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 6 and ‘D' Variances, Soil Removal Permit and Tree Removal Permit - Review #2 3. As stipulated in Section 25-29.10(b)(1) of the Ordinance, the design engineer shall prepare a maintenance plan for the stormwater management measures incorporated into the design of a major development. It further stipulates in Section 25-29.10(b)(4) of the Ordinance that the maintenance plan and any future revisions shall be recorded upon the deed of record for each property on which the maintenance described in the maintenance plan must be undertaken. Prior to recording, the form of the deed must be approved by the Board Attorney and our office. D. LIGHTING COMMENTS 1. The Applicant has submitted manufacturer's catalog cut sheets and ordering information for the light fixtures and poles. We note that this information must be included in the plans. E. LANDSCAPING COMMENTS 1. The Ordinance requires that a 50-ft landscape buffer be provided between a nonresidential zone use and a residential zone use whereas none is proposed by the Applicant. Per §28-8.C2, replacement trees provided should be NJ native species. It remains for the plans to be revised accordingly. Per §25-24.2b1(c)(4), a substantial buffer should be provided around parking areas. Currently, a single row of PIE JAP (Andromeda) is proposed. Testimony should be provided on the adequacy of the proposed plantings. In addition, the plans should be revised to provide an alternative species for proposed PIE JAP (Andromeda) as this species does not tolerate full sun conditions. It remains for the plans to be revised to shift the shrub landscape beds at least three (3) feet from the edge of curbs to reduce damage from vehicles, snow clearing operations and road salt spray. It appears there is an empty parking lot island located at the northwest end of the proposed parking lot. Our office recommends one (1) shade tree within the island to enhance site aesthetics. It appears that nine (9) Keteleeri Chinese Juniper are proposed within the existing paver walkway located near the northeast corner of the property. Clarify that pavers are to be removed to install the proposed landscape

(9) Keteleeri Chinese Juniper are proposed within the existing paver walkway located near the northeast corner of the property. Clarify that pavers are to be removed to install the proposed landscape bed. It remains for the plans to be revised to indicate the disposition of all open areas, such as lawn, stone, mulch, etc., to prevent confusion during construction. It remains for the plans to be revised to depict mulch bed lines on the plans, to prevent confusion during construction. S:\West Orange\Zoning Board\115.WRZ0152 VO6 - Montclair Stables, LLC\25-09-15 Review #2 docx