2 2026 03 10 Project and Variance Request Narrative

3 Roseland Borough and Essex County will also benefit from the improvements, including the traffic signal, driveway reconfiguration, and related Eagle Rock Avenue improvements. h. To encourage the location and design of transportation routes which will promote the free flow of traffic while discouraging location of such facilities and routes which result in congestion or blight. The driveway realignment and traffic light installation improve circulation and safety on Eagle Rock Avenue. i. To promote a desirable visual environment through creative development techniques and good civic design and arrangement. The tree replacement and site improvements improve the aesthetics along the Eagle Rock Avenue frontage. m. To encourage coordination of the various public and private procedures and activities shaping land development with a view of lessening the cost of such development and to the more efficient use of land. Crestmont has worked with Essex County to provide land along its frontage to allow for roadway improvements without using eminent domain. The driveway realignment creates a four-way intersection with a traffic light and removes an existing egress driveway that would not otherwise align with the proposed traffic light. NEGATIVE CRITERIA No substantial detriment to the public good: • Driveway realignment contributes to new four-way intersection with traffic light for more efficient circulation. • Project improves on-site stormwater management, benefiting surrounding area. • Site improvements do not result in an increased intensity of use and bring the total parking spaces closer to conformance. • Tree replacement plan contributes to aesthetic improvements along Eagle Rock Avenue corridor. No substantial impairment to zone plan or zoning ordinance: • Permitted use in R-2 zoning district. • Additional parking spaces decrease the existing nonconforming condition. • The project improvements related to the four-way intersection and traffic light installation improve circulation on Eagle Rock Avenue and facilitate access to the inclusionary housing development, helping address the Township’s affordable housing obligation. Crestmont reserves the right to supplement this Variance Request Narrative with testimony at the hearing on this matter.