2024 09 10_West Orange Planning Report68603611

stonefieldeng.com 92 Park Avenue, Rutherford, NJ 07070 201.340.4468 t. 201.340.4472 f. good civic design and arrangement. Lastly, the proposed use provides sufficient space in an appropriate location for the existing and proposed catering facility, which aligns with purpose “g” of the MLUL. The variances can be granted without substantial detriment to the public good, and will not substantially impair the intent and purposes of the zone plan and zoning ordinance. The proposed development aligns with the goals of the Township’s 2019 Master Plan and Reexamination report to encourage development at an appropriate scale, as the proposed operations require minor site improvements with minimal increase to impervious coverage on-site. Furthermore, environmental testing completed by AECOM at the request of the applicant concludes that the proposed meat smokers are not anticipated to release any significant pollutants or contaminants that will negatively impact the environment or nearby residential development. The proposed development can take advantage of the existing infrastructure on-site without any major site improvements or increase to traffic, intensity, noise, or impervious coverage on- site, whereas other permitted uses in the zone, such as a retail center or commercial gym, would require total redevelopment of the site and therefore a significant increase in environmental impact. The proposed development is in line with purposes “j,” “i,” and “g” of the MLUL and meets the Township’s need to maintain open space while implementing a variety of land uses. Conclusion Based on a review of the subject property, surrounding area, and applicable zoning requirements, it is concluded that the application’s benefits substantially outweigh the detriments, and that the application can be approved without substantial detriment to public good or substantially impairing the intent and purposes of the zone plan and zoning ordinance. Additionally, it is concluded that the “Medici Standard” has been met for the requested use variance. It is the opinion of our office that the statutory criteria has been met for all relief required as presented by the planning proofs and the justifications presented in this report. Regards, Thomas Ricci Jr, PP, AICP Matthew Seckler, PE, PTOE, PP New Jersey Professional Planner License #6476 New Jersey Professional Planner License

and the justifications presented in this report. Regards, Thomas Ricci Jr, PP, AICP Matthew Seckler, PE, PTOE, PP New Jersey Professional Planner License #6476 New Jersey Professional Planner License #6247 Stonefield Engineering and Design, LLC Stonefield Engineering and Design, LLC