26 03 16 MPB Realty Planning Review 6

One Market Street, Suite 1F Camden, NJ 08102 732.410.2651 www.cmeusa1.com March 16, 2026 West Orange Township – Zoning Board 66 Main Street West Orange, NJ 07052 Re: MPB Realty LLC – Planning Review #6 470 Eagle Rock Avenue Block 153, Lot 38 Zone: B-2 Our File No. WRZ0153.V01 Dear Chairman and Board Members: This is our sixth 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, October 20, 2025, and December 12, 2025. The applicant has provided revised materials in response to comments from the Township Forester. The revised plans and materials provided by the applicant indicate the following changes from the previous submission reviewed by our office: • The tree removal report has been revised to reflect that 43 trees will be removed from the site. • The demolition plan has been revised to accurately depict the 43 trees that will be removed. • The landscaping plan has been revised to swap out several species of proposed trees and shrubs and replace them with native species. The overall number and location of plant materials proposed has not changed, only the species selection. • A revised planning report has been provided addressing variances and waivers being requested. 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