The meeting’s focal point was Bera Union LLC’s request for variances to install a new freestanding sign at their cannabis retail location, already operational since April 2024. The need for enhanced signage was driven by heightened competition along Route 22, prompting the dispensary to seek better visibility to attract customers. The current sign, shared with other businesses in the shopping center, has been deemed insufficient, leading to customer complaints about locating the store.

The board heard from the Operations Manager of Bera Union LLC, who detailed the challenges the business faces due to nearby competitors, including AYR and Best Buds, both boasting larger signs. He highlighted the feedback from customers who struggled to identify the store’s entrance, raising concerns about public safety as drivers often made abrupt maneuvers. The proposed new sign aims to improve visibility and align with the standards of surrounding businesses.

Anthony Gallerano of Harbor Consultants presented the variance plan, explaining the strategic placement of the new sign in a grassy area further west of the current location. This positioning intends to provide drivers with more time to react and safely enter the driveway. The proposal includes a freestanding sign with a brand logo and a QR code, with a digital panel for static messages such as operational hours, designed to comply with local illumination standards and avoid animated content.

The application for the new sign faced scrutiny due to zoning regulations that restrict properties in the CC zone to one freestanding sign. The addition of a second sign required an SC variance, as the existing sign was congested with multiple tenant panels, limiting visibility for the cannabis dispensary. The board assessed the necessity of variances, considering the competitive retail environment and the township’s master plan objectives to support economic development.

The board’s deliberations included reviewing the technical aspects of the proposed sign and its potential impact on traffic safety. The applicant’s representative underscored that the new sign would enhance driver safety by reducing sudden maneuvers and improving visibility, especially given the existing utility pole that obstructs the current sign. The board’s assessment confirmed that no safety concerns were flagged by the police, fire departments, or the engineering report.

During the public comment session, a resident questioned the need for a second sign, with the applicant’s representative reiterating the current sign’s limitations and the safety benefits of the proposed new sign. The board ultimately agreed that the proposed signage’s benefits, including improved safety and business viability, outweighed any potential drawbacks.

The Union County Zoning Board unanimously approved the variance, directing the council to prepare a resolution consistent with the decision.

In addition to the cannabis dispensary’s signage application, the board addressed the application of Muhammad Ali Hussein to convert a garage into a bedroom on Lehigh Avenue. Due to additional variances required, the board directed the applicant to renotice affected neighbors, deferring the hearing to September 17, 2025.