September 6, 2017

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