26 03 16 MPB Realty Planning Review 6

West Orange Zoning Board March 16, 2026 Re: MPB Realty (Popeyes & IHOP) Our File No. WRZ0153.V01 Planning Review #6 Page 3 H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\VWRZ0153.01 - MPB Realty LLC\26-03-16 MPB Realty - Planning Review 6.docx g. §25-12.1.b Curbing in Parking Lot – Parking lots are required to be enclosed by a concrete curb and be a minimum of 5 feet away from any building walls, where the drive- thru curb will be directly adjacent to the building. h. §25-12.1.l Parking in Front Yard – Parking is not permitted in a front yard. 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. 64 total new trees are proposed on site, each with a minimum caliper of 2.5” per the landscape plans. n. §28-4.e(1) Tree Canopy – Each application for development shall preserve at least 50% of the tree canopy, where the majority of the existing trees on the site will be removed. o. §28-4.e(8) Tree Cover – A minimum of 50% of the area of a parking lot shall be covered in shade within 25 years, where less than half of the parking area will be shaded by the proposed trees around the parking lot. 3. Planning Comments a. The applicant should provide testimony discussing the proposed revisions to the plans and the changes that have been made in response to previous Board and professional review comments. b. The applicant’s materials should be revised to be consistent in terms of the number of proposed replacement trees. The landscaping plans and the tree removal report indicate 64 total replacement trees, while the planning report notes 53 replacement trees. c. All of our previous comments regarding the requirements for the d-3 conditional use variances and all

port indicate 64 total replacement trees, while the planning report notes 53 replacement trees. 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, and should be addressed through testimony and evidence by the applicant. d. We defer any comment on grading, drainage, utilities, and stormwater management to the Board Engineer.