PB-21-01 West Orange Plaza Block: 152.01 Lot 1445 & 1445.05

a traditional loading zone is not required. The Board finds that the number, location and size of the proposed loading zones to be sufficient and appropriate. g. The retaining wall in the rear is hidden from the rear facing neighboring property due to the topography of the land and the proposed fence and guardrail will prevent persons from attempting to climb or walk on top of the wall. h. The proposed placement of the drive-through windows will be adequately screened with landscaping and will allow for sufficient space for queuing all of which will be self-contained on the site and will not create any spillover onto either Eagle Rock Avenue or Prospect Avenue. 9, The project as a whole, will revitalize the existing site which currently is a sea of asphalt and impervious coverage. The project will take an older shopping center and revitalize and modernize it with new buildings and significant additional landscaping and landscaping buffers and screenings. In considering the application as a whole as directed by Pullen v. Tp. of South Plainfield, 291 N.J. Super. 1, 8 (App. Div. 1996), the Board finds that all the relief sought is necessary to effectuate the overall enhancement of the center and the public benefits cited above. The Board finds that the benefits of the proposed project significantly outweigh the detriments as the project advances the purposes of the MLUL (N.J.S.A. 40:55D-1 et. seq.) by promoting the general welfare in its improvement of a key economic center of the Township, providing for an appropriate location for recreational, commercial and open space to meet the needs of all New Jersey citizens, by promoting a desirable physical environment through creative development and good civic design, and by providing a more efficient use of the land by revitalizing and improving what is there.