PB-21-10 Altera 769 - 769 Northfield Avenue

15. As to Phase II, the additional parking will also be extended on the west side and allow for the continued tree and landscape buffer to the east along the residential properties. The additional impervious coverage will trigger the construction of a new storm water retention facility to be built on the west side of the parking lot (Mid way) adjacent to the current detention facility. 16. While the Applicant proposes to remove a number of trees which are detailed in the plans submitted, the Board takes note that the tree replacement exceeds the ordinance requirements and appear to be appropriate and will improve buffering to the residences and within the parking lot to bring the lot into greater conformity with parking lot requirements. 17. The proposed light poles in the parking lot are designed to match the existing light poles in height and will have LED lighting. The lighting proposed while exceeding the permitted foot candle brightness in some areas and being under the proposed standard footcandle brightness in others is balanced to provide security for persons in the parking lot and reduce the brightness near the residential properties. 18. The Board took note of the parallel parking spaces on the East and West sides of the building and that the length of those spaces are tight and may present difficulties for those attempting to parallel park. The Applicant accepted the condition that the parallel parking spaces be lengthened to an 8’ x 22’ size to allow for more efficient parking while reducing one existing parallel space on each side of the building to create the additional length. 19. Testimony of the Applicant's planning expert established that the bulk variances requested could be granted as a c (1) variance as there is a hardship created by the topography of the property, the shape of the property being very long and narrow, and the existence of structures lawfully located thereon. 20. As for the parking variances, the Board notes that even if the entire property was paved, there would not be space for the required 452 parking spaces (And such extreme paving would create other issues with respect to lot coverage and adverse effects on neighboring properties and steep slope issues.) 21. The requested height increase for the retaining walls is necessary for the site conditions. The existing retaining walls are already in excess of the

ighboring properties and steep slope issues.) 21. The requested height increase for the retaining walls is necessary for the site conditions. The existing retaining walls are already in excess of the ordinance allowances. 22. The light poles proposed are to match the existing conditions and are designed to promote safety in the parking lot with consideration to the neighboring residential properties. 23. Finally, the proposed lot coverage is necessary for increasing and improving ADA parking, creating drop off aisles and allowing upgrades to the medical building. 24. As for the requested bulk variances, they also satisfy a c (2) criteria as Applicant has provided credible evidence that the following purposes of the MLUL set forth in N.J.S.A. 40:55D-2 are advanced. Paragraph a. of the statute is advanced as there will be more ADA accessibility provided by the proposed development and the proposed sign will Promote public safety as it will make the site more identifiable for safe access. (The sign