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 2 S:\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty, LLC\24-03-17 MPB Realty - Planning Review 2.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. This is our second review of this application. The applicant has submitted revised and supplementary materials in response to previous comments from the Board professionals. All new comments can be found in bold and italic type. The revised plans and materials provided indicate the following changes from the initial submission reviewed by our office: • The type of fence proposed between the restaurant and the adjacent residences has been revised to be a solid vinyl fence rather than a partially open wooden fence. • The location of the dumpster enclosure has shifted to be farther away from the adjacent residential property line. • The existing row of trees along the southern property line are now proposed to be removed as they have been identified as an invasive species. • Additional plantings are proposed along the eastern property line as was requested. • A sidewalk is now proposed along the Rosney Terrace ROW. • The location of the proposed EV charging station has shifted to be next to the proposed ADA parking stalls. • Revisions have been made to the landscaping and lighting plans based on previous recommendations. 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

d 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