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 7 S:\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty, LLC\24-03-17 MPB Realty - Planning Review 2.docx f. §25-12.1.b Curbing in Parking Lot – Parking lots are required to be enclosed by a concrete curb and be a minimum of 5 feet away from any building walls, where the drive- thru curb will be directly adjacent to the building. g. §25-12.1.l Parking in Front Yard – Parking is not permitted in a front yard. h. §25-12.3.a.2 Loading – At least one off-street loading space is required, where no designated loading space is provided. i. §25-14.3 Lighting – A minimum of 2.0 footcandles is required to be maintained in parking areas, where lighting levels will be as low as 0.6 footcandles in portions of the parking lot. j. §25-15.3.C.2.b Signage – One façade sign per business is permitted, where 8 façade signs are proposed, 4 for each business. k. §25-15.3.C.2.b Signage – The maximum permitted sign area for façade signs is 120 s.f., per business, where 139.0 s.f. of façade signage is proposed for the Popeye’s. l. §25-27.8.g Tree Replacement – With the removal of trees on site, a minimum of either 109 2” caliper trees or 49 2.5” caliper trees is required as replacement trees. 53 total new trees are proposed on site. 5. Master Plan Considerations The Township’s Master Plan was last updated in 2019. The following goals, objectives, and recommendations from the Master Plan may have relevance to this application: • Ensure that the public’s safety is secured; • Provide sufficient space for balanced growth and development; • Ensure safe and efficient transportation and circulation routes; • Promote a desirable visual environment; • Encourage development and redevelopment that is compatible with the suburban character of the Township; The Master Plan makes one specific recommendation regarding fast food restaurants, and that is to permit drive-thru windows as a customary accessory use, but also to provide standards to regulate their use. A recommendation is also made in the Master Plan to improve the appearance of Eagle Rock Avenue, in particular near the intersection with Pleasant Valley Way.