September 6, 2017

TOWNSHIP OF WEST ORANGE PLANNING BOARD MEETING MINUTES September 6, 2017 The Township of West Orange Planning Board held a regular meeting on September 6, 2017 at 7:30 P.M. in the Council Chamber, 66 Main Street, West Orange, New Jersey. Chairman Bagoff called the meeting to order at approximately 7:30 P.M. He announced that notification of the meeting was given to the Township Clerk, and posted on the Township Bulletin Board, sent to the West Orange Chronicle and the Star Ledger, and posted on the Township’s website calendar. This meeting has been properly noticed to the public in accordance with the Open Public Meetings Act. No new matters will start after 10:30 P.M. PLEDGE OF ALLEGIANCE Chairman Bagoff requested all persons stand for the Pledge of Allegiance. ANNOUNCEMENTS The next Planning Board regular meeting will be October 4, 2017 in the Council Chamber at 7:30 P.M. ROLL CALL PRESENT: Chairman Robert Bagoff, John Cardoza, Jerome Eben, Tekeste Ghebremicael, Michael Keigher, Councilwoman Susan McCartney, Gary Wegner, Ron Weston ABSENT: Vice Chairman Lee Klein, Andrew Trenk, William Wilkes || ALSO PRESENT: Paul Grygiel, AICP, PP, Township Planning Director Eric Keller, PE, PP, LEED AP, Bowman Consulting, Township Consulting Engineer Patrick J. Dwyer, Esq., Board Attorney Robin Miller, Board Secretary Harvey Grossman, Esq., Public Advocate ADOPT MINUTES The minutes of the April 5, 2017 and August 2, 2017 Planning Board meetings were unanimously adopted. SWEARING IN Township Professionals: Paul Grygiel, AICP, PP, Township Planner and Eric Keller, PE, PP, Township Consulting Engineer.

RESOLUTION PB-17-07C/ Essex County — Flamingo Exhibit @ the Turtle Back Zoo Block: 163; Lot: 1; Zone: R-1 560 Northfield Avenue Courtesy review for a new Flamingo Exhibit at the Turtle Back Zoo Application approved on 8/2/17. Motion: Chairman Bagoff Second: Mr. Cardoza Cardoza: Yes Eben: - Ghebremicael: Yes Klein: Absent Keigher: Yes McCartney: Yes Trenk: : Wegner: Yes Weston: Yes Wilkes: Absent | Bagoff: Yes APPLICATION(S) PB-17-08/Crestmont Country Club Block: 174, Lots: 1 & 1.01, Zone: R-2 750 Eagle Rock Avenue Preliminary and Final Site Plan with “C” variances. APPLICANT EXHIBITS A-1: Main Level Furniture Floor Plan, Page 4A, dated 9/1/17, JGA Architectural Design; A-2: Lower Level Floor Finishes Plan, Page 2, dated 9/1/17, JGA Architectural Design; A-3: Main Level Floor Finishes Plan, Page 4, dated 9/1/17, JGA Architectural Design; A-4: Proposed Exterior Renderings (2) Guest & Member Entry View, Course View, Page 6, dated 9/1/17, JGA Architectural Design; A-5: Proposed Exterior Color Rendering — Finishes for Guest Entry, Roof, Ladies Lounge, Front & Side Elevations, Page 7, dated 9/1/17, JGA Architectural Design; A-6: Pool Plan, Page 26, dated 9/1/17, JGA Architectural Design; A-7: Exterior Pool Rendering, Page 27, dated 9/1/17, JGA Architectural Design; A-8: Lower Level Floor Plan, part of response letter dated 9/4/17; 3 drawings A1.0, A1.1, A3.1 (undated) issued in response to Bowman Memo dated 8/31/17 (Exhibit for Testimonial Purposes only); A-9: Color Rending Site Plan, Drawing No. 17-126-SP-1, dated 8/31/17, Boswell Engineering; A-10: Color Rendering Steep Slope Analysis-Existing Conditions, Drawing No. 17-126-SS- 1, dated 9/1/17, Boswell Engineering; A-11: Site Plan Drawing Set, 17 Sheets, Revised 8/24/17, Boswell Engineering DISCUSSION Richard J. Angowski, Jr., Esq., Olender Feldman, appeared on behalf of Applicant. He stated the Application was for improvements to the Club including renovations to the existing clubhouse main and members’ entrances, renovations to the pool deck, the parking lot, and substantial improvements to the overall site. He introduced Mr. Alan R. Ackerman, President, Crestmont Country Club.

