PB 22 11 Dated 22 9 16 Montclair Golf Club Planning Board Application Irrigation Prior Resolutions

room with added conveniences for handicapped individuals; (ii) providing storage area which will benefit the Club members; and (iii) maintaining green areas by not adding unneeded parking spaces; that the benefits of the variance would substantially outweigh the detriments; and that the granting of this variance would not substantially impair the intent and purpose of the zoning ordinance. The foregoing is a true copy of the resolution adopted by the Planning Board of the Township of West Orange. Ma. Nora Myers, Boayd Secretary Planning Board of the Township of West Orange Dated: (0-@ oy

PB-11- 02T MONTCLAIR GOLF CLUB 25 Prospect Avenue. West Orange, NJ RESOLUTION OF THE PLANNING BOARD OF THE TOWNSHIP OF WEST ORANGE TECHNICAL REVIEW COMMITTEE Granting Technical Site Plan Approval (Technical Review Subcommittee), without variances, to renovate the existing clubhouse, add a pergola over the existing patio and re-align the member entrance gate. WHEREAS, the Technical Review Committee of the Planning Board of the Township of West Orange, at a meeting held on February 15, 2011, considered the application for Technical Site Plan Approval, without variances, to renovate the existing clubhouse, add a pergola over the existing patio and re-align the member entrance gate. on property located in the R-2 Zone, identified as Block151, Lot 1, which was submitted by Montclair Golf Club (the “Applicant”); and WHEREAS, the Planning Board considered the presentation of Robert C. Williams, Esq., Attorney for the Applicant, George Derrick, PE, the Applicant’s Engineer and Nancy Dougherty, AIA, the Applicant’s Architect; and WHEREAS, a complete application has been filed, all fees required by ordinance have been paid and it otherwise appears that the jurisdiction and powers of the Technical Review Committee of the Planning Board have been properly invoked and exercised; and the Technical Review Committee of the Planning Board having conducted a vote on this application on March 2, 2011; and WHEREAS, the Applicant requested Technical Site Plan approval, without variances, to renovate the existing clubhouse, add a pergola over the existing patio and re-align the member entrance gate.

NOW, THEREFORE, does the Planning Board (Technical Review Committee) of the Township of West Orange make the following findings of fact and conclusions of law with regard to this application: 1.This is an application for Technical Site Plan Approval, without variances, to renovate the existing clubhouse, add a pergola over the existing patio and re- align the member entrance gate. 2. The Board (Technical Review Committee) has recommended and the Applicant has agreed to the following additional conditions of approval: a. The drain lines for the three (3) compartment sink in the snack bar must be indirectly wasted to the building sewer. b. A mop sink must be installed in the snack bar. NOW, THEREFORE, BE IT RESOLVED that this application for Technical Site Plan Approval, without variances, to renovate the existing clubhouse, add a pergola over the existing patio and re-align the member entrance gate is approved, subject to the additional conditions set forth in this resolution. The foregoing is a true copy of the resolution adopted by the Planning Board of the Township of West Orange. ] ROSE DeSENA, Board Secretary Planning Board of the Township of West Orange Dated: March 2, 2011 off]

RESOLUTION OF APPROVAL PLANNING BOARD OF THE TOWNSHIP OF WEST ORANGE Decided: September 14, 2011 Memorialized: October 5, 2011 MONTCLAIR GOLF CLUB Preliminary and Final Site Plan Approval with “c” Variance 25 Prospect Avenue Block: 151; Lots: 1,5, 7, 11, 14, 15.01, 23, 34, 37, 41, 45.01 & 49 Case # PB-11-16 WHEREAS Montclair Golf Club (the “Applicant”) having an address at 25 Prospect Avenue, West Orange, NJ 07052 having made application for Preliminary and Final Site Plan Approval with variance regarding premises at 25 Prospect Avenue, West Orange, NJ also known as Block 151, Lots 1, 5,7, 11, 14, 15.01, 23, 34, 37, 41, 45.01 & 49 on the tax map (the “Premises”); and WHEREAS the Board having conducted a public hearing on this application on September 14, 2011 after notice; and WHEREAS the Applicant having appeared by its attorney Robert Williams, Esq. and by witnesses George Derrick, A. James Tinson, RA, and Gregory Woodruff, PP who offered testimony and introduced exhibits, and the Board having granted an opportunity for public comment; IT IS HEREBY RESOLVED: EVIDENCE SUBMITTED 1. Applicant submitted plans with the application consisting of a Site Plans by Langan Engineering & Environmental Services (8 pages) last revised August 5, 2011, and Architectural Plans by Hart Howerton (6 pages) last revised August 5, 2011. 2. Applicant introduced into evidence the following cxhibits during the hearing all of which were identical to the plans submitted with the application except A-9: Ex. A-1 —Block & Lot Area Map Ex. A-2 - Site Grading and Drainage Map Ex. A-3 — Main Level and Renovation Plan Ex. A-4 — Building Elevations West and North Ex. A-5S ~ Building Elevations South Ex. A-6- Aerial Photo Ex. A-7 - Topographic Survey Ex. A-8 - Basement Level Renovation Plan Ex. A-9 — Copy of Architectural Plans by Hart Howerton last revised August 5, 2011 with signature block by Jim Tinson, RA added. NAPLANNING.BRD\WP\Resolitions\201 NPB-11-16-Monteluir Golf Club.dac

