September 6, 2017

of approval; however, the Board would first have to know what was going to be milled and what was not going to be milled before the start of construction. Mr. Morris stated he would investigate the thickness of the asphalt and determine if there would be a milling problem. Mr. Keller stated he was concerned about ponding around the building because it was fairly flat. Mr. Keller asked if there were any plans for any additional walkways in the parking area; Mr. Morris said no, there was usually a valet on duty. Regarding the proposed landscaping, Mr. Keller stated if the plan was to keep arborvitae, he suggested Green Giant. Mr. Keller asked if the light fixtures were all the same, and were they shoebox fixtures. Mr. Morris stated the fixtures were all the same; they were not shoebox, they were full cutoff. Mr. Keller asked Mr. Morris to confirm that no lights were proposed for the exit driveway. Mr. Morris stated no, they were not. He said there was no pedestrian activity; there were no lights along the current exit driveway. Mr. Keller voiced concern about the short curve at the end of the proposed driveway. Mr. Morris stated it was only a 6-ft high wall. Mr. Keller asked if there was lighting in the auxiliary parking lot. Mr. Morris stated there were some existing floodlights on the buildings but not any formal lighting. Mr. Keller said that since a new lighting system was being installed in the main parking lot area, had any thought given to not having them on all night. Mr. Angowski stated the Applicant would prepare a plan. Mr. Keller suggested the Board consider the item a condition of approval. Mr. Keller stated the tennis bubble would be open until 10 PM during the winter months; those hours should be considered when discussing the timing system. Mr. Keller stated the plans indicated a new Crestmont Country Club sign; he asked where the sign would be located. Mr., Morris stated the sign would be located at the exit. Mr. Keller voiced concern that a vehicle would mistake the exit driveway for the entrance if it were located at the exit. Chairman Bagoff asked the Board if they had questions for Mr. Morris. Mr. Ghebremicael asked why there was no plan for lighting the exit driveway. Mr. Morris stated the current exit driveway was not lit, it was not a pedestrian area; however, if the Board wanted the driveway lit, the Applicant would

re was no plan for lighting the exit driveway. Mr. Morris stated the current exit driveway was not lit, it was not a pedestrian area; however, if the Board wanted the driveway lit, the Applicant would agree. Councilwoman McCartney stated there seemed to be many unresolved issues related to the shade trees, the elevation of the roadway and steep slope. Mr. Morris indicated the area of steep slope that was part of the application. Councilwoman McCartney stated that Mr. Morris had yet to work with the Township Forester; she asked where would the replacement shade trees be located. Mr. Morris stated the applicant was removing sixty-nine trees and replacing with twenty-four trees, but more trees could be added. Captain Keigher asked if there was any plan for pedestrian access from the main parking area to the overflow auxiliary parking area; he said the piece was narrow. Mr. Morris stated the piece was about 20-feet wide; it could be widened. Referring to the bag drop area where the tennis courts/pool entrance location, Captain Keigher asked if there was parking. Mr. Morris said no, but he indicated where the parking was in proximity to the area. Captain 12

