470 Eagle Planning Report 8 2 24

JUSTIFICATIONS OF VARIANCES DR Project no.:12210-001 PROPOSED MIXED COMMERICAL DEVELOPMENT August 02, 2024 470 EAGLE ROCK AVENUE (BLOCK 153, LOT 38) TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY Page 9 of 10 design of existing landscape areas including the priority of landscape screening along the south property line where a single-family home abuts the property. The proposed condition is a significant improvement from the existing site conditions both aesthetically and performance-wise and therefore the benefits outweigh the detriments. Promotes the Purposes of the Municipal Land Use Law: The granting of the variances will advance the purposes of the Municipal Land Use Law and promote the general welfare. • Granting the requested variances will guide the appropriate use and development of the property in a manner that will promote the general welfare consistent with N.J.S.A. 40:55D-2.a. through the provision of an appropriate commercial building on a lot that is compliant with conditional uses of the B-2 District. • The proposed project will provide adequate light, air, and open space; consistent with N.J.S.A. 40:55D-2.c. • The proposed project will promote a more desirable visual environment through creative development techniques consistent with N.J.S.A. 40:55D-2.i. by redeveloping the property and substantially improving the Eagle Rock Avenue streetscape and commercial character. Negative Criteria Granting the variances will not result in a substantial detriment to the general welfare. The project proposes to demolish an existing condemned building and provides a particularly beneficial use that is similar to its previous commercial use in developing two restaurants for residents and consumers of the community with improve onsite infrastructure, landscaping, circulation and overall aesthetic appearance. Granting the variances will likewise not result in a substantial impairment to the intent and purpose of the zone plan or zoning ordinance. The proposed fast-food restaurant-use is compliant with the conditions of the B-2 District. The proposed project is also consistent with the 2019 Master Plan Update in advancing several goals/objectives of the 2019 Master Plan Reexamination, including; • Objective 9. “Promote a Desirable Visual Environment” • Objective 16. “Encourage Economic Development and Redevelopment That Is Compatible with the Suburban

019 Master Plan Reexamination, including; • Objective 9. “Promote a Desirable Visual Environment” • Objective 16. “Encourage Economic Development and Redevelopment That Is Compatible with the Suburban Character of the Township • Principle 2. “Properly Locate Public, Commercial/Retail, Industrial, Residential and Service Uses”