26 02 11 Engineering Memorandum rcd 2 11 2026

Consulting & Municipal ENGINEERS ASSOCIATES A Subsidiary of Artheon, Inc. Chairman and Members of the West Orange Township Zoning Board February 11, 2026 Re: Montclair Stables, LLC (ZB-25-02) Our File No. 115.WRZ0152.V06 Preliminary & Final Site Plan with ‘C’ Page 4 and 'D’ Variances, Soil Removal Permit and Tree Removal Permit —- Eng. Review #3 179 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 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 ting, 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. In addition, access will be provided to the existing 1-story building and indoor riding ring via a proposed gravel driveway from Nicholas Avenue. The stormwater runoff from the new parking lot will be collected and piped to an existing storm manhole in Woodland Avenue. B. DESIGN COMMENTS 1. Based on our review of the submitted documents, we request that the following additional information be submitted as stipulated on the Site Plan/Subdivision Checklist: a) Item #20 — Copy and/or delineation of any existing or proposed deed restrictions or covenants. b) Item #23 — List of required regulatory approvals or permits. c) Item #24 — List of variances required or requested. d) Item #25 — List of design waivers required or requested. e) Item #46 — Soil Waste Management Plan. f) Item #52 — Plans and legal documents for compliance with West Orange COAH Ordinance. 4. The Applicant has requested the following submission waivers: a) Item #31 — Contours to extend at least 200’ beyond subject property. 5. It remains for the Boundary & Topographic Survey drawings to be signed and sealed by the licensed land surveyor preparing same. 6.

#31 — Contours to extend at least 200’ beyond subject property. 5. It remains for the Boundary & Topographic Survey drawings to be signed and sealed by the licensed land surveyor preparing same. 6. The Applicant should address the Board regarding the proposed hours of operation at the site. 7. The Applicant should provide testimony to the Board to demonstrate that the proposed parking at the site will be adequate for its proposed use. 8. The Boundary & Topographic Survey drawings show an exclusive easement in the rear of Lots 176 and 179. The Applicant should address the Board regarding the purpose of H:tLegacy\Howell-F$1\SEC\West Orange\Zoning Board\1 15. WRZ015: 16 - Montclair Stables, LLC\26.02-11 Eng. Review #3 docx