Steep Slopes Report 82625

INTRODUCTION This report is submitted in support of an application to the Board of Adjustment of The Township of West Orange for site plan and variance approval. The Applicant, Montclair Stables LLC, has purchased the existing equine facility on Woodland Avenue and proposes to make improvements to the site. The primary improvements are the re-orientation and reconstruction of the existing outdoor sand riding arena and the re-location of the paved parking lot and driveways. The Applicant also proposes to make improvements to Nicholas Avenue; a paper street located at the rear of the property. This facility has used part of Nicholas Avenue as a driveway for decades. The proposed improvements include extending the driveway to connect to the paved portion of Nicholas Avenue near its intersection with Cannon Street. The driveway would function as a one-way driveway which would exit near the Cannon Street intersection and there would be new security gates at both ends. There are presently two buildings on the site, a barn and an indoor riding arena which are connected by a one-story concourse. There are no changes proposed to the configuration of these buildings. The Existing Conditions Plan in the application set, depicts a dwelling and related improvements which existed on Lot 176 until recently. The dwelling was removed under a demolition permit issued by the West Orange Construction Code Office. The trees that are scheduled for removal are indicated on Sheet SE-2 of the application set, on the Landscape Architect’s drawings, and on the Proposed Conditions Steep Slopes Plan. Steep slopes on the site, immediately adjacent to the site, and in the portion of Nicholas Avenue in which development is proposed are indicated by color shading on the Existing Steep Slopes Plan. As per West Orange’s Steep Slope and Natural Features Ordinance, sloping areas within the 4 categories steeper than 9.99% slope and having a horizontal run of 10 feet or more are mapped by color shading. Within the project area and on adjacent lots, the following steep slope quantities were identified: 10% to 14.99% slopes: 4,631 square feet These slopes are indicated by green shading. 15% to 19.99% slopes: 1,626 square feet These slopes are indicated by pink shading 20& to 24.99% slopes: 1,614 square feet These slopes are indicated by blue shading 15% and greater slopes: 6,960 square feet These

slopes: 1,626 square feet These slopes are indicated by pink shading 20& to 24.99% slopes: 1,614 square feet These slopes are indicated by blue shading 15% and greater slopes: 6,960 square feet These slopes are indicated by orange shading. The soil type mapped by the NRCS at this location is BouB: Urban Land Boonton Substratum Complex. This soil type is not considered to be highly erodible. The water table is expected to be below 80 inches. The water infiltration capacity of the most restrictive layer is expected to be 0.06 to 0.20 inches per hour. The available water supply capacity of the profile from 0” to 60” is expected to be about 4.4 inches. No large surface boulders or rock outcrops were observed within the study area. The steeper slopes (15% and above) occur over rather short horizontal runs with the longest run of slopes 25% and greater being 18 feet. All of the slopes that are 15% and greater seem to be associated with prior development and construction activities such as the construction of the existing riding arena, the grading of the paddock at the east end of the site, the construction of the office building parking lot on Lot 132 to the east, and the storm drain construction in Nicholas Avenue. Page 1