Keigher asked if the proposed driveway would be curved. Mr. Morris stated the new exit driveway would have walls on either side; the road would be curved to protect the walls. Mr. Weston stated the applicant was removing sixty-nine trees; he asked if Mr. Morris had counted how many replacement trees could be planted in the area of the re-landscaped egress driveway. Mr. Morris said no, but twenty more trees could easily be planted in the area. Mr. Weston stated that given the size of the property, the club might consider honoring the spirit of the Township ordinance of one to one replacement where possible, around the perimeter, the clubhouse. Mr. Weston stated the utilities were important; he asked if the upgrades were clearly a safety imperative. Mr. Angowski answered yes, the current conditions were not sufficient; the plan was to make the site better and safer for its members. Chairman Bagoff asked Mr. Morris if he would be testifying to the “C2” variance as an Engineer. Mr. Morris said yes. Chairman Bagoff stated there were a pre-existing number of a parking spaces; a proposed increase in the number of spaces, and Mr. Morris testified that for major events there was valet parking. Mr. Morris said yes. Chairman Bagoff asked Mr. Morris knew the current slope of the exit driveway. Mr. Morris stated the current slope ranged from 9% at either end to 4% or 5% in the middle. Chairman Bagoff asked if Mr. Morris thought the slope of the new driveway would be safer. Mr. Morris said yes. Chairman Bagoff asked who would be responsible for the underground water retention system in perpetuity. Mr. Morris stated the club would be responsible. Chairman Bagoff requested the item be a condition of approval. Mr. Eben stated he was in favor of the new egress driveway and a new traffic light; he asked Mr. Morris to confirm if he had previously stated at the Site Plan Review Advisory Board meeting that he would apply to the County for the traffic light. Mr. Morris stated that at the Site Plan meeting he said he would check to see if the plan warrants a new traffic light. Mr. Eben asked if the snow removal would be lifted; Mr. Angowski said yes. Mr. Eben stated he did not see elevations of the retaining wall on the plan. Mr. Morris stated the grading plan did not have specific elevations; with the contours the upper wall was approximately 6 feet, the next wall was

not see elevations of the retaining wall on the plan. Mr. Morris stated the grading plan did not have specific elevations; with the contours the upper wall was approximately 6 feet, the next wall was approximately 3 feet. Mr. Eben asked if the testing of the fire hydrants had yet been done. Mr. Morris said no, but it was being coordinated with the Fire Department. Mr. Eben asked if the size of the auxiliary parking lot could be reduced. Mr. Morris stated he had discussed the issue with Mr. Keller to make the area more efficient and eliminate approximately 2,000 square feet of asphalt. Mr. Wegner asked Mr. Morris to confirm the exterior lighting would not affect the surrounding neighbors. Mr. Morris said it would not. Chairman Bagoff stated the previous application for the Crestmont tennis bubble conditioned trees and greenery along the long strip of land so to improve the buffer between the bubble and the adjacent residential homes. Mr. Grygiel stated the plan indicated 268 parking spaces; the testimony was 250 spaces; he counted 251. He asked Mr. Morris to confirm the correct number of spaces on the revised plans. Mr. Morris stated the correct number was 250 spaces. 13

Mr. Weston asked if the variances and the testimony for the steep stopes had been properly entered in to the record. Chairman Bagoff stated that would be part of the Applicant's planning testimony. Mr. Angowski asked if Mr. Morris could present his planning testimony at this time. Mr. Dwyer stated it was the Chairman’s decision; Chairman Bagoff directed Mr. Morris to proceed with his planning testimony. Referring to the proposal for “C2” parking variance submitted as part of the application package, Mr. Angowski asked Mr. Morris if based on the testimony presented, the number of proposed spaces (250) would satisfy Crestmont’s needs for any type of event and would not be detrimental to the Township. Mr. Morris answered in the affirmative. He stated it was a private club, it did provide open space, he saw no detriment whatsoever; the request for relief met Section G of MLUL. Mr. Angowski said the other variance was regarding the Steep Slope Ordinance. Referring to Exhibit A-10, Mr. Morris identified several different areas of slope: gray=0-10%, blue=10- 15%, lighter orange/tan=15-20%, green=20-25%, and orange=greater than 25%. Mr. Morris identified the narrow orange strip along Eagle Rock Avenue and along the parking lot that was in excess of 25%. He stated the proposed roadway would cross two of the steep slope areas in excess of 25%. He said all of the areas on the eastern side of the property were in excess of 25%. Mr. Angowski asked Mr. Morris if it would be impossible to create a new driveway without crossing the two areas. Mr. Morris stated yes; for safety concerns and to meet Section B of MLUL. The applicant proposed the driveway to be opposite the street, which would make it lined up to an intersection. He stated the current utilities were not sufficient and needed to be upgraded. He stated he saw no detriment with crossing the slopes. It was a very small, narrow section, right at the edge of the pavement. He stated the area of disturbance would be only 20 feet maximum. He identified the steep slope areas where trees were to be removed (tan, green and orange), all along Eagle Rock Avenue. He estimated the majority were between 6-15 inches. In response to question from Mr. Angowski, Mr. Morris confirmed it would be impossible to make the improvements without violating the ordinance. Chairman Bagoff asked the Board if they had questions for Mr. Morris

