12 22 Woodland Ave ZB 25 2 Planning Review April 1 2025

1 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 April 1, 2025 Ms. Diana Chandler-Zimmerman Board Secretary Township of West Orange Zoning Board of Adjustment 66 Main Street West Orange, NJ 07052 Re: Planning Review Letter 12-22 Woodland Avenue Block #152.02, Lot 176, 179 &186 Preliminary and Final Site Plan with C and D Variances ZB-25-2 Dear Ms. Chandler-Zimmerman, This office has reviewed the application submitted by Montclair Stables, LLC (“Applicant”). The Applicant filed an application with the West Orange Board of Adjustment for the development and expansion of a private horse riding and training facility. In preparation of this memorandum, the following documents were reviewed: 1. Cover Letter from Joseph Wenzel, dated February 6, 2025. 2. Township of West Orange Application Form for the Planning Board or Board of Adjustment, January 15, 2025. 3. Proposal and Reasons for Relief, prepared by Friend & Wenzel, LLC, undated. 4. Site Plan/Subdivision Checklist. 5. Sustainability Checklist. 6. Application for Tree Removal and Replacement Permit, dated January 15, 2025. 7. Verification of Taxes & Sewer Charges Paid, dated January 6, 2025. 8. 200’ List, dated December 17, 2024. 9. Corporate Filing for Montclair Stables, LLC, dated August 7, 2023. 10. W-9, Montclair Stables, LLC, dated January 6, 2025. 11. Boundary Survey, prepared by French & Parrello Associates, dated August 2, 2023. 12. Site Plan, prepared by Cunningham Engineering & Design, LLC, dated January

2 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 10, 2025. 13. Planning Report, prepared by Stonefield Engineering, dated February 5, 2025. 14. Drainage Report, prepared by Cunningham Engineering & Design, LLC, dated January 10, 2025. 15. Drainage Areas Plans, prepared by Cunningham Engineering & Design, LLC, dated January 10, 2025. 16. Landscape Plans, prepared by Bosenberg Landscape Architecture, dated December 27, 2024. 17. Proposed Cut & Fill Calculations, prepared by Cunningham Engineering & Design, LLC, dated January 10, 2025. 18. Montclair Stables Operating Narrative. Property Information The property that is the subject of this Application is commonly known as 12-22 Woodland Avenue and identified as Block #152.02, Lots 176, 179, and 186 in the municipal tax records for the Township of West Orange. The site is the location of the former Essex Equestrian Center. It consists of two stable buildings, and outdoor riding arena, and a small un-striped parking lot. The property is 150,302 square feet (3.46 acres) in area. In addition, the property includes a single-family residential home on lot 176, which is proposed for demotion as part of the expansion. The site is accessed via Woodland Ave, off Prospect Avenue. The site is bound by residential homes to the north, west and south, and a three-story office building with associated parking located at 155 Prospect Avenue to the east.

3 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 1: 2023 Aerial Image of the site at 12-22 Woodland Avenue is outlined in yellow. Source: NJ-GeoWeb Site Photos (taken March 26, 2025) Figure 2: View of one of the site’s buildings

4 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 3: View of the main building Figure 4: view of the edge of the existing parking lot, and outdoor riding arena

5 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 5: View of area of proposed expansion of outdoor riding arena and new parking lot Figure 6: House to be removed as part of the expansion

6 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Figure 7: Existing parking lot area and side of the indoor riding arena Figure 8: Rear of the office building to the east

