25 09 15 Memorandum

Consulting & Municipal ENGINEERS ‘ASSOCIATES: 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 5 and ‘D’ Variances, Soil Removal Permit and Tree Removal Permit - Review #2 11. Sheet SE-3 shows that the egress driveway intersects Woodland Avenue at an obtuse angle. The Applicant should address the Board regarding the feasibility of improving the alignment of the egress driveway at this location. 12. We note that the portion of Nicholas Avenue in front of the site is currently an unimproved paper street. A portion of Nicholas Avenue is currently improved for a distance of approximately 160 ft to the east from the intersection with Terrace Avenue. In addition, a driveway currently exists from the end of pavement to the site. The Applicant proposes to extend the existing driveway within the right-of-way to provide access from the site to the intersection with Cannon Street. The proposed driveway will be 12 ft wide and will provide for one-way traffic. In addition, the Applicant proposes to install gates at each end of the driveway. In our opinion, the proposal to gate a portion of the existing right-of-way of Nicholas Avenue requires approval from the Township Council. 13. The Applicant shall prepare a geotechnical analysis addressing the steep slopes as stipulated in §25-28.7b12. 14. The Applicant shall prepare a maintenance plan addressing the steep slopes as stipulated in §25-28.7b15. 15. For steep slopes between 20% and 24.99%, the Ordinance permits 20% disturbance whereas the Applicant proposes to disturb 51.36. In addition, for steep slopes 25% and greater the Ordinance does not permit any disturbance whereas the Applicant proposes to disturb 14.12%. The Applicant should address the Board setting forth the reasons why the proposed disturbance of steep areas should be permitted. 16. Sheet SE-11 includes a turning template for a tandem axle roll-off truck in the rear of the property. This sheet should be revised to demonstrate that adequate maneuvering room is available for the vehicles anticipated to use the parking lot in the front of the property, including emergency vehicles. 17. As a condition of any approval granted by the Board, it is our recommendation that the Applicant be required to

to use the parking lot in the front of the property, including emergency vehicles. 17. As a condition of any approval granted by the Board, it is our recommendation that the Applicant be required to consolidate the three (3) existing lots. Prior to recording, a copy of the proposed Deed of Consolidation must be submitted to the Board for review and approval by the Board Attorney and our office. In addition, the proposed lot number for the consolidated parcel must be approved in writing by the West Orange Tax Assessor. C, STORMWATER MANAGEMENT COMMENTS 1. 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. The Applicant has addressed the technical stormwater management comments set forth in our April 3, 2025 review memorandum. S:\West OrangelZoning Board\115,WRZ0152.VO6 - Montclair Stables, LLC\25-09-15 Review #2.docx