February 19, 2026, Regular Meeting

He also testified that the expansion proposed is minor, they are enlarging the arena and paddock areas and removing a 2-story house. The Site is particularly suited to the use; it has existed for many years and is accepted in the Master Plan. The expansion is a d(2) use variance and is governed by the Burbridge v, Mine Hill case. The Applicant needs to show that the expanded use can be accommodated and harmonized with the surrounding uses. He testified that the Stormwater improvements and landscaping help the application site fit within the community. He also testified to the d(1) use variance for the riding stables on Lot 176 in the R-5 zone. He testified that all three lots have always been in the same ownership and that removal of the residential house to make way for the expansion of the arena, paddock and improved parking was appropriate. Mr. Ricci also testified to the c variances and the fact that the lot coverage was an existing condition that is being improved and the improvements are a benefit to the neighborhood. NO BOARD QUESTIONS PROFESSIONALS QUESTIONS M. Elgart asked about confirming the location and type of screening with new vegetation on the application site. Mr. Ricci did as such. NO PUBLIC QUESTIONS NO PUBLIC COMMENT CONDITIONS: The Applicant shall comply with the comments in the Board’s Engineering Review Letters from Mr. Hess of CME except that the geotechnical report shall not be required. The Applicant shall comply with all other comments including but not limited to, (a). provide as built plans at the completion of construction, (b). provide site improvement cost estimates, (c). add details on the EV charging station, (d). provide an Operations and Maintenance Manual for Stormwater, (e). work with the Township Forester to finalize the species of trees and plantings in the Landscape Plan so that they comply with the Township’s goals and are also non-toxic to the horses, (f). provide details of the PVC privacy fence and integrated gate around the arena, (g). update construction plans to add a tracking pad for construction activity exiting to Nicholas Avenue, (h) provide a solid waste management plan in writing. The Applicant shall consolidate the lots prior to the issuance of a certificate of occupancy. The Applicant’s attorney shall draft a lot consolidation deed and provide it, along with a legal description, to the Board

all consolidate the lots prior to the issuance of a certificate of occupancy. The Applicant’s attorney shall draft a lot consolidation deed and provide it, along with a legal description, to the Board Engineer and Board Attorney for review and comment prior to execution and filing with the County Recorder of Deeds. A recorded copy shall be provided to the Board Secretary and the Tax Assessor for their records, The Applicant shall replenish all escrow fees in a timely fashion and pay all required fees including the required nonresidential development fee payment in compliance with the Township’s Affordable Housing Ordinance This approval does not include any improvements on the Nicholas Avenue public right of way owned by the Township of West Orange.