11102025 PB 25 04 76 Ashland Ave Planning Report 2

Memorandum Page 18 of 18 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com ii. The variance can be granted without causing substantial detriment to the zone plan. The applicant’s testimony regarding the negative criteria should address any potential impacts that the proposed variances may have on the neighborhood, as well as how the proposed development is consistent with, or in potential conflict with, both the zoning ordinance and the Township’s Master Plan. 13. Conformance with the Township’s Master Plan The Township’s 2019 Master Plan Update (Reexamination Report with Plan Element Amendments) notes that, “Existing development in West Orange is generally consistent with zoning, although there are deviations due to changes in zoning that made preexisting uses nonconforming or by use variance approval” (p. 33). Further, the 2010 [Master Plan Reexamination] further noted the need to maintain the community scale by limiting the intensity of commercial/retail, industrial and residential development to assure compatibility with existing neighborhood character (p. 12). c. The applicant shall provide testimony regarding the implications of deviating from the Reexamination Report’s vision (i.e., proposing an intensification of parking and circulation of existing non-conforming uses on the site).