June 4, 2014

had reviewed the Township's Master Plan; and he confirmed he had visited the site. Referring to Exhibit A-4, he stated the Club was approximately 176 acres comprised of mostly open space located in the R-2 Zone. The clubhouse was surrounding by extensive open space separated from adjacent property owners. The proposal was focused on modernizing the clubhouse to serve its existing members. Mr. Steck said the Applicant was seeking variance relief for parking, loading space location, wall height, and trees in parking area. He opined variance relief could be granted for “c(1)” hardship reasons; the relief could also be granted under “c(2)” reasons, the benefits of the improvements were greater than the detriments, the plan offered a better option regarding the Master Plan and zoning ordinance. Council President McCartney asked Mr. Steck to detail the need for landscaping in the area of the retaining wall. Mr. Steck said the information was on the engineering plan; it was his opinion there would be sufficient landscaping to soften the effects of the retaining wall. Dr. Bagoff said he had issue that the previous witness had testified that not having an elevator was poor planning; Mr. Steck opined that the plan clearly reflected the Applicant had addressed upgrades regarding handicap accessibility, i.e. parking spaces, the leveling out of floor heights, bathroom access. He stated the zoning code was not the same as the building code; if the New Jersey International Building Code (NJIBC) required additional handicap accessibility by installing an elevator, then that would have be addressed outside of the zoning ordinance. Mr. Gurland stated that he felt strongly about the issue of the elevator and handicap accessibility; he requested that as a condition of approval the Resolution should include the Building Inspector provide a written statement whether an elevator is required. He opined that whether or not an elevator was required by code, it was a good practice that improved the quality of life for a handicapped person. Mr. Field said that the ladies locker room on the second floor was solely for the use of women golfers; approximately 35 female golfers used the room. Currently, the Club had no handicapped golfers. The first floor and lower level of the clubhouse would be handicap accessible. The renovations would meet all uniform code requirements. Mr. Eben

room. Currently, the Club had no handicapped golfers. The first floor and lower level of the clubhouse would be handicap accessible. The renovations would meet all uniform code requirements. Mr. Eben stated that he was a proponent of the zoning ordinance requiring one tree for every ten parking spaces; he was concerned about the request for relief; Mr. Steck opined that the parking lot was located on a golf course that had thousands of trees; the parking lot would not be visible to adjacent properties or streets. The parking lot was an existing condition; there was not a “sea of asphalt”. Mr. Grygiel opined that Mr. Steck accurately described the Master Plan objectives regarding golf courses and open spaces. The Public had no questions for Mr. Steck. The Board deliberated on the Application. Council President McCartney opined that Mr. Steck’s rationale for the requested variances made sense; she recommended that all existing construction code standards be considered; she said it was her understanding that new construction standards did require elevator installation was required; she suggested that a light colored roof design be considered. Mr. Russo requested there was a need for an Engineer’s estimate for the site work. Mr. Vena said the issue had been discussed at the Technical Review meeting. Conditions: 6-4-14 Minutes