470 Eagle Rock Avenue West Orange_Revised Planning Report_07072023

470 Eagle Rock Avenue, Township of West Orange, NJ – Professional Planning Report 14 o COMMENT: The proposed development of the project site is a better alternative than the deteriorating existing conditions. The project will enhance the Eagle Avenue streetscape and fill in missing physical gap. The layout of the proposed restaurants on the site are arranged in a way so that traffic impacts will be minimal. Negative Criteria In terms of the negative criteria, there are two prongs that must be met. The first prong is that there will be no substantial detriment to the public good. The second is that proposed project will not substantially impair the intent of the zoning ordinance or the Township Master Plan. As previously identified in this report, numerous goals, objectives and excerpts stated in the Master Plan will be advanced through the implementation of this project (see page 5 of this report). Based on these relevant goals, objectives and excerpts, the proposed project would further the Township’s 2019 Master Plan. There is no substantial detriment to the public good as the project will not negatively impact the B-2 Zone or adjacent uses. The proposed development will activate a dormant commercial site and simultaneously blend with the adjacent residential community through buffering along the westerly property line and screening along the southerly property line. Landscaping along the Eagle Rock Avenue frontage contributes to the site’s walkability and pedestrian experience. The westerly driveway only permits a right egress turn, which funnels traffic away from the residential community and towards the business district. There is no curb cut driveway proposed along the Rosney Terrace frontage. To that end, this demonstrates that traffic impact will not significantly impact the adjacent residences in the R-6 District. Cumulatively, the design and layout of the proposed fast food restaurants will have numerous positive impacts and not cause substantial detriment to the public good. It is a better zoning alternative than the strict application of the Conditional Use standards for a fast food restaurant within the B-2 District.