25 04 03 CME Review 1

— que Consulting & Municipal ASSOCIATES ENGINEERS Chairman and Members of the West Orange Township Zoning Board April 3, 2025 Re: Montclair Stables, LLC (ZB-25-02) Our File No. 115.WRZ0152.V06 Preliminary & Final Site Plan with ‘C’ Page 5 and ‘D’ Variances, Soil Removal Permit and Tree Removal Permit - Review #1 17. The plans should be revised to provide an ADA accessible route from the handicap parking spaces to an accessible entrance to the building. 18. Sheet SE-3 shows that the egress driveway intersects Woodland Avenue at an obtuse angle. The Applicant should address the Board regarding the feasibility of improving the alignment of the egress driveway at this location. 19. We note that the portion of Nicholas Avenue in front of the site is currently an unimproved paper street. A portion of Nicholas Avenue is currently improved for a distance of approximately 160 ft to the east from the intersection with Terrace Avenue. In addition, a driveway currently exists from the end of pavement to the site. The Applicant proposes to extend the existing driveway within the right-of-way to provide access from the site to the intersection with Cannon Street. The proposed driveway will be 12 ft wide and will provide for one-way traffic. In addition, the Applicant proposes to install gates at each end of the driveway. In our opinion, the proposal to gate a portion of the existing right-of-way of Nicholas Avenue requires approval from the Township Council. 20. It shows on the Proposed Cut & Fill Calculation drawings that slopes of 25% or more exist within the Nicholas Avenue right-of-way where the new driveway is proposed. Therefore, the Applicant must submit the steep slope information required by §25-28.7 of the Ordinance. 21. Sheet SE-4 should be revised to show the proposed grading of the riding ring. 22. Sheet SE-4 should be revised to show the proposed grading surrounding the proposed parking lot. 23. There is a discrepancy between sheet SE-4 and the “Precast Doghouse Manhole” detail on sheet SE-7 regarding the size of the existing storm pipe within Woodland Avenue. This discrepancy must be resolved. 24. The Applicant should submit a truck turning template to the Board to demonstrate that adequate maneuvering room is available for the vehicles anticipated to use the site including trash trucks, emergency vehicles and delivery vehicles. 25. As a

emplate to the Board to demonstrate that adequate maneuvering room is available for the vehicles anticipated to use the site including trash trucks, emergency vehicles and delivery vehicles. 25. As a condition of any approval granted by the Board, it is our recommendation that the Applicant be required to consolidate the three (3) existing lots. Prior to recording, a copy of the proposed Deed of Consolidation must be submitted to the Board for review and approval by the Board Attorney and our office. In addition, the proposed lot number for the consolidated parcel must be approved in writing by the West Orange Tax Assessor. Cc. STORMWATER MANAGEMENT COMMENTS 1. The Applicant is proposing a 15” RCP to convey stormwater from the proposed parking lot to a proposed doghouse manhole in Woodland Avenue. Sheet SE-4 should be revised to show the length and slope of this pipe and the proposed invert elevations in the doghouse manhole. ‘S:\West Orange\Zoning Board\1 15 WRZ0152 VO6 - Montclair Stables, LLC\25-04.03 Review #1. docx TT