26 02 11 Engineering Memorandum rcd 2 11 2026

Consulting & Municipal ENGINEERS A Subsidiary of Artheon, Inc. "ASSOCIATES 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 6 and ‘D’ Variances, Soil Removal Permit and Tree Removal Permit — Eng. Review #3 Cc. 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. 2. The Applicant previously addressed the technical stormwater management comments set forth in our April 3, 2025 review memorandum. 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. It remains for this information to be included on 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. 2. Per §28-8.C2, replacement trees provided should be NJ native species. It remains for the plans to be revised accordingly. 3. 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. 4. 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

does not tolerate full sun conditions. 4. 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. 5. 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 bed. 6. It remains for the plans to be revised to depict mulch bed lines on the plans, to prevent confusion during construction. H\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\1 15. WRZ0152.VOS - Montclair Stables, LLC\26-02-11 Eng. Reviow #3 docx