25 10 20 MPB Realty Planning Review 4

West Orange Zoning Board October 20, 2025 Re: MPB Realty (Popeyes & IHOP) Our File No. WRZ0153.V01 Planning Review #4 Page 3 S:\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty, LLC\25-10-16 MPB Realty - Planning Review 4.docx i. §25-12.3.a.2 Loading – At least one off-street loading space is required, where no designated loading space is provided. j. §25-14.3 Lighting – A minimum of 2.0 footcandles is required to be maintained in parking areas, where lighting levels will be as low as 0.6 footcandles in portions of the parking lot. 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. 3. Planning Comments a. The applicant should provide testimony discussing the updated acoustical study and information as requested by the Board, and how the HVAC units on the roof of the building will impact adjacent residences in terms of noise. b. The applicant should address the sustainability checklist provided, and any measures being taken to improve the sustainability profile of the project. We note that the applicant has indicated that no energy star certified appliances will be utilized. Does this refer only to the building construction and major HVAC systems selected, or would this also apply to the specific appliances that will be used by the Popeye’s and IHOP? The applicant should clarify. c. All of our previous comments regarding the requirements for the d-3 conditional use variances and all other required bulk variance and design standard relief remain outstanding. d. We defer any comment on grading, drainage, utilities, and stormwater management to the Board Engineer. e. The applicant should address the status of any necessary outside agency approvals.