25 10 20 MPB Realty Planning Review 4

One Market Street, Suite 1F Camden, NJ 08102 732.410.2651 www.cmeusa1.com October 20, 2025 West Orange Township – Zoning Board 66 Main Street West Orange, NJ 07052 Re: MPB Realty LLC – Planning Review #4 470 Eagle Rock Avenue Block 153, Lot 38 Zone: B-2 Our File No. WRZ0153.V01 Dear Chairman and Board Members: This is our fourth review of this application. For prior comments and zoning information please see our previous planning review letters dated October 29th, 2024, March 17, 2025, and September 12th, 2025. The applicant has provided revised materials in response to comments received form the Board at the September 18th, 2025 Zoning Board Hearing. The revised plans and materials provided below indicate the following changes from the previous submission reviewed by our office: • The architectural plans have been revised to indicate the locations and types of HVAC systems on the roof of the building. • A sustainability checklist form has been completed to indicate the degree of which the proposed building uses sustainable design and building practices. • Additional sound level samples from the surrounding residencies were collected on September 29th, 2025 to measure the sound levels from the HVAC units and exhaust fans. The supplemental memo indicates that the applicant believes that sound levels will not exceed any state limits. 1. Project Summary The property is located on the corner of Eagle Rock Avenue and Rosney Terrace. The applicant is proposing to develop the property with a combination Popeye’s fastfood and drive-thru restaurant and a IHOP restaurant, primarily within the existing building on site that was previously used as a Chinese restaurant. D-3 conditional use variances are required to permit the fast food restaurant on the property as proposed, along with other variance relief.