26 02 11 Engineering Memorandum rcd 2 11 2026

Consulting & Municipal ENGINEERS 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 5 and ‘D’ Variances, Soil Removal Permit and Tree Removal Permit — Eng. Review #3 this easement and whether any of the proposed improvements will be in conflict with the easement. 9. The plans should be revised to include a detail of the proposed traffic markings (arrows). 10. 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. 11. 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 install a gate at the end of the improved section of Nicholas Avenue. In our opinion, the proposal to gate the existing right-of-way of Nicholas Avenue requires approval from the Township Council. 12. It remains for the Applicant to submit a geotechnical analysis addressing the steep slopes as stipulated in §25-28.7b12. 13. It remains for the Applicant to submit a maintenance plan addressing the steep slopes as stipulated in §25-28.7b15. 14. For steep slopes between 20% and 24.99%, the Ordinance permits 20% disturbance whereas the Applicant proposes to disturb 77.68%. In addition, for steep slopes 25% and greater the Ordinance does not permit any disturbance whereas the Applicant proposes to disturb 20.25%. The Applicant should address the Board setting forth the reasons why the proposed disturbance of steep areas should be permitted. 15. 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

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. 16. According to our notes from the October 16, 2025 Zoning Board meeting, the Board requested that the Applicant submit a traffic report which addresses the safety of using Woodland Avenue to access Prospect Avenue due to the existing steep grade. The Applicant should address the Board regarding the status of submitting the requested traffic report. 17. According to our notes from the October 16, 2025 Zoning Board meeting, the Applicant's Engineer, Robert Cunningham, PE, agreed to provide an electric vehicle parking space at the site as required by §25-12.6.d.2 in the Land Use Regulations. Therefore, it remains for an electric vehicle parking space to be added to the plans and the appropriate details provided. H:lLegacy\Howell-FS 1\SEC\West Orenge\Zoning Board\115 WRZ0152 VO6 - Montclair Stables, LLC\26-02-11 Eng. Review #3 docx