2026 05 26 Planning Report and Justification of Variances_470 Eagle Rock AvenueWO_Rev6

PROPOSED MIXED COMMERCIAL DEVELOPMENT DR Project no.: 12210-001 470 EAGLE ROCK AVE (TAX BLOCK 153, LOT 38) Rev. April 03, 2026 TOWNSHIP OF WEST ORANGE, NEW JERSEY An application has been filed for the above noted property with the West Orange Zoning Board of Adjustment for the approval of a Preliminary and Final Major Site Plan with a d(3) conditional use variance for a fast food restaurant and approval of bulk “c” variances for minimum lot area for drive-up window, maximum impervious coverage, location of parking in front yard, maximum number of façade signs, maximum façade sign area, and tree canopy preservation. The subject property is located in the B-2 General Business (“B-2”) District. Revised version 5.0 of this report considers completed testimony and project changes based on the following documents: • Revised civil plans by Dynamic Engineering dated 11.25.2025 • Demolition and Tree Removal Plan Exhibit by Dynamic Engineering dated 03.06.2026, revised 04.01.2026 • Landscape Plan Exhibit by Dynamic Engineering dated 03.06.2026, revised 04.01.2026 • Revised Traffic Impact Study by Dynamic Engineering dated 12.04.2025 • Board Planner’s Report version 5.0 dated 12.12.2025 New and/or revised text is orange, bolded and italicized I. PROPERTY DESCRIPTION The subject property is a corner lot identified as Tax Lot 38 on Block 153 fronting Eagle Rock Avenue to the north and Rosney Terrace to the west. The subject property has a total lot area of 45,713 square feet (1.05 acres), approximately 248 feet of frontage along Eagle Rock Avenue, and approximately 182 feet of frontage along Rosney Terrace. The property is currently improved with a vacant 1-story frame building that was previously a commercial use (formerly known as China Gourmet). II. PROJECT DESCRIPTION The purpose of this application is to adaptively reuse the existing building and develop the subject property with a new 1-story commercial building with 2 individual (but attached) restaurants with separate entrances. The subject property will be developed to accommodate one dine-in restaurant and a fast-food restaurant with a drive-up window. The proposed project will also include 48 surface parking spaces along all sides of the subject property

eloped to accommodate one dine-in restaurant and a fast-food restaurant with a drive-up window. The proposed project will also include 48 surface parking spaces along all sides of the subject property that include 1 EV parking space, signage for both restaurants, as well as landscaping along Eagle Rock Avenue, Rosney Terrace, and at the rear of the property. III. CONDITIONAL USE Per §25-24.2.b.2(i), the B-2 District permits fast food restaurants as a conditional use subject to the following; Page 2 of 12