25 10 16 Memorandum Engineering rcd 10 17 2025

Consulting & Municipal ENGINEERS "ASSOCIATES Chairman and Members of the West Orange Township Zoning Board October 16, 2025 Re: MPB Realty, LLC (ZB-22-13) Our File No. VWRZ0153.01 (60002) Preliminary & Final Major Site Plan and Conditional Use Permit Page 3 with ‘C’ & ‘D’ Variances and Tree Removal Permit - Review #4 e A signed copy of the Applicant's Verification and Owner's Authorization page of the Application Form dated July 1, 2024. e¢ Acopy of a December 11, 2024 statement from the Office of the Tax Collector which states that the taxes on lot 38, block 153 are paid until April 30, 2025. In addition, it further states that the sewer charges have been paid for 2024. e An undated Required Regulatory Approvals List prepared by Dynamic Engineering Consultants, PC. e Acopy of a September 8, 2025 letter from Matthew J. Bersch, PE and Danny Gonclaves, PE to the West Orange Zoning Board of Adjustment which addresses the comments in the March 17, 2025 memorandum from Christopher N, Dochney, PP, AICP and the March 11, 2025 review memorandum from our office. We have reviewed the information submitted in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is a rectangular tract which fronts on the southerly side of Eagle Rock Avenue. It is bounded by the vacated right-of-way of Fundus Road to the east, Eagle Rock Avenue to the north and Rosney Terrace to the west. It has an area of 45,713 sf or approximately 1.05 acres and is located in the B-2 Zoning District. The property is currently occupied by a vacant 1-story building which was previously used as a restaurant and a parking lot for 52 vehicles. The Applicant is seeking Preliminary & Final Site Plan approval and Conditional Use Permit with ‘C’ and ‘D’ variances and a Tree Removal Permit to reconstruct the existing building to house 2 restaurants, an IHOP restaurant and a Popeye's restaurant with a drive-thru window. In addition, a 300 sf addition is proposed at the southwest corner of the building. On-site parking is proposed for 48 vehicles including 2 handicap accessible parking spaces and 1 electric vehicle charging space. In addition, access is proposed to the site via 2 driveways from Eagle Rock Avenue. The easterly driveway will permit full movements while the westerly driveway will be full movement in and right out only. The stormwater

is proposed to the site via 2 driveways from Eagle Rock Avenue. The easterly driveway will permit full movements while the westerly driveway will be full movement in and right out only. The stormwater runoff from the site will be collected and discharged to an existing inlet in Rosney Terrace. B. DESIGN COMMENTS 1. Based on our review, we find that the following items from the Township’s Site Plan/Subdivision Checklist must be addressed: a) Item #52 - Plans and legal documents for compliance with West Orange COAH Ordinances. 2. The Applicant should address the Board regarding the proposed frequency and hours for deliveries to each restaurant. 3. The Applicant should address the Board regarding the proposed frequency and hours for trash pickup at the site. S:\West OrangelZoning Board\VWRZ0153 01 - MPB Really, LUC\2 8 MPB Realty - Review No. 4 docx