24 03 17 MPB Realty Planning Review 2

West Orange Zoning Board March 17, 2025 Re: MPB Realty (Popeyes & IHOP) Our File No. WRZ0153.V01 Planning Review #2 Page 10 S:\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty, LLC\24-03-17 MPB Realty - Planning Review 2.docx measures that will be taken to protect those trees during construction as they serve as a portion of the proposed buffering between the commercial and residential uses. Minimal details have been provided in the plans. ii. There is no landscaping proposed along the eastern property line, where many existing trees will be removed. There is a narrow space between the existing sidewalk on the property line and the proposed parking areas. The applicant should discuss the potential to include some landscaping in this area, and the potential of shifting the proposed retaining wall to create adequate space for plantings. A row of switch grass is now proposed between the parking and the ROW. iii. The applicant should discuss anticipated maintenance of trees and plantings in the rear of the property. There appears to be an existing fence at the property line, and a new fence is also proposed in the area, and some trees are proposed to be planted in between the fences. iv. In general, we have concerns about maintenance in the rear yard area. Having two fences along the same property line with what appears to be as little as 3 feet of space between them may create an area where maintenance will be difficult at best, and is unlikely to occur. The revised plans indicate that the existing fence is to be removed, and only one fence will now be located between the two properties. k. There are no sidewalks proposed for Rosney Terrace ROW. The applicant should address the potential to include sidewalks on this street. We note that no sidewalks currently existing along this frontage or elsewhere down the street. A sidewalk is now proposed within the Rosney Terrace ROW. l. A detail is included in the site plan package for a “drive-thru canopy with speaker and conference board”. It is not clear what is intended by the “conf board” portion of this structure. This is not noted to be a menu board, and the speaker is relatively small at the base of the structure. Will there be any messages or signage attached to the face of the structure? Other than the speaker and the canopy, the structure is a +/- 40 s.f. wall. The applicant has clarified that this is not a

Will there be any messages or signage attached to the face of the structure? Other than the speaker and the canopy, the structure is a +/- 40 s.f. wall. The applicant has clarified that this is not a “conference board” and is only a canopy above the speaker. m. We defer any comment on grading, drainage, utilities, and stormwater management to the Board Engineer. n. The applicant should address the status of any necessary outside agency approvals.