Mr. Ackerman was sworn in; he explained he was present to discuss the reasons and necessity for the major renovations. He stated the club was sixty-four years old; there had been two or three major renovations in the past. The proposed renovation would ensure the club's existence and its facilities for at least the next twenty to twenty-five years. Renovations included upgrades for the existing interior infrastructure, adding some exterior renovations, slightly increase the size of the Donald Ross Room in the clubhouse, and enhancing the pool deck. In response to question from Mr. Angowski, Mr. Ackerman stated the parking lot would be upgraded to conform to current code. Currently there were 244 parking spaces; the upgrade would include increasing the number of spaces to 250. Club membership capacity was 250; currently there were 220 full-time golf members. He stated he had never seen the lot full; he estimated 70-80 cars were the most in the lot at events including major holidays or catered parties with up to 280 people (full capacity). He stated the Club intended to be a good member of the community for a long time but without the renovations, the long-term viability of the Club was questionable. He concluded his testimony. Chairman Bagoff asked the Board if they had questions for Mr. Ackerman. Mr. Weston asked if an issue regarding parking were to happen, would the Club make arrangements so it would not be a nuisance off-site. Mr. Ackerman stated there would not be an issue with off-site parking. Chairman Bagoff asked if there was valet or self-parking during events. Mr. Ackerman stated valet parking. Chairman Bagoff stated the previous application for the tennis courts discussed fencing off the pool area and parking lot for safety concerns. Mr. Angowski stated the Applicant would work in conjunction with the previous applicant; the renovations would not conflict with the fencing off the pool area during the winter months. Mr. Eben stated he visited the site a couple of times; he voiced concern about its general appearance. He stated huge areas of the site had materials laying around; there were several unscreened dumpsters; it appeared that an area of the property was used to dump cut down trees and tree debris. He produced two photographs from his site visit. Chairman Bagoff asked Mr. Dwyer if the photographs should be marked as exhibits. Mr. Dwyer

he property was used to dump cut down trees and tree debris. He produced two photographs from his site visit. Chairman Bagoff asked Mr. Dwyer if the photographs should be marked as exhibits. Mr. Dwyer said they could be marked for identification purposes as Board Exhibits 1 and 2. Mr. Eben described the Exhibits as follows: B-1: Photograph off of maintenance area —view of truck and cut trees. B-2: Photograph off maintenance area — additional view. Mr. Eben stated at the Site Plan Review Advisory meeting there was discussion that staff was living on the property during the summer months; he stated it appeared the staff was cooking outside under some type of tarp. Mr. Angowski stated the matter of living facilities was part of a prior resolution adopted in 1997. Chairman Bagoff stated the prior resolution was so noted.

Mr. Eben stated he was hesitant to grant approval based on the existing property maintenance issues. He stated he wanted commitment from the Applicant that the property would be cleaned up. Mr. Angowski asked Mr. Ackerman questions related to Mr. Eben’s statements about trees and debris. Mr. Ackerman stated there were thousands of trees on the property; no outside entity was dumping wood on the property. The golf course managed and maintained its property. The trees shown in Mr. Eben’s photographs were all dead or dying. Together with the Club's golf course manager and agronomists from Rutgers University, and a golf course architect identify trees that have a negative impact on the course. The Club had an ongoing project - it retained the company “Tree Tech’ to take down unhealthy trees, chop them up and remove them from the property; it was not the Club’s intention to have the stumps and tree debris remain on the property in perpetuity. Mr. Eben asked if the Club had a tree report from its tree specialist that it could share with the Board. Mr. Ackerman stated the Club had several tree reports. Mr. Grygiel asked if there was any plan to expand the Club's hours existing of operation. Mr. Ackerman stated no. Chairman Bagoff asked the Public Advocate and the Public if they had questions for Mr. Ackerman. Harvey Grossman, Esq., Public Advocate, asked Mr. Ackerman if the Club anticipated replacing the trees that had been removed as part of its overall maintenance plan. Mr. Ackerman stated no, because those specific trees were dead or dying. There was an ongoing program of replanting with fescues because they were more beneficial to a golf course. Mr. Ackerman confirmed that when dead, dying or overgrown trees were removed, they were replaced with other types of sustainable plantings. Chairman Bagoff asked the Public if they had had questions for Mr. Ackerman. He advised the Public their question(s) must address Mr. Ackerman’s sworn testimony on the Public record. Robert Daniel, Buckingham Road, asked what was the estimated cost of the project. Mr. Angowski stated that would be a question for the Applicant’s professionals; it was not part of Mr. Ackerman’s testimony. Mr. Daniel stated that he understood that the country club sat on Block 174, Lot 1 and Lot 1.01; he asked what was the difference between the two lots, and why was the club divided between the

