2025, revised September 2025. 9. Traffic Impact Analysis, prepared by Gary W. Dean, PE, PP of Dolan & Dean Consulting Engineers, LLC, dated August 12, 2025. 10. Applicant Response Letter, prepared by Thomas F. Puglsey, Jr., PE, CME, of NorthStar Design, LLC, dated September 29, 2025. 11. Variances Requested and Waiver Justification List, dated September 29, 2025. 12. Inter-Office Memorandum, prepared by Readington Township Sewer Advisory Committee, dated September 5, 2024. 13. Letter of Certification, Hunterdon County Soil Conservation District, dated December 20, 2024. 14. Letter granting conditional approval, not to construct, Hunterdon County Planning Board, dated December 23, 2024. Any interested party may appear at said hearing and participate therein in accordance with the rules of the Planning Board. AutoZone 9306 By: Francis J. DeVito, Esq. Francis J. DeVito, P.A. 250 Moonachie Road Suite 300 Moonachie, N.J. 07074 Attorney for Applicant January 7, 2026 January 11 2026 LNYS0436043 $93.62