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 4 "H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0152.V06 - Montclair Stables, LLC\26-02-09 Review #3.docx" d. §25 Attachment 3: Maximum Building Coverage – A maximum building coverage of 20 percent is permitted, whereas the existing development results in a building coverage of 25.38 percent. The prior application proposed a building coverage of 24.73 percent; however, the elimination of the proposed gravel driveway improvements reduces impervious coverage by approximately 80 square feet. As revised, the proposal results in a building coverage of 24.67 percent. e. §25 Attachment 3: Maximum Lot Coverage – The maximum permitted lot coverage is 30%, where 40.28 currently exists and 35.95% is proposed. The reduction of approximately 6,430 s.f. of impervious surfaces on the property brings the property closer to conformance with the zoning code. f. §25-8.4(b) Solid Walls and Fences – The proposed project proposes to construct a 5- foot opaque fence in the front yard along the northeast portion of the property. g. § 25-12.1(i) Parking Area Entrances or Exit – Entrances or exits from parking areas are required to be 50 feet from any residential district, whereas the parking areas are situated within the R-5 residential district and are within 50 feet from residencies in the R-5 zoning district. Design Waivers a. §10-12.3.(a) Keeping of Animals – animal stalls, coops, pens, runways, or enclosures are required to be setback at least 50 feet from any property line, where paddock enclosures are proposed within the required setback along the northeast and northwest lot lines. b. § 25-12.1(e) Parking Area Screening – Parking areas are required to be screened on any side which adjoins or faces premises situated in any residence district, where there is no screening proposed. 4. Planning Comments a. The applicant should provide testimony discussing the nature and scope of the application, including the anticipated users of the horse stables, parking areas, and barns. b. The applicant should provide a summary of the revisions to the plans that have been made as a result of previous discussions with the Board and the review letters of the professionals. c. The application as proposed will require a d-2 use variance, to

ions to the plans that have been made as a result of previous discussions with the Board and the review letters of the professionals. c. The application as proposed will require a d-2 use variance, to permit the expansion of a horse-training facility in the R-1 and R-5 zoning districts. The applicant must satisfy both the positive and negative criteria for each of these variances: 1. Positive Criteria: The applicant must show that there are special reasons to grant the variance. Special reasons can come in one of three forms: 1) that there is a practical