timony. Mr. Daniel stated that he understood that the country club sat on Block 174, Lot 1 and Lot 1.01; he asked what was the difference between the two lots, and why was the club divided between the two lots. He stated one lot had a greater primary assessed value; he asked if the values of the two lots could be explained. Mr. Angowski stated the he or the Applicant’s Planner could address the question, but it was not a question for Mr. Ackerman. Chairman Bagoff told Mr. Daniel to address the question to the Applicant’s Planner. Mr. Daniel asked what were the club's gross revenues. Chairman Bagoff stated the question was not part of the Application. Mr. Dwyer told Mr. Daniel the Application before the Board was for site plan approval with potential variance; the question was not relative to a land use application.

Joyce Rudin, 38 Woodland Avenue, said Mr. Ackerman stated that only dead and dying trees were being removed from designed areas. She asked him to clarify where the designated areas were located; how many trees had been removed; and from what disease were the trees dying. Mr. Ackerman stated he could not identify the disease. There was not one specific location because that was for the tree expert to identify and determine. Ifa tree in the woods was identified as dying and impacting surrounding trees, then that tree would be removed; likewise if a tree along the fairway was identified, that tree would be removed. Ms. Rudin asked how many trees were removed in the last two weeks. Mr. Ackerman stated an answer would be a speculation; he surmised it was not a lot. He clarified his original statement; he stated designated trees that were negatively affecting the surrounding area were removed from the property. Ms. Rudin stated she had been on the property today and had seen at least six enormous trunks. Chairman Bagoff directed Ms. Rudin to ask a question; she was not to testify. Ms. Rudin asked if Mr. Ackerman could produce a report indicating why the (six) trees had been removed. Mr. Ackerman stated he had not seen the trees; he said was unable to answer the question or provide a report. Mr. Angowski asked Ms. Rudin to confirm she had been on Crestmont property today; she answered yes. Mr. Angowski asked if she had been granted access to the property. She answered no. Mr. Ackerman stated Crestmont was private property. Ms. Rudin stated people were allowed to visit country clubs. She asked if Mr. Ackerman had a report that certified that the trees see saw on the property were dead. Mr. Angowski stated there was no foundation for the question. Sally Malanga, 57 Ridge Road, asked Mr. Ackerman if any member of the Planning Board had met with him at the site. Mr. Ackerman stated no. She asked if there was any plan in the near-term or in the next few years to apply for further land-use development on the site. Mr. Ackerman stated not that of he was aware. She asked if there had been discussion with Township officials or developers concerning any matters related to the proposed development of the West Essex Highlands. Mr. Angowski stated the question was beyond the scope. She asked if Mr. Ackerman had seen the (Crestmont) landscaping plan. Mr. Ackerman stated yes.

