25 04 03 CME Review 1

Consulting & Municipal nea ENGINEERS ASSOCIATES 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 6 and ‘D’ Variances, Soil Removal Permit and Tree Removal Permit - Review #1 2. Sheet SE-4 of the site plans should be revised to show invert elevations and slopes of the leader drains. In addition, cleanout should be provided at the ends of the leader drains with corresponding details. 3. The Applicant is proposing an 8” PVC leader drain under the existing building. The Applicant must provide testimony to the Board regarding the reasoning of this location of the roof leader 4. Sheet SE-4 notes that the area of new clearing and disturbance will be 36,686 sf whereas our office has calculated the area of disturbance to be 88,540 sf. This discrepancy must be resolved. 5. The proposed development will result in the disturbance of more than 1 acre. As a result, this project is classified as a Major Development and is subject to the stormwater management requirements set forth in §25-29.4 of the Ordinance. 6. The plans show that there will not be an increase of one-quarter acres or more of regulated motor vehicle surface coverage at the site. Therefore, the required water quality standards have been met by the Applicant. In addition, the project is delineated on the State Plan Policy Map as being located in the Metropolitan Planning Area (PA-1). Therefore, the project is exempt from complying with the groundwater recharge requirements of the Ordinance. 7. The Applicant must demonstrate that the proposed improvements meet the stormwater runoff quantity standards as set forth in §25-29.4q of the Ordinance. 8. The Applicant must demonstrate that the proposed stormwater piping, including the roof leaders are sized appropriately. 9. The last paragraph on page 2 of the Drainage Report references a lower level being constructed over a crawl space and set one foot above the flood hazard area design flood elevation. Our office questions if this paragraph is relevant to this project. 10. The Drainage Areas maps must be revised to show a point of discharge and time of concentration path for each drainage area. D. LIGHTING COMMENTS 1. Per § 25-14.1D, illumination at ground level shall not exceed 0.3 footcandle at any property line

a point of discharge and time of concentration path for each drainage area. D. LIGHTING COMMENTS 1. Per § 25-14.1D, illumination at ground level shall not exceed 0.3 footcandle at any property line abutting a residential zone. The plans should be revised to reduce footcandles near the northwest corner of the property. 2. Revise the plans to provide manufacturer's catalog cut sheets and ordering information for all light fixtures and poles, for further review. 3. Revise the ‘Pole Light Detail’, sheet 7 of 10, to indicate a concrete strength of 4,500 PSI. Currently, the plan indicates 3,500 PSI. ‘S.\West Orange\Zoning Board\t15 WRZ0152 VO6 - Montclair Stables, LLC\25-04-03 Review #1 docx iT