26 02 18 CME Planning Review 1 rcd 2 18 2026

West Orange Township Zoning Board February 18, 2026 Re: Montclair Stables, LLC (ZB-25-02) Our File No. 115.WRZ0152.V06 CME Planning Review #1 Page 3 "H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0152.V06 - Montclair Stables, LLC\26-02-09 Review #3.docx" Off-street parking and loading A horse-training facility does not have any specific parking requirements. However, section § 25-12.2(b)(2) of the Township Zoning code states that if no parking requirements are listed then the approving authority at its discretion may establish adequate parking requirements, based on industry standards. The latest edition of the Industry Transportation Engineers manual notes that 1 parking space is required per four horse stalls for equestrian centers and riding academies. The applicant’s planner in a report dated February 5, 2025 states there will be 3 or 4 horses onsite, therefore requiring a minimum of three parking spaces. There are 11 parking spaces proposed, including 9 traditional parking spaces and 2 ADA compliant parking spaces. 3. Variances and Waivers Required It appears that the following variances from the Township land development code may be required: Variances: a. §25 Attachment 2: Permitted Principal Use (R-1) & (R-5) – A horse riding and training facility is not listed as a permitted principal use in the R-1 and R-5 zoning districts. b. §25-9.2 Housing of Animals – Buildings for housing more than three domestic animals is permitted only as an accessory use within a residential district, where the proposed barn and associated riding arenas can be considered the principal use of the site. c. §25 Attachment 3: Minimum Front Yard Setback – A minimum front yard setback of 40 feet is required, whereas the barn is located 29.32 feet from Woodland Avenue, the arena is situated 29.33 feet from Woodland Avenue, and the arena maintains a setback of 9.93 feet from Nicholas Avenue. These are all existing conditions and remain unchanged by the proposed development. R-1 District Bulk Standards Required / Permitted Proposed Block 152.02. Lots 176 & 179 and Lot 186 Conforming Maximum Building Coverage 20% 25.38% (Existing) 24.67% (Proposed) ENC Maximum Lot Coverage 30% 40.28 (Existing) 35.95% (Proposed) ENC (C) = Conforming (V) = Variance; (ENC) = Existing Non-Conformity