PB-17-08/Crestmont Country Club Amended

orship. Applicant is seeking approval to expand the existing clubhouse building and pool house area in the northeastern portion of the Club's property. The proposed expansion would include: a new 550 square-foot deck and accessible ramp adjacent to the grill room on the south side of the clubhouse, connecting the grill deck to the existing deck on the southwest corner of the clubhouse, a 1,200 square foot pool deck and accessible ramp directly south of the pool house, a new loading dock area, a new two-car

porte cochere at the main entrance, a new members’ only entrance and porte cochere, and a new 7,900 square foot egress driveway to Eagle Rock Avenue. The Applicant also proposes to repave and restripe the existing parking. New utility lines, including gas and sanitary sewer, would be constructed and extended to the existing lines at Eagle Rock Avenue. 20. During the hearing and in response to concerns expressed by the public and the Board the Applicant decided to keep the existing driveway to Eagle Rock Avenue as-is and forego its plans to move it. 21. The renovations sought are relatively minor given the size of the property (240+/- acres). The proposed Clubhouse addition would be 3,100 sf. The proposed new 7,900 sf driveway was removed from the plans. 22. Although the use is permitted the proposed improvements would require variance relief as follows: SECTION. REQUIRED EXISTING _ PROPOSED 25-12.2b Minimum Required 1,286 244 | 250 Parking - 25-28.8c Disturbance Not permitted | Unknown 1,878 sf of | of Slopes of 25% —_ Disturbance 25-27.4b4 Removal of Not Permitted N/A Trees proposed to | _Trees on Slopes > 15% _— to beremoved | 23. | The Board finds that the variances sought can be justified. The Applicant proposes upgrades and improvements to an existing use which has occupied the site for 54 years. The disturbance will be the result of installing new utility lines from Eagle Rock Avenue to the Clubhouse which will provide better fire safety, and the tree removal which would result would be offset by new trees being planted elsewhere on the property. The testimony indicated that the slopes being disturbed were manmade and not natural slopes. The Board finds that the proposed route for the new utility lines is reasonable and the landscaping and new trees proposed will offset any tree removal. The Board notes that Ordinance Section 27.4c5 exempts trees on a golf course which are greater than seventy-five (75) feet from a property boundary from the tree removal permit requirement. The Board also finds that Applicant's decision to keep the exit drive in its current location onto Eagle Rock Avenue will avoid further disturbance of steep slopes and existing trees.

25. 26. 27. a. Impaired growth or development of remaining trees or shrubs on the property of the applicant or upon adjacent property - the Club employs experts to implement its tree management plan for onsite trees, and there was no indication that any offsite trees would be affected by the proposed improvements; b. Soil erosion, sedimentation and dust - the Applicant provided a Soil Erosion and Sediment Control Plan prepared by Boswell Engineering dated May 16, 2017 which addressed this issue; c. Stormwater or drainage problems — the Applicant provided a Stormwater Management Report prepared by Boswell Engineering dated June 2017 which concluded “the stormwater management system for the proposed project will meet municipal, county and NJDEP requirements;” d. Significant diminution of the screening between existing or proposed buildings or roads on site and adjacent land or in the wooded aspect of the lot or site from any adjacent road — the testimony and revised plans indicated that only 9 trees would be removed in the wooded area within 75’ of the property line, and that replacement trees would be installed elsewhere subject to the review and approval of the Township Forester; e. Sewerage problems — the Overall Site Utility Plan prepared by Boswell Engineering dated May 16, 2017 indicated that the site is connected to a public sewer system and there was no indication that the proposed tree removal would have any effect upon sewage disposal; and f. Dangerous or hazardous conditions — the proposed site plan was for improvements to the clubhouse, parking lot, and a new utility trench, and the proposed tree removal would not create any dangerous or hazardous conditions either for Club members, visitors or for the public in general. Regarding parking both the Club President and Manager testified that parking is rarely a problem and that in the event additional parking is needed there is sufficient room on site to accommodate it and avoid spillover onto neighboring roadways or streets. The Board notes that the Applicant has extensive acreage and represented it would create added parking and/or valet service if an overflow event occurred. The Board is mindful of the “Complete Streets” policy set forth in the 2016 Master Plan Circulation Plan Element Amendment. This Board's Resolution §13-02 which recommended implementation of the Complete Streets

s mindful of the “Complete Streets” policy set forth in the 2016 Master Plan Circulation Plan Element Amendment. This Board's Resolution §13-02 which recommended implementation of the Complete Streets policy recognized certain exemptions would be necessary, including the “cost of accommodations is excessively disproportionate to cost of the project.” Here, Applicant has several hundred yards of street frontage and is making limited upgrades to its existing facilities. The Board finds that imposing a requirement for Applicant to install sidewalks along its entire street frontage would be unfairly cost prohibitive in relation to the improvements proposed. The benefits of the improvements would outweigh the detriments because the plan offers a better alternative to what the ordinance permits and would 9

