Planning board approves Penn Medicine canopy and sign after variance finding

The Monroe Township Planning Board voted to approve a use variance allowing a canvas canopy with a facade sign at 2 Center Drive, the site of a Penn Medicine tenant, after hearing testimony that the canopy would improve visibility and shelter for older patients.

The application was presented by attorney Walter Toto on behalf of Matrix 2 Center Drive LLC. Planner Mark Remsa testified the canopy would extend roughly 12 feet from the building and house a sign facing the interior parking lot. Remsa cited New Jersey’s Municipal Land Use Law (NJSA 40:55D-2) while arguing the proposal met the law’s positive criteria for a use variance: it supports an established commercial use and “will be complimentary in its style and design to the building,” he told the board.

William Rothpletz, assistant project manager at Matrix 2 Center Drive, testified that Penn Medicine operates roughly 7 a.m. to 7 p.m. on weekdays, sees “approximately 90 patients a day,” and that many patients are older — “on average between 60 to 90 years old” — who have reported difficulty finding the building and requested weather protection. That testimony formed the factual basis for the board’s finding on positive criteria.

Remsa and Toto described the sign prohibition in the township ordinance (Article 10, sign regulations, cited in the hearing as Section 108-101(a)(9)) as the reason a use variance was required: canopy-mounted signage is generally not allowed in the ordinance. Remsa said the proposed sign would be visible only from the interior parking lot, not the public street, and argued the placement and modest scale would avoid the “signage proliferation” the ordinance intends to prevent.

Board members asked for details on materials and color. Remsa and Matrix’s representative said the canopy would be a durable fabric and the sign would use Penn Medicine’s blue color scheme. The applicant confirmed they would endeavor to coordinate colors with other tenants if similar proposals arise on the site.

The board opened the application to public comment; no members of the public spoke. Board member Joseph Lupo made a motion to approve and the motion was seconded by Commissioner Lawrence Masters. Roll call votes recorded by the board secretary showed all members present voting yes (Lupo, Masters, Tansy, Jaffe, Jadise, Vigani and Chairman Lafada), and the application was approved.

The approval was recorded with standard conditions used by the board (compliance with the planner’s and engineer’s reports and any required building permits). No changes to the site plan approval were required, the board was told, and the applicant provided proof of required notice and service prior to the hearing.

The board’s resolution and the applicant’s compliance submissions will specify final materials, colors, and any required permit conditions for installing the canopy and sign.