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10 - Ms. McGovern asked whether certain issues were design waivers or variances, specifically, internal sidewalks and drive aisle width. Ms. Apte said that these items fall within the zoning section of the code, meaning they require variances rather than design waivers. The board concluded that: - The variances would not harm the public good. - The project does not impair the zoning ordinance. - The proposal is consistent with the 2019 Master Plan. - The development would: ○ Upgrade an underutilized property ○ Improve the parking lot and circulation ○ Bring a new business to town ○ Support local economic activity ○ Improve public health, safety, and welfare. Motion: Chairman Bagoff Second: Mr. Guarino Alper: Y Mayor McCartney: Y Bagoff: Y Morgan: ---- Cardoza (Alt.2): ---- Noborine: Y Guarino: Y Scarpa: Y Kapferer: ---- Wilkes: Y Klein: Y ● PB 25-10 Trader Joe’s Block: 157 Lot: 5 Zone: B2 457 Mount Pleasant Avenue The applicant proposes to refit and reoccupy approximately 18,768 square feet of existing tenant space within the main building, including approximately 1,522 square feet mezzanine with a Trader Joe's retail grocery store. PRESENTATION - Howard Geneslaw, from FBT Gibbons, LLP, on behalf of the applicant. - Trader Joe’s operates about 600 stores in the U.S. and around 20 in New Jersey. - The site is Mount Pleasant Plaza, which contains: ○ A 29,000-square-foot one-story commercial building with a partial mezzanine ○ A separate 3,000-square-foot commercial building. - Access to the property is provided from: ○ Mount Pleasant Avenue ○ Pleasant Valley Way ○ Mount Pleasant Place - The Trader Joe’s would occupy the former Metropolitan Plant Exchange space. - A greenhouse structure previously attached to the site has already been removed.