promote the general welfare by promoting the appropriate use of land. Little or no detriment would result, either to the neighboring properties, the public good in general, or to the Township’s planning documents or ordinances. It is worth noting that the nearest single family homes to the proposed expanded pool deck are more than 250’ away. The Clubhouse improvements would also promote a desirable visual environment. 28. In sum the Board finds that the Applicant has carried the burden of proof, including both the positive and negative criteria, necessary to obtain the variance relief sought. 29. The Board also finds that a waiver from the requirement of having a licensed landscape architect prepare a landscaping plan is warranted. Applicant's engineer provided detailed drawings and testimony which made clear both the location of trees being removed as well as replacement trees and landscaping being added. The Board finds that the landscaping plans and testimony which were submitted were more than sufficient to meet the general purpose and intent of the Ordinance provision. The Board further finds that the landscaping proposed by Applicant will improve the site especially the parking areas, and will help create a desirable visual environment pursuant to MLUL 2(i). THE DECISION WHEREAS, the Board, having reviewed the application for Preliminary and Final Site Plan approval and associated “c” variance relief and having considered the impact of the proposed application on the Township’s master plan and zoning ordinance and the surrounding property owners, and having considered whether the proposal complies with and furthers the goals of the land use and zoning ordinances of the Township of West Orange and the Municipal Land Use Law; and upon the imposition of specific conditions to be fulfilled, hereby, concludes that good cause has been shown to approve the application. NOW THEREFORE, BE IT RESOLVED by the Planning Board of the Township of West Orange that the application for Preliminary and Final Site Plan approval with “c” variances relief and Soil Removal Permit as set forth in the plans, reports, representations, testimony, stipulations and Exhibits offered by the Applicant is granted subject to the following conditions: 1. The Applicant shall comply with all applicable Township, County, State and Federal laws, ordinances, regulations and

hibits offered by the Applicant is granted subject to the following conditions: 1. The Applicant shall comply with all applicable Township, County, State and Federal laws, ordinances, regulations and directives, including without limitation, obtaining all applicable local, state and federal approvals and/or permits. Without limitation of the foregoing, prior to the signing of the approved site plans, and prior to the commencement of any land disturbance or construction, the Applicant shall 10

submit to this Board, with a copy to the Board Engineer, proof that it has obtained all required governmental approvals. 2. If another governmental entity or agency grants a waiver or variance affecting the plans and/or exhibits submitted by the Applicant, this approval or the conditions attached to it, then the Applicant shall re-apply to this Board respecting the same and this Board shall have the right to view that issue as it relates to this approval and these conditions and modify and amend same, if appropriate. 3. In the event that any other required regulatory approval conflicts with the terms and conditions hereof, or materially alters the same, or the terms and conditions hereof are materially altered by any change in applicable law or regulation other than those municipal regulations for which change is prohibited by the Municipal Land Use Law (MLUL), or in the event Applicant or its successors or assigns construct or attempt to construct any improvement in conflict with or in violation of the terms of this approval, the Board hereby reserves the right to withdraw, amend or supplant the instant approval. 4. All construction, use and development of the property shall be in conformance with the plans approved herein, all representations of the Applicant and its witnesses during the public hearing, all exhibits introduced by the Applicant, and all terms and conditions of this resolution. 5. The Applicant shall pay all outstanding taxes, tax liens, application fees and technical review fees, as well as any inspection fees that may be required hereunder. The Applicant shall pay any additional fees or escrow deposits which may be due and owing within thirty (30) days of notification or this approval shall be deemed withdrawn. 6. All notes included in the approved plans, including notes required by this Resolution, shall be deemed conditions of approval having the same force and effect as conditions expressly set forth in this Resolution. 7. All conditions of approval shall be written on the site plans. 8. Applicant to comply with the review letters from Bowman Consulting dated August 29, 2017 except for Item #17. 9. Applicant shall comply with the recommendation in the Memo from Township Forrester John Linson dated October 4, 2017 which states: “I recommend that the Applicant be required to amend the landscape plans to provide for the restoration

commendation in the Memo from Township Forrester John Linson dated October 4, 2017 which states: “I recommend that the Applicant be required to amend the landscape plans to provide for the restoration of the disturbed area within 75’ of the property boundary.” 10. Applicant to provide an Engineer's estimate of the cost of improvements for calculation of Engineering inspection fees. 11

11. Prior to beginning work Applicant shall request a pre-construction meeting with Township officials. 12. Applicant shall work with the Township Forrester regarding tree removal and replacement and shall plant not less than the number of trees removed, including additional replacement trees if additional trees within 75 ft. of a public roadway are removed. 13. Applicant shall not shovel snow onto Eagle Rock Avenue. 14. — Applicant to comply with recommendations by the Township Fire Officials as they apply to the proposed improvements. 15. — Applicant shall use commercially reasonable efforts to avoid tree removal to the extent possible when digging the trench for the new utility lines from Eagle Rock Avenue to the Clubhouse, and will detail this restriction on the site plans. 16. Applicant shall permanently maintain landscaping to preserve sight lines on both sides of the exit drive onto Eagle Rock Avenue, and revise the landscape plan to detail the required treatments at the exit driveway intersection with Eagle Rock Avenue. 17. Applicant shall provide lighting in the overflow parking area per the review and approval of the Board Engineer. 18. Applicant shall comply with fire lane widths and/or other requirements in the parking areas. 19. Applicant shall provide supervision for parking for large events. 20. Applicant shall install “Do Not Enter’ and other appropriate signage in the parking areas subject to the review and approval of the Board Engineer. 21. — Applicant to install markers along the exit driveway to Eagle Rock Avenue. 22. Applicant shall provide an “as-built” survey of the newly installed utilities. 12

Certified to be a true copy of the Resolution adopted on the 3" day of October 2018. Oe gi Robin Miller, Secretary Vote on Memorializing the Amended Resolution Board Member Motion | Second Aye Nay | Abstain | Absent Cardoza * Keigher Klein McCartney * McPherson (1* Alt.) Trenk Wegner Weston (Vice Chair) Wilkes Bagoff (Chair) * * *