2025 02 05_Planning Report

STONEFIELD stonefieldeng.com 92 Park Avenue, Rutherford, NJ 07070 201.340.4468 t. 201.340.4472 f. February 5, 2025 Township of West Orange West Orange Zoning Board of Adjustment 66 Main Street, West Orange, NJ 07052 RE: Planning Report Applicant: Montclair Stables, LLC Block 152.02, Lots 176, 179, & 186 12-22 Woodland Avenue West Orange, Essex County, NJ Greetings: Stonefield Engineering & Design, LLC (“Stonefield”) has prepared this Planning Report to provide details of the proposed use and justification for variance relief pursuant to N.J.S.A. 40:55D-70. Project Description Montclair Stables, LLC (hereinafter “The Applicant”) proposes to renovate the Essex Equestrian Center on Block 152.02, Lots 176, 179, & 186, also known as 12-22 Woodland Avenue in West Orange, New Jersey. The subject property is approximately 3.45 AC (150,302 SF) and is located within the R-1 zone. The property is generally rectangular in shape and bounded by an office building to the east, and single-family residences to the north, south and west. Based on historic aerial imagery, the site has existed as a riding stable since the early 1900s. Under existing conditions, the site is occupied by a private horse training facility with stables, riding arenas and associated structures. The site is currently accessed via a 14 FT curb cut acting as a full movement driveway along Woodland Avenue on the northern property line. On the southern property line, the property is accessed by Nicholas Avenue which serves as a paper street to access the rear of the property. An additional driveway that connects Woodland Avenue to Nicholas Avenue is located along the eastern property line. The surrounding area consists primarily of single-family homes. Other notable developments nearby include the Woodland Plaza office building and Eagle Rock Reservation to the east, and Redwood Elementary School to the west. The project proposes to enhance and expand the outdoor riding arena by increasing its size and upgrading safety features with new sand and perimeter fencing. The existing single-family home on Lot 176 has been razed and will be replaced with the expanded outdoor riding arena and reconfigured parking lot with 11 stalls to accommodate the expanded riding space. Three grass paddock areas separated by a 5 FT PVC fence are planned for the western portion of the site, adjacent to the riding arena. Private

with 11 stalls to accommodate the expanded riding space. Three grass paddock areas separated by a 5 FT PVC fence are planned for the western portion of the site, adjacent to the riding arena. Private horse training facilities are not a permitted use in the R-1 District, therefore a “d(2)” variance to permit the expansion of a nonconforming use is required for the proposed expansion of the equestrian center. The applicant also seeks various “C” variance relief for fence height, maximum number of parking and loading spaces, and building and lot coverage associated with the proposed development. d(2) Expansion of Nonconforming Use Variance Relief Justification Pursuant to N.J.S.A. 40:55D-70d, the board has the power to grant d(2) variances to permit expansions for lawfully created pre- existing nonconforming uses pursuant to N.J.S.A. 40:55D-70d(2), “in particular cases and for special reasons.” The legal basis for relief is established under the Burbridge v. Mine Hill Board of Adjustment (1990) case. The promotion of the general welfare