question from Mr. Angowski, Mr. Morris confirmed it would be impossible to make the improvements without violating the ordinance. Chairman Bagoff asked the Board if they had questions for Mr. Morris based on his planning testimony. Mr. Ghebremicael stated he was concerned about the proposed exit; he asked if the Applicant had conducted a traffic study. Mr. Morris said no. Mr. Angowski asked Mr. Morris if he considered the current exit unsafe. Mr. Morris said yes. Mr. Ghebremicael asked how long had the club been in existence. Mr. Angowski said previous testimony stated around sixty-six years. Mr. Ghebremicael asked if any accidents had occurred during the sixty-six years. Mr. Angowski said he did not have the information. Councilwoman McCartney stated she was concerned about the steep slope testimony. Chairman Bagoff asked Mr. Morris if it was his testimony that the new driveway would be a lower grade than the existing driveway. Mr. Morris stated there were two areas of the existing driveway that were steeper. The new driveway would have a lower grade at the intersection. Chairman Bagoff asked how many square feet of the proposed driveway would intersect the 25% steep slope or greater. Mr. Morris stated 5,000 square feet. 14

Mr. Cardoza asked for clarification regarding applying to the County for a traffic light. Mr. Morris explained there were several criteria to warrant the installation of a traffic light. It was governed by the Department of Transportation. Mr. Morris said that he was investigating if the road met any of the warrants. In response to question from Mr. Cardoza, he stated that a traffic study was a part of the process. Mr. Ghebremicael asked why the Applicant had not done a traffic study before presenting the application. Mr. Morris stated he did not believe a traffic light or a traffic study was necessary, there would be no increase in traffic with the development, there would be no increase in membership as a result of the application. In reply to question from Mr. Angowski, Mr. Morris confirmed he would follow up with the County to see if the road met any of the required warrants. It was an involved process. Mr. Keller stated the application would not increase the traffic. The driveway was a design issue to improve site distances to exit in a safe manner. The club had taken this on to make an improvement; they had probably looked at this issue for a while and had determined the existing location was not good. He stated the club had picked a new location, he stated he agreed with Mr. Morris it was a better location. He stated the County did have the final say on the matter; the County had a longstanding policy not to comment on an Application until the local Board made its decision. Chairman Bagoff announced the time was 10:43 P.M.; the Board would not be voting on the Application. However, the Board would allow the Public to ask Mr. Morris questions based on his Planning and Engineering testimony. He stated all questioning would end at 11:00 P.M. Kevin Malanga, Ridge Road, asked Mr. Morris if he was testifying in respect to the line of sight of the current driveway. Mr. Morris stated yes, for both a car exiting the current driveway going in either direction and for the traffic on Eagle Rock Avenue. Mr. Malanga asked if he had done a calculation as to that line of sight. Mr. Morris said no, he had not done a physical calculation; he said he had been on the driveway and observed the line of sight was very limited. Mr. Malanga asked what was his expertise with regard to traffic safety. Mr. Morris stated he had been a civil engineer and site engineer for

e driveway and observed the line of sight was very limited. Mr. Malanga asked what was his expertise with regard to traffic safety. Mr. Morris stated he had been a civil engineer and site engineer for thirty-seven years. Mr. Malanga asked if he was certified to testify on traffic safety to land use boards. Mr. Morris stated there was no such certification. Mr. Malanga stated Mr. Morris was not so certified; he asked did Mr. Morris not consider himself an expert in traffic safety. Mr. Morris stated he was an expert in traffic. Mr. Malanga stated that Mr. Morris had not performed a measurement for the Board. Mr. Morris stated he knew enough to know it was limited. Mr. Malanga stated Mr. Morris had not presented any evidence to the Board as to the limitations or lack thereof of the site. Mr. Angowski objected; he said Mr. Malanga had just presented five minutes of testimony. Chairman Bagoff directed Mr. Malanga to ask a question. Mr. Malanga said with respect to parking lots, how many square feet of asphalt was there for the proposed parking lots. Mr. Morris stated he did not understand the question; he said there was existing asphalt that was being removed; none was being added. He stated “off the top of his head”, he did not know how many square feet total. Mr. Malanga asked if there was a plan for planting trees in the overflow (auxiliary) parking lot. Mr. Morris stated not at this time. Mr. Malanga asked if he had a done calculation of the existing lumens 15