7 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Project Overview The Applicant, Montclair Stables, LLC, proposes to reactivate the former Essex Equestrian Center into a “private horse riding and training facility”, which as described by the applicant, “The stable is a private training facility specializing in Hunter/Jumper training. The clientele in training are people intending to compete in show jumping at the highest level of the sport. The facility will be used by those involved in the training operation, which consists of the trainers, barn staff, and riders. The facility consists of three main areas: The stable (barn area), the indoor riding arena, and the offices/viewing rooms connected to the indoor riding arena. There is also an outdoor riding arena.” The previous Essex Equestion Center appeared to offer riding lessons, and this does not appear to the be case for this new proposed utilization. The applicant should provide testimony to the Board as to whether riding lessons will be offered. The buildings are proposed to remain as is, with an expanded outdoor riding arena, 3 grass paddocks, and a new striped parking lot consisting of 11 parking spaces, with 2 ADA compliant parking spaces. The house at 28 Woodland Ave (Lot 176) in the R-5 zone will be removed as part of the expansion. Completeness Our office has reviewed the checklist of required items Major Site Plans Applications. Waivers are requested for the following items: #30. Topographic features of the subject property. #46. Solid Waste Management Plan #47. Site identification signs, traffic control signs, and directional signs Zoning (§25-7.1) The site is primarily located within the R-1 Single Family Residential District, which is generally described as permitting one-family dwellings on 80,000 square foot lots.

8 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Permitted uses within the R-1 zone are as follows: • One family, detached dwelling • Water reservoir, well tower, filter bed • Federal, state, county or township building • Golf course and golf club house • Farm, nursery, greenhouse and similar uses • Hospital Permitted Accessory Uses include: • Required accessory parking • Private garage • Horticultural or agricultural building • Customary accessory building or structure • Private swimming pool • Home occupation • Home professional office • Signs • Fences and dividing walls • Farm produce stand for produce grown on premises • Private storage shed • Greenhouses Permitted Conditional Uses include: • Commercial recreation • Public school • Private school • Library • Museum • Park or playground • Public utility building or structure • Telephone exchange • Private club, other than a gold club • House of worship

9 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 The following are the bulk standards for the R-1 zone: • Maximum Height: 2.5 stories and not to exceed 35 feet • Minimum Lot Area: 80,000 square feet • Minimum Lot Width: 150 feet • Minimum Front Yard: 40 feet • Minimum Side Front Yard - Corner Lot: 40 feet • Minimum Side Yards: 25 feet/25 feet • Minimum Rear Yard: 50 feet • Maximum Building Coverage: 20% • Maximum Lot Coverage: 30% Part of the property is also located within the R-5 Residential District, which is generally described as permitting one-family dwellings on 10,000 square foot lots. Permitted uses within the R-5 zone are as follows: • One family, detached dwelling • Water reservoir, well tower, filter bed • Federal, state, county or township building • Golf course and golf club house • Farm, nursery, greenhouse and similar uses • Hospital Permitted Accessory Uses include: • Required accessory parking • Private garage • Horticultural or agricultural building • Customary accessory building or structure • Private swimming pool • Home occupation • Home professional office • Signs • Fences and dividing walls • Private storage shed • Greenhouses

10 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Permitted Conditional Uses include: • Public school • Private school • Library • Museum • Park or playground • Public utility building or structure • Telephone exchange • Private club, other than a gold club • House of worship • Banquet and Conference Centers • Hotels and Restaurants on 10 or more acres • Townhouse/low-rise residential cluster development • Additional off-street parking The following are the bulk standards for the B-5 zone: • Maximum Height: 2.5 stories and not to exceed 35 feet • Minimum Lot Area: 10,000 square feet • Minimum Lot Width: 75 feet • Minimum Front Yard: 30 feet • Minimum Side Front Yard - Corner Lot: 25 feet • Minimum Side Yards: 10 feet/8 feet • Minimum Rear Yard: 30 feet • Maximum Building Coverage: 35% • Maximum Lot Coverage: 45% The applicant needs variance relief for §25-9.2 Housing of animals: §25-9.2 Housing of animals In any residential district on a lot of two acres or more, a building or enclosure for the housing of animals may be constructed or maintained only as an accessory to the main building on the same lot. No building or enclosure shall be used for the housing of more than three domestic or farm animals and such building or