PB 25 12 Application

PROFESSIONAL PLANNER’S REPORT 262 Main Street Realty, LLC & 270 Main Street Realty, LLC 262-270 Main Street / Block 114, Lots 50 & 55 Township of West Orange, Essex County, New Jersey i. To promote a desirable visual environment through creative development techniques and good civic design and arrangement. • The requested lot coverage variance will allow for infill development which results in continuous building frontage at the intersection of Erwin Place and Main Street. This is an appropriate design alternative in that the proposed development will accentuate and revitalize a corner lot to form a more appropriate built-out Main Street environment. The requested variances for deficient off-street parking and loading provide an appropriate balance between serving commercial and public consumer needs, while also avoiding additional curb cuts or expansive areas of surface parking along a walkable retail corridor. n. To promote utilization of renewable energy resources; • The requested variances will permit the creation of a supermarket building with sufficient roof space to accommodate the installation of multiple solar panels, thereby improving the energy efficiency of the property while reducing emissions for the community at large. NEGATIVE CRITERIA All variance applications are required to demonstrate that the negative criteria can be met. The negative criteria requires the Board to ensure that the requested variances would not cause substantial detriment to the public good or substantially impair the intent and purpose of the Master Plan and zoning ordinance of the Township of West Orange. In terms of the public good, granting of the requested variances would not result in substantial detriment to either the surrounding area or the Township as a whole, for the reasons stated above. The proposed development does not present excessive bulk or massing and will not impact adjacent properties, and will fit in with the Main Street retail environment. The proposed development presents a significant enhancement over existing conditions and a

or massing and will not impact adjacent properties, and will fit in with the Main Street retail environment. The proposed development presents a significant enhancement over existing conditions and a vibrant addition to the community. The requested off- street parking and loading variances will still provide adequate areas for the same and will not negatively impact the surrounding community. In addition, granting the requested variances would not substantially impair the intent and purpose of West Orange’s Master Plan and Zoning Ordinance. The 2019 Master Plan Reexamination Report made a number of relevant recommendations including to: • Look into changes to minimum parking standards particularly for downtown to provide more flexibility in terms of parking ratios • Incorporate green streets and infrastructure in furtherance of New Jersey’s updated stormwater management rules 7