created by the parking lot lighting, and a calculation of the proposed lumens. Mr. Morris stated he had not done an existing calculation; he had done a calculation of the proposed lumens. He stated the proposed lighting pattern would be better than the existing one. In response to question from Mr. Malanga, he stated he did not know if the new lighting would emit a greater percentage of lumens. Mr. Malanga said that Mr. Morris said the new driveway exit location was being relocated primarily for safety reasons. Mr. Morris said yes. Mr. Malanga said he had presented no evidence that automobile collisions had occurred at the existing location driveway. Mr. Morris answered in the affirmative. Mr. Malanga said a traffic study had not been presented. Mr. Angowski said the question had been asked and answered. Mr. Malanga asked how many members were at Crestmont Country Club. Mr. Angowski said that was part of Mr. Ackerman’s testimony. Mr. Morris said he believed Mr. Ackerman said there were 220 full golf members. Mr. Malanga asked what was the number of employees. Mr. Morris said he did not know. Mr. Malanga asked where was the location of the current water utility lines in to the club. Mr. Morris stated they came from a variety of locations. He indicated the gas line location on the existing driveway. He was unable to indicate the water line. Mr. Malanga asked if any attempt had been made to locate the line. Mr. Morris said no because he knew it was insufficient and a new domestic supply was needed. Tal Ben Zvi, 5 Allsop Court, asked if the current exit on to Eagle Rock Avenue was right-turn only. Mr. Morris stated it would be both right and left turn. Mr. Ben Zvi asked if the new exit would also be both right and left turn. Mr. Morris said yes. Mr. Ben Zvi asked if Mr. Morris was aware that when the club hosted big events, people parked across the street on Barton Drive and walked to the club. Mr. Morris said no. Mr. Ben Zvi asked if the right-of-ways were currently being maintained along Laurel Avenue and Eagle Rock Avenue. Mr. Morris stated he could not answer the question. Mr. Ben Zvi asked if Mr. Morris was aware that in the past month there were four complaints made to both the Township and Essex County regarding the unattended right-of-ways. Mr. Morris said no. Mr. Ben Zvi asked if Mr. Morris knew the number of pedestrians that traveled Eagle Rock Avenue

ts made to both the Township and Essex County regarding the unattended right-of-ways. Mr. Morris said no. Mr. Ben Zvi asked if Mr. Morris knew the number of pedestrians that traveled Eagle Rock Avenue per day. Mr. Morris said no. Mr. Angowski asked the Board if the Applicant was willing to remove the proposed driveway from the plan, would the Board consider voting on the Application at this time. Chairman Bagoff stated the Board would not vote at this time. Sally Malanga, 57 Ridge Road, stated no one had seen a landscaping plan. Would a formal plan be submitted by a qualified tree expert that conformed to the tree ordinance. Mr. Morris stated there was a landscape plan that indicated the size, location, and species of the trees. Ms. Malanga asked if Mr. Morris was aware he was required by ordinance to prepare an environmental impact statement, and had he done so. Mr. Morris said no. Ms. Malanga asked what was the cost of the proposed new exit driveway. Mr. Morris stated he had not prepared a cost estimate. Ms. Malanga asked where was the 75-ft.mark indicated on the site plan. Mr. Morris stated it was not shown. Joyce Rudin, 38 Woodland Avenue, asked what was the club’s paramount safety concern regarding egress that had not occurred in 66 years. Mr. Angowski said there was no foundation that there had never been an accident; he said it was an unknown. Mr. Morris 16