24 10 29 MPB Realty Planning Review 1

West Orange Zoning Board October 29, 2024 Re: MPB Realty (Popeyes & IHOP) Our File No. WRZ0153.V01 Planning Review #1 Page 2 S:\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty, LLC\24-10-28 MPB Realty - Planning Review 1.docx 2. Project and Property Description The subject property is located on the southeast corner of the intersection of Eagle Rock Avenue (CR 611) and Rosney Terrace in the northern end of the Township. The 45,713 square foot (1.07 acre) property is currently developed with a commercial building that was previously used as the China House restaurant, and its associated parking lot. The site has two driveway access points onto Eagle Rock Avenue, and no access onto Rosney Terrace. There are sidewalks along the frontage of Eagle Rock Avenue, but no sidewalks on Rosney Terrace. The applicant is proposing to renovate the existing restaurant building on the property and repurpose the structure to be used as both an IHOP restaurant on the west side, and a Popeye’s fast-food restaurant on the east side. An addition of 300 s.f. is proposed in the rear of the building within the IHOP space. The Popeye’s would include drive-thru service. The IHOP restaurant would include 88 dine-in seats, while the Popeye’s would is indicated to have 18 seats for patrons inside the space. The existing parking areas around the building are proposed to be removed and replaced. Access to the site would come from the same two existing driveways onto Eagle Rock Avenue, with the western driveway (closer to IHOP) being a right turn in / right turn out driveway, and the eastern driveway (closer to Popeye’s) allowing both left and right turns in and out. 50 total parking spaces are proposed around the building, and the drive-thru lane for Popeye’s appears to have stacking space for approximately 9-10 vehicles. A new dumpster enclosure is proposed in the southeast corner of the property. Most of the existing trees on the property are proposed to be removed to allow for the expansion of the parking areas, while some trees that are located partially on the property and partially on adjacent parcels will remain around the perimeter of the site. New landscaping is proposed along the periphery of the site, along the drive-thru lane, and around the building as foundation plantings. New lighting is also proposed along the building facades, and around the parking lot and drive-thru

e periphery of the site, along the drive-thru lane, and around the building as foundation plantings. New lighting is also proposed along the building facades, and around the parking lot and drive-thru lane. Signage for the businesses are proposed in a 50 s.f. 16-foot high freestanding sign along the Eagle Rock Ave frontage, and through several building mounted façade signs along the north, east, and western facades of the building. The site is surrounded by a mixture of commercial uses and residential uses. To the east along the Eagle Rock Avenue frontage are smaller scale commercial uses, including professional offices, an urgent care medical facility, a bank, and a sushi restaurant. North of the site across Eagle Rock Ave are larger commercial and institutional uses, including the Whole Foods shopping center which includes a Chipotle and Jersey Mikes fast food restaurant along the frontage. Also across the street is the Mayfair Farms banquet hall / event space. To the west and south of the site are primarily single-family residences.