25 09 12 MPB Realty Planning Review 3

West Orange Zoning Board September 12, 2025 Re: MPB Realty (Popeyes & IHOP) Our File No. WRZ0153.V01 Planning Review #3 Page 2 S:\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty, LLC\25-09-12 MPB Realty - Planning Review 3.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 third review of this application. The applicant has submitted revised and supplementary materials in response to previous comments from the Board and Board’s 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: • A dedicated “pull ahead” parking space is now provided for drive-thru customers waiting for orders to be fulfilled. • The landscaping plan has been revised to add missing labels to plant material. • The lighting plan has been revised to provide additional information on emergency lighting. 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

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. One of the parking spaces is proposed to be dedicated as a “pull through” space for drive-thru customers that need additional time to fulfill their orders without blocking the line. A new dumpster enclosure consisting of three 10’x10’ dumpsters 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