25 09 12 MPB Realty Planning Review 3

One Market Street, Suite 1F Camden, NJ 08102 732.410.2651 www.cmeusa1.com September 12, 2025 West Orange Township – Zoning Board 66 Main Street West Orange, NJ 07052 Re: MPB Realty LLC – Planning Review #3 470 Eagle Rock Avenue Block 153, Lot 38 Zone: B-2 Our File No. WRZ0153.V01 Dear Chairman and Board Members: 1. Summary The property is located on Eagle Rock Avenue and Rosney Terrace. The 1.07 acre property is developed with the former China House restaurant. The applicant proposes to repurpose the existing building to house two restaurants – an IHOP and a Popeyes that will include a drive-thru window. D-3 conditional use variance relief is required to permit a fast-food restaurant within 500 feet of another fast food restaurant, within 1,000 feet of a residential district, to have a driveway within 100 feet of an intersection, and on a corner lot with insufficient frontage. Additional variances are required for impervious coverage, signage, and parking in a front yard.