Montclair Stables Listing of Variances for Application

FRIEND & WENZEL, LLC Attorneys at Law 975 Clifton Avenue Clifton New Jersey 07013 973-779-4290 (ph.) 973-779-8424 (fax) joe@friendwenzel.com MONTCLAIR STABLES LLC Proposal Montclair Stables, LLC (“Applicant”) owns the property identified as Block 152.02, Lots 176, 178 & 186 (a/k/a 12-22 Woodland Avenue). The site has been used for many years as a private horse training facility with stables, riding arenas and associated structures. The property sits astride Woodland Avenue and Nicholas Avenue. However, it should be noted that Nicholas Avenue terminates just prior to the property in question and becomes in effect a driveway used to access the “rear” of the site. In practice, Nicholas Avenue is a paper street at that location. Upon Applicant’s acquisition of the property, it intended to maintain the current use (private horse riding and training facility). However, some updates to the property have been determined to be necessary. First, the outside riding arena is not large enough and not prepared properly. As part of this application, the outside riding arena (situated towards the westerly side of the property) will be refurbished with new sand and fencing for safer riding/training conditions. The outside riding arena will essentially double in size. As the outside riding arena has no impervious coverage, the arena’s size is no different than a large, enclosed lawn or yard. Other than fencing around the arena, there are no permanent structures being moved, renovated, or constructed. As a direct result of the increase in the riding arena size and configuration, a new parking area is needed. This will be situated along Woodland Avenue on the northerly side. There will be 11 parking stalls (2 ADA compliant). There are several bulk variances currently existing on the site. These are all unaffected by the current application and will continue with two exceptions. An abandoned residence and gazebo were recently demolished. This served to decrease the deviations from the R-1 bulk variances for lot and building coverages. There are also three new bulk variances for the placement of a solid fence at the northeast corner of the property, number of parking spaces, and number of loading spaces. There is no ordinance which identifies the required number of spaces for this type of use. However, a fair approximation can be achieved once it is understood that the site will

ber of loading spaces. There is no ordinance which identifies the required number of spaces for this type of use. However, a fair approximation can be achieved once it is understood that the site will not be accessible to the public. This is a private training facility. It is anticipated that the persons on site other than 1- 2 employees of the stables will be limited to the owner/rider and a trainer for each horse in the arena or in the adjacent paddocks. With allowance for only 3-4 horses, the 11 spaces are more than sufficient. Vehicles pulling horse trailers will access the site from Nicholas Avenue and will park in the areas proximate to the existing stable buildings. There is not a need to consider their effect for loading spaces.