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 3 S:\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty, LLC\25-09-12 MPB Realty - Planning Review 3.docx plantings. New lighting is also proposed along the building facades, and around the parking lot and drive-thru lane. Signage for the businesses are proposed in a 50 s.f. 16-foot high freestanding sign along the Eagle Rock Ave frontage, and through several building mounted façade signs along the north, east, and western facades of the building. The site is surrounded by a mixture of commercial uses and residential uses. To the east along the Eagle Rock Avenue frontage are smaller scale commercial uses, including professional offices, an urgent care medical facility, a bank, and a sushi restaurant. North of the site across Eagle Rock Ave are larger commercial and institutional uses, including the Whole Foods shopping center which includes a Chipotle and Jersey Mikes fast food restaurant along the frontage. Also across the street is the Mayfair Farms banquet hall / event space. To the west and south of the site are primarily single-family residences. 3. Zoning Compliance The property is located within the B-2 Business district of the Township. Use Requirements A restaurant is a permitted principal use in the district. Fast Food restaurants are a conditionally permitted use in the B-2 district, subject to the following conditional use requirements: (1) A site plan, prepared by a New Jersey licensed architect or engineer, shall be submitted to the Planning or Zoning Board, as required by this chapter and state law, and the plan shall show all standards, established herein for fast food restaurant operation as a conditional use, have been satisfied. – Complies (2) No part of any building or structure used as a fast food restaurant nor any driveway entrance or exit to or from the same shall be located within 500 feet of any line of any lot upon which is located another fast food restaurant. – Does not comply. A Jersey Mike’s restaurant is approximately 150 feet away. (3) No part of any building or structure used as a fast food restaurant shall be located within 1,000 feet of any residential district boundary line. – Does not comply. A residential district is immediately west of the property, and approximately 50 feet south of the

rant shall be located within 1,000 feet of any residential district boundary line. – Does not comply. A residential district is immediately west of the property, and approximately 50 feet south of the property. (4) The minimum size for any lot upon which any fast food restaurant is located shall be 30,000 square feet, and the minimum street frontage of such lot shall be 200 feet. If a fast food restaurant is located on a corner lot, the minimum street frontage on each street shall be 200 feet. – Does not comply. The frontage along Rosney Terrace is 182.4 feet.