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Roxbury Planning Board approves UE Ledgewood LLC Popeye’s site plan with sign and lighting variances
Summary
The board memorialized its Dec. 10, 2025 decision approving UE Ledgewood LLC’s final major site plan for a Popeye’s on Block 6304, Lot 2, granting variances for a 3.3-foot sign setback and a lighting waiver (up to 2.78 footcandles) and setting multiple post-approval conditions and deadlines.
The Township of Roxbury Planning Board memorialized on Jan. 7, 2026 its Dec. 10, 2025 decision approving the final major site plan and C variance for UE Ledgewood LLC to construct a Popeye’s restaurant on Block 6304, Lot 2. The board found the property to be 5.16 acres in the B-3 Planned Shopping Center District and confirmed that the applicant had complied with procedural requirements and the hearing record.
Key approvals and variances: the board granted a variance for a freestanding columnar sign installed at a 3.3-foot setback from the Route 10 right-of-way where a 25-foot setback was required, subject to landscaping and grading to mitigate the variance’s effects. A design waiver was granted to allow concrete curbing in place of the required granite curbing where removal is impractical. The board also provisionally granted a lighting design waiver pending a post-approval lighting study: the approved plan’s modeled maximum at the property line had been 0.5 footcandles, but the as-built fixture model showed up to 5.1 footcandles and an average of 2.78 footcandles; a post-approval lighting study and verification by the Board Engineer are required.
Conditions and deadlines: the resolution lists multiple items that must be completed prior to issuance of a Permanent Certificate of Occupancy, including site cleanup and overseeding of grass areas, installation of landscaping and flowering perennials at the base of the freestanding sign, re-paving of the former Red Lobster parking lot and an access aisle between the subject property and Wendy’s, replacement of two newly installed trees with damaged bark prior to May 15, 2026, and submission of a post-approval lighting study (the resolution requests submission for approval by the Board Engineer). The resolution also reiterates numerous preliminary resolution conditions such as maintenance reporting for the existing stormwater basin, payment of mandatory development fees and pro-rata contributions, and compliance with sign and EV charger rules.
The approval was memorialized in resolution form, effective for purposes of Temporary Certificate of Occupancy as of the Dec. 10, 2025 decision date. The board’s memorialization includes plans, professional reports and responses in the hearing record and requires revised plans and verifications to be submitted within specified timeframes to avoid referral back to the board.
