2 4 26 WO PB Draft Minutes

5 residential properties - Wall Height Variance ○ Maximum allowed: 6 feet ○ Proposed: 8 feet ○ The purpose is to screen ground-mounted utility equipment ○ Improves visual screening, safety, and security - Utility Screening Variance ○ Requirement: Screening on 3 sides with landscaping ○ Proposed: Provides for a transformer on a pad within a service area. ○ The issue is the transformer located in paved area, so no room for landscaping ○ However, it is located in an inconspicuous rear area ○ Already screened by: ■ Trash enclosure ■ Mechanical enclosure ■ Existing fence along residential boundary - Loading Space Variance ○ Required: 4 loading spaces ○ Existing: 1 ○ Proposed: 2 ○ Result: ■ Improvement over existing ■ Still requires variance but enhances operations - Illumination Variance ○ Requirement: Minimum 2 foot-candles ○ Proposed: Slightly reduced lighting levels ○ Justification: Reduce light spillover onto neighboring properties - Canopy Projection Variance ○ Maximum: 6 feet ○ Existing: 8 feet ○ Proposed: 8 ft 7 in ○ Justification: ■ Increase is minimal due to signage ■ Rebuilding canopy would be unreasonable - Canopy Sign Height Variance ○ Allowed: 8 inches ○ Proposed: 1 ft 6 in ○ Necessary for visibility, safety, and site identification ○ Additionally, there is a building design constraint where there is insufficient wall space for traditional signage - Planner cites the case of Pullen v. Township of South Plainfield, where the board weighed the benefits of the entire project vs detriments, and the planner believes it should be applied here. - Positive Criteria: ○ The application reoccupies vacant retail space and has no expansion of the footprint ○ There is a community benefit where it provides a grocery store serving local residents ○ Additionally, it is accessible, being walkable for nearby residents and convenient for drivers. ○ There is improved site functionality with better parking layout and improved