25 12 12 MPB Realty Planning Review 5

One Market Street, Suite 1F Camden, NJ 08102 732.410.2651 www.cmeusa1.com December 12, 2025 West Orange Township – Zoning Board 66 Main Street West Orange, NJ 07052 Re: MPB Realty LLC – Planning Review #5 470 Eagle Rock Avenue Block 153, Lot 38 Zone: B-2 Our File No. WRZ0153.V01 Dear Chairman and Board Members: This is our fifth review of this application. For prior comments and zoning information please see our previous planning review letters dated October 29th, 2024, March 17, 2025, September 12th, 2025, and October 20, 2025. The applicant has provided revised materials in response to previous professional review comments. The revised plans and materials provided below indicate the following changes from the previous submission reviewed by our office: • The location of the drive-thru lane has shifted by three feet closer to the building, and the landscape buffer between the drive-thru and the adjacent residences has increased by 3 feet, with additional buffer plantings proposed. • The locations of the light fixtures in the rear of the site have shifted along with the landscape buffer and drive-thru lane. • The traffic impact study has been updated to review conditions and anticipated impacts on the intersection of Prospect Avenue and Woodhull Avenues with Eagle Rock Avenue. 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 fast-food and drive-thru restaurant and an 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 bulk variance relief.