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 7 S:\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty, LLC\25-09-12 MPB Realty - Planning Review 3.docx k. §25-15.3.C.2.b Signage – One façade sign per business is permitted, where 8 façade signs are proposed, 4 for each business. l. §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. m. §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. 6. Planning Comments a. The applicant should discuss the proposed project, addressing the general scale and scope of improvements proposed for the site. The plans indicate that the existing building is to remain, but the parking areas are to be removed and replaced. What are the extents of renovations of existing improvements and what is proposed to be entirely new construction? b. We note that this is not the first application for a drive-thru facility on this property, and that previously an application on this site was dismissed by the Board without prejudice. The applicant should provide testimony addressing any similarities and differences between the previous application before the Board, and the application that is now before the Board.