e proposed development of the West Essex Highlands. Mr. Angowski stated the question was beyond the scope. She asked if Mr. Ackerman had seen the (Crestmont) landscaping plan. Mr. Ackerman stated yes. She asked if the landscaping plan would be presented tonight. Mr. Angowski stated the Engineer would talk about landscaping. Ms. Malanga asked what landscaping improvements were planned for the “A” parking lot. Mr. Ackerman stated there was only one parking lot; the professionals would answer the question. Ms. Malaga stated the applicant was seeking to build a road from Eagle Rock Avenue on a steep slope that would require taking down numerous trees; she asked what was the economic reasoning for the road. Chairman Bagoff stated the question was not related to land use. Ms. Malanga asked how the road would benefit the property. Mr. Ackerman stated it would benefit the property by creating a better egress; the current site line was difficult for exiting drivers. He stated the new road would create a better site line and create a better traffic flow for people exiting the country club. In response to Mr. Angowski’s inquiry, Mr. Ackerman confirmed that it was the intention of the club to improve the safety of the site, and he based his statements solely on his personal observation. Ms. Malanga asked Mr. Ackerman how long had he been using the (egress) road. He stated since he had been a member; it was the same road that all members had been using to exit for the past sixty years. She asked how many accidents had occurred at the exit. He stated he was not

aware of one. Ms. Malanga stated (the club) hired a tree service that told them what trees to take down; she asked for clarification regarding the club’s tree removal process. He stated the club retained a tree service; the tree service did not tell the club which trees to remove. Ms. Malanga stated that the club was not processing its tree removal through the Township Forester under the Tree Ordinance; she asked if Mr. Ackerman was aware that golf courses did fall under the Tree Ordinance. Chairman Bagoff advised Ms. Malanga she was testifying. Mr. Angowski stated a layperson was asking a question that was legal in nature, and there was no foundation for the question. Chairman Bagoff asked if any Board professionals had an answer to the legal question. Mr. Grygiel stated that based on his review of the Tree Ordinance, golf courses were exempt from getting tree removal permits for trees further than 75 feet from the edges of the property line; he cited Section 25- 27.4(c.)(5.). Ms. Malanga asked if Mr. Ackerman was aware that some of the trees to be removed were within the 75 feet limit. Mr. Angowski stated the question called for speculation. Ms. Malanga asked a question related to Essex County/Climate Control which both Mr. Angowski and Chairman Bagoff stated was outside the scope of Mr. Ackerman’s testimony. Ms. Malanga asked how fescue grass was considered a tree replacement, and what did it look like. Mr. Ackerman stated it was a knee-deep grass. He had read articles from the United States Golf Association that said fescue helped the course, maintained the ecology of the area, helped other small plants, animal life, and was better for the environment. He stated the fescue was used only to replace the dead or dying trees that had been removed; the application was limited to the clubhouse area, not the actual course. There were no further questions for Mr. Ackerman. Mr. Angowski called his next witness to the podium. Wayne J. Jacques, AIA, JGA Architectural Design, was sworn in, stated his professional credentials, and was accepted by the Board to be an expert witness in architecture. Referring to Exhibit A-1, Mr. Jacques indicated the brown areas represented the proposed improvements. He gave a brief description of the clubhouse existing conditions and the improvements including the removal of old porticos and construction of new porticos at the main

nted the proposed improvements. He gave a brief description of the clubhouse existing conditions and the improvements including the removal of old porticos and construction of new porticos at the main entrance and members’ entrance, expansion of the Donald Ross room, and restrooms (north side of the club members entrance). Referring to Exhibit A-2, he described the minor interior changes including where a new deck would connect with existing deck, stairs, and the new ADA accessible ramp. Mr. Angowski stated the revisions were based on Township professionals responses to Applicant's submissions dated 8/26/17; the revisions had not yet been submitted to the Board. Exhibit A-3 represented the proposed floor finishes. Exhibit A- 4 indicated two views; the top was a rendering of the guests and members entry view at the north side of the club facing the parking lot. Mr. Jacques confirmed the dumpster area previously noted by Mr. Eben would be enclosed. The bottom rendering was the view from the golf course; he noted there would be some adjustments to the roofline. Mr. Jacques stated that Exhibit A-5 was based more on the architectural drawings; it showed two renderings - the top view represented the guest entry front elevation, and included construction materials. The roof materials would match existing materials; two exterior building colors would match those existing stucco colors. In response to question from Mr. Angowski, Mr. Jacques stated the renovations were not intended to change the character of