10. The premises are located in the R-2 zone and golf courses are a permitted use in the zone. The property is located on Prospect Avenue and is improved with a clubhouse having approximately 45,000 sq. ft., a 36-hole golf course, tennis courts, parking areas and maintenance buildings. Applicant proposes to make upgrades and additions to the clubhouse, which will add approximately 1,336 sq. ft. The improvements include (i) a new entry vestibule including an elevator and stairs for improved accessibility to the 1* floor clubhouse facilities and access to the 2" floor women’s locker room (570 sq. ft.); (ii) construction of a kitchen elevator (100 sq. t.); (iii) expansion of the Donald Ross Room (256 sq. ft.); (iv) expansion of an existing function room (220 sq. ft.) and (v) a new entry vestibule for exterior access to existing bathrooms (190 sq. ft.) George Derrick testified that he is has been a member of the Club for 30 years and serves on its steering committee for this project. He stated that the purpose of the improvements was to increase handicapped accessibility, improve functionality and improve views out the back over the golf course. He stated that the Club has no plans to increase membership nor to change the volume or capacity of the chibhouse but rather to improve its attractiveness and utilization, A. James Tinson, RA was qualified as an expert in architecture. He testified that the additions/improvements are meant to scamlessly integrate with the existing architectural design and characteristics. The plans indicate that there are presently 324 parking spaces and the improvements would require 30 additional spaces, however, the Applicant seeks variance relief from adding any more parking. Gregory Woodruff, PP was qualified as an expert in planning, He testified that the variance sought is a “c-1” variance by reason of the exceptional conditions on site. Regarding the positive criteria he stated that the site is a unique use and that not all interior mecting spaces will be used at the same time; that the club has the desire and ability to limit membership, that the proposed additions will improve ADA accessibility, that by not paving more parking spaces the Club is preserving open space, and that the highest parking demand occurs in the evenings when the maintenance building area is available because the workers are not there. Regarding the

ng spaces the Club is preserving open space, and that the highest parking demand occurs in the evenings when the maintenance building area is available because the workers are not there. Regarding the negative criteria he stated that the purpose of the parking requirements in the ordinance is to ensure adequate space for all users and that due to the uniqueness of the site all parking can be accounted for on site and overflow parking can use the maintenance building area thereby causing no substantial detriment to the public good and no substantial impairment to the intent and purpose of the zone plan and ordinance. FINDINGS OF FACT AND CONCLUSIONS OF LAW The Applicant has satisfied notice requirements and the Board has jurisdiction over the application. The proposed renovations will improve and enhance the clubhouse and improve handicapped accessibility. NSPLANNING. BRIMWP\ Resolutions\201\PB-11-16-Mantelair Golf Club.doc

11. The Board finds that “c-1” variance relief is warranted because the peculiar and exceptional conditions on the site in question and buildings lawfully existing thereon. In order to increase parking it would require paving over open space and/or grassy areas which are integral to the use, look and feel of a golf club, and because the club can control the number of patrons and park them all on site there is no detriment to the neighbors or the zone plan and ordinance. The limited enlargement proposed in this project will not cause much if any additional parking demand. The testimony from the Applicant is that they have not had parking issues in the past and do not expect any from this proposal. Any parking demand caused by these limited improvements will be self-contained on site. 12; The Board acknowledges receipt of a letter from Township Engineer Leonard Lepore dated September 14, 2011 requesting permission from Applicant to plant trees in the riparian buffer of the Peckiman River. Per discussion at the hearing it was decided that Applicant shall work to comply with this request. 13. Per concers raised by the Board Applicant agreed to ensure that all ADA requirements are met in conjunction with this project. 14. ‘The Board acknowledges receipt of a letter from the Verona Township Engineer James. M. Helb, PE indicating his belief that some or all of the improvements proposed are on land within Verona Township. Applicant contests this allegation but agrees to obtain site plan approval from Verona if necessary. THE DECISION WHEREAS, the Board, having reviewed the application for Preliminary and Final Site Plan approval with associated 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 with variance and other relief enumerated herein. 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 associated variance relief as sct

ted herein. 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 associated variance relief as sct forth in the plans, reports, representations, testimony, stipulations and Exhibits offered by the Applicant is hereby granted with the following conditions: 1. The Applicant shall comply with all applicable Township of West Orange, County, State and Federal laws, ordinances, regulations and directives, including without limitation, obtaining all applicable local, state and federal approvals and/or regulatory 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 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 NAPLANNING.BRD\ WP Resolutions\201\PB-L1-16-Montelair Golf Club.doc

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. 6. Applicant shall comply with the rules of the Council on Affordable Housing (COAH) and/or the ordinances of the Township of West Orange, including any amendments or revisions thereto, as the same may require the creation of low- and moderate- income restricted affordable housing as a result of this project. 7. The parking variance to maintain but not inercase parking beyond the existing 324 spaces is granted. 8. Applicant shall comply with all ADA requirements triggered by these improvements. 9. Applicant shall obtain site plan and/or other approvals from Verona Township, if needed, for any improvements in Verona. 10. Applicant shall cooperate and work with the Township Engineer’s office to allow the planting of trees in the riparian buffer of the Peckman River as outlined in the letter from West Orange Engineer Leonard Lepore, PE dated September 14, 2011. The letter requests Applicant to provide up to 7,237 sq. ft. of space where the Township may plant 80 trees, consisting of red mapie, black gum white ash, American hornbeam and flowering dogwood, on property owned by Applicant along the riparian buffer of the Peckman River. All such plantings shall be outside the area

of red mapie, black gum white ash, American hornbeam and flowering dogwood, on property owned by Applicant along the riparian buffer of the Peckman River. All such plantings shall be outside the area of play for any golf hole i.c. outside the fairway and rough, and the location shall be subject to the review of the Township Engineer. 11. All notes included in the approved plans, including notes required by this Resolution, shall be deemed conditions of approval having the same force and offect as conditions expressly set forth in this Resolution. Certified to be a true copy of the Resolution adopted on the Sth day of October 2011. 7 Robin Miller, Secretary NAPLANNING.BRD\WP\Resolutions\201 WPB-11-16-Monteluir Golf Club.doc