25 09 15 Memorandum

—_—_ Consulting & Municipal eee ENGINEERS Chairman and Members of the West Orange Township Zoning Board September 15, 2025 Re: Montclair Stables, LLC (ZB-25-02) Our File No. 115.WRZ0152.V06 Preliminary & Final Site Plan with ‘C’ Page 3 and 'D’ Variances, Soil Removal Permit and Tree Removal Permit - Review #2 e Avcompleted application for Tree Removal and Replacement Permit dated January 17, 2025. e An undated Proposal prepared by Friend & Wenzel, LLC of Clifton, New Jersey which describes the proposed application, details the variances that are requested by the Applicant and sets forth the reasons why the requested variances should be granted. e Acompleted Site Plan/Subdivision Checklist. « Acompleted Sustainability Checklist Form. e Acopy of a Certificate of Formation for Montclair Stables LLC issued by the New Jersey Department of the Treasury effective July 21, 2023 and a Certificate of Amendment issued by the New Jersey Department of the Treasury on August 7, 2023. ¢ Acopy of a List of Property Owners within 200 feet of Block 152.02, Lots 176, 179 and 186 prepared by the Office of the Assessor dated December 17, 2024. ¢ Copies of the following Zoning Board of Adjustment Resolutions of Approval for the property in question: o Zoning Board Case No. ZB-99-25 which was memorialized on May 18, 2000. o Zoning Board Case No. ZB-04-34 which was memorialized on November 18, 2004. We have reviewed the information submitted in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is an irregularly shaped tract which fronts on the southerly side of Woodland Avenue and the northerly side of Nicholas Avenue approximately 200 ft east of the intersection with Terrace Avenue. The property has an area of 150,302 sf or approximately 3.45 acres. The property consists of three (3) lots, Lots 176, 179 & 186, Block 152.02. Lots 176 & 179 are located in the R-5 Residential Zone while Lot 186 is located in the R-1 Residential Zone The property is currently occupied by a horse riding and training facility. The existing improvements at the site include a 1-story building, an indoor riding ring, a 2-story frame dwelling, an outdoor sand riding ring, an asphalt parking lot, a gravel drive and a gazebo. The Applicant now is seeking Preliminary & Final Major Site Plan approval with ‘C’ and ‘D’ Variances, Soil

dwelling, an outdoor sand riding ring, an asphalt parking lot, a gravel drive and a gazebo. The Applicant now is seeking Preliminary & Final Major Site Plan approval with ‘C’ and ‘D’ Variances, Soil Removal Permit and Tree Removal Permit to remove the 2-story frame dwelling, outdoor sand riding ring, asphalt parking lot and gazebo and construct a new 145’ x 235’ riding ring, an asphalt parking lot containing eleven (11) parking spaces including 2 handicap accessible parking spaces and new grass paddocks. Access to the new parking lot will be provided via a one-way in and one-way out driveway from Woodland Avenue. !n addition, access will be provided to the existing 1-story building and indoor riding ring via a proposed DGA driveway within the Nicholas Avenue right-of-way. The stormwater runoff from the new parking lot will be collected and piped to an existing storm manhole in Woodland Avenue. S:\West OrangelZoning Boardtt 15 WRZ0152 VO8 - Montelair Stables, LLC\25-09-15 Review #2 doox