PB-16-08/NM Food Corporation dba Manhattan Bagel

Building Signs 1 on the principal | 3 fagade signs facade of the use | and 3 awnings is allowed signs Maximum Number of Signs 4 signs of all 6 signs are types proposed Maximum Height of Awning Sign 8” 20” 12. The Board finds that the variance relief sought can be granted on “c(2)” grounds because the public benefits outweigh any detriments. The Board finds that signage is needed for this location given the narrowness of the building, the manner in which it sits sideways to the street, the distance from the building to the street, and the desire to make the location easily visible for traffic along a busy 4-lane commercial avenue. Applicant has voluntarily reduced the height of the fence which buffers the outdoor seating from 5 ft to 4 ft thereby eliminating that variance. The Board finds however that not all of the sign proposed are needed and suggests that the awning signs on the west side of the building be eliminated. The Board finds that the proposed retail store will function with this amount of signage. The Board finds that the restoration of occupancy at this site will promote business development along Northfield Avenue which is a goal of the Master Plan. The Board finds that the proposed variances create little, if any, detriment to the public good nor substantial impairment of the zone plan and ordinance. Applicant seeks to redevelop the store with a new tenant, provide new landscaping, provide an outdoor seating area and provide bollards for safety purposes all in connection with an attractive redesign of the store. The Board finds the benefits of the proposed improvements outweigh the detriments and that the variances are therefore warranted. THE DECISION WHEREAS, the Board, having reviewed the application for Amended Final Site Plan approval and associated variance relief and having considered the impact of the proposed application on the Township's master plan and zoning ordinance and the surrounding property owners, and having considered whether the proposal complies with and furthers the goals of the land use and zoning ordinances of the Township of West Orange and the Municipal Land Use Law; and upon the imposition of specific conditions to be fulfilled, hereby, concludes that good cause has been shown to approve the application. NOW THEREFORE, BE IT RESOLVED by the Planning Board of the Township of West Orange that the application

to be fulfilled, hereby, concludes that good cause has been shown to approve the application. NOW THEREFORE, BE IT RESOLVED by the Planning Board of the Township of West Orange that the application for Amended Final Site Plan approval with variance