June 3, 2026 Planning Board Regular Meeting Minutes

32 new parking spaces A new traffic signal A new exit aligned with Oval Road to create a safer four-way intersection Widening of Eagle Rock Avenue Drainage improvements Stormwater management enhancements m Extensive landscaping, tree removal, and replacement plantings He explained that the club's operations have evolved into a more year-round facility. . Increased activity has created additional parking demand Significant topographic constraints require retaining walls and steep-slope disturbance variances Mr. Schkolnick argued that the public safety benefits of the improvements outweigh the relatively modest zoning deviations. He described the relevance of the 2020 settlement agreement between West Essex Highlands and the Township: o The agreement requires installation of the Eagle Rock/Oval Road traffic signal. © Italso obligates the Township to use eminent domain if necessary to acquire property from Crestmont for construction. Schkolnick emphasized Crestmont was faced with the possibility of losing property through eminent domain. The club therefore worked»¢ollaboratively with West Essex Highlands, the Township, and Essex County to develop a solution. o The proposal: = Solves a public safety problem u Provides Crestmont with needed parking = Eliminates the club's existing steep and potentially hazardous exit road He argued that even if the West Essex Highlands residential development never proceeds, Crestmont still: © Needs additional parking : Faces the obligations created by the settlement agreement Must address the potential eminent-domain acquisition Benefits from the traffic safety improvements Schkolnick characterized the proposal as a practical solution to a complex legal and engineering situation The civil engineer, John Cote, entered on the record; he was sworn under oath. He testified to the following: Mr. Schkolnick introduced an aerial exhibit labeled A-1. Mr. Cote stated that the Crestmont Country Club property totals approximately 146.93 acres. The proposed work is concentrated primarily in the northeast corner of the property, at the intersection of Laurel Avenue and Eagle Rock Avenue. The total area of disturbance is approximately 4 acres. He described the existing access configuration: o Vehicles currently enter from Laurel Avenue. o Drivers proceed past the clubhouse and parking areas. ° Vehicles exit via a separate one-way driveway

. He described the existing access configuration: o Vehicles currently enter from Laurel Avenue. o Drivers proceed past the clubhouse and parking areas. ° Vehicles exit via a separate one-way driveway that leaves at an angle onto Eagle Rock Avenue at the northeast corner. He summarized the proposed improvements: °o Widening of Eagle Rock Avenue o Expansion of the upper parking lot with a new parking field oov°o