Crestmont Country Club Nishuane Planner Report 6 21 2024

105 Grove Street, Suite 3 Montclair, NJ 07042 973.954.2677 www.NishuaneGroup.com MEMORANDUM TO: Township of West Orange Zoning Board of Adjustment FR: Gerard M. Haizel, PP, AICP, Principal RE: ZB-24-07 – 750 Eagle Rock Avenue Block 174, Lot 1.01 DT: June 21, 2024 The following is prepared on behalf of the West Orange Zoning Board. The information is for advisory purposes only and is intended to assist the Board’s decision-making process. Below are descriptions of the projects based on the supplied plans and documentation as well as commentary on issues evident from them. Items Reviewed In preparation of this report, I have reviewed the following items: • Township of West Orange Application form for the Planning or Zoning Board of Adjustment, dated April 30, 2024. • Proposal/Project Narrative, Application of Crestmont Country Club, 750 Eagle Rock Avenue, Block 174, Lot 1.01, dated April 22, 2024. • Correspondence: Site Plan Check List Waiver Request, from James Bash, PE, of Van Cleef Engineering, dated April 9, 2024. • Resolution: Township of West Orange Planning Board, PB-23-06 Crestmont Country Club/750 Eagle Rock Avenue, Block: 174 Lot: 1.01; Zone: R-2, Decided on July 5, 2023, Memorialized on July 19, 2023, Minor Site Plan Approval. • Photographs/Exhibits: Exterior of 24-Foot Modular Trailer & Double-Wide Floor Plan. Project Summary On property located in the Township’s R-2 (One-Family Dwellings on 40,000-SF Lots), the applicant, Crestmont Country Club, proposes the installation of a 1,248-SF modular

June 21, 2024 Page 2 of 10 ZB-24-07 750 Eagle Rock Avenue Block 174, Lot 1.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com accessory dwelling in the northeastern area of the subject property. The proposed modular dwelling would be occupied by the “seasonal employees.” The subject site, which encompasses 146.7-acres, is used as a county club, and includes a golf course, tennis courts and swimming pool facilities. The existing country club use is permitted in the R-2 zone. However, the proposed accessory dwelling is not a permitted accessory use to the principal country club use. The applicant is also seeking a minor site plan approval. Required Variances Use (Accessory Dwelling) – Pursuant to the Township of West Orange Zoning Ordinance §25- 7.1- Table of District Regulations – Part A: Permitted Uses, accessory dwelling units are not permitted as an accessory use to the principal country club and the applicant proposes a modular accessory dwelling on the site of the existing country club. A D(1)- variance is required to allow the proposed accessory dwelling use on the subject site in the R-2 zone. Project Description The subject site is a 146.7-acre property, which is currently used as a country club. The property includes a golf course, tennis courts, swimming pools and a club house. The applicant proposes to install a 1,248-SF modular accessory dwelling structure on the property, to accommodate seasonal employees. The modular structure will be situated in the northeastern area of the property in the northeastern corner of a parking lot, adjacent to the egress on to Eagle Rock Avenue. The proposed structure will have dimensions of 24-feet by 54-feet and will be setback 214.08-feet from the front property line on Eagle Rock Avenue, approximately 4,300-feet from the rear property line and 38.36-feet from the eastern side property line. The proposed dwelling will be located approximately 430-feet from the closest residential property to the east. On the southern side of the parking lot from the proposed location of the dwelling, is an existing 1-story structure, which is surrounded by a thicket of trees, which would effectively obscure the dwelling from direct view from the club house. The area of the parking lot where the dwelling will be located is currently striped for two rows of head-to-head stalls. Plans

ld effectively obscure the dwelling from direct view from the club house. The area of the parking lot where the dwelling will be located is currently striped for two rows of head-to-head stalls. Plans call for a portion of the striping for four (4) parking spaces on the northernmost row to be removed to accommodate the dwelling. The existing island

June 21, 2024 Page 3 of 10 ZB-24-07 750 Eagle Rock Avenue Block 174, Lot 1.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com at the end of the row to the immediate south will also be reconfigured. A series of bollards are proposed on the western and southern perimeter of the dwelling, to provide protection and separation from the surrounding circulation aisles in the parking lot. The floor plan of the proposed dwelling, as provided by the applicant, will include a 19- foot by 11-foot living room, surrounded by a kitchen and dining area, a full bathroom, two (2) bedrooms, each measuring 9.6-feet by 11-feet and 10.1-feet by 8.75-feet and a 13.5-foot by 11-foot master bedroom, which will include a second full bathroom. A utility room, which will include laundry facilities, is also included.

June 21, 2024 Page 4 of 10 ZB-24-07 750 Eagle Rock Avenue Block 174, Lot 1.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Site & Area Description Street Address: 750 Eagle Rock Avenue Block & Lot: Block 174, Lot 1.01 Zoning District: R-2 (One-Family Dwellings on 40,000-SF Lots) Zone Total Site Area: 146.7-Acres (in West Orange) Location Map Location Map – The subject site is located on the southern side of Eagle Rock Avenue. The entire site encompasses over 146.7-acres within the Township of West Orange. To the east of the site are residential properties fronting on Eagle Rock Avenue and Ferris Drive. Eagle Rock Ave. Proposed Location of Modular Accessory Dwelling

June 21, 2024 Page 5 of 10 ZB-24-07 750 Eagle Rock Avenue Block 174, Lot 1.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Photo Survey -= Photo 1: Aerial view of the subject property, located at 750 Eagle Rock Avenue, showing the proposed location of the modular dwelling structure on the perimeter of a parking lot. Photo 2: View of the subject site from the northeast, looking towards the clubhouse and main parking area. To the south of the accessory dwelling location is a 1-story building surrounded by thick vegetation. Photo 3: View looking northeast across the parking lot towards the proposed location of the accessory dwelling structure. November 18, 2021 November 18, 2021 November 18, 2021 November 18, 2021 November 18, 2021 Google Image May 24, 2024June 13, 2024 Google Image

June 21, 2024 Page 6 of 10 ZB-24-07 750 Eagle Rock Avenue Block 174, Lot 1.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Photo 4: View looking towards Eagle Rock Avenue from the proposed accessory dwelling location. June 13, 2024

June 21, 2024 Page 7 of 10 ZB-24-07 750 Eagle Rock Avenue Block 174, Lot 1.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Planning Considerations The subject site is located within the R-2 (One-Family Dwellings on 40,000-SF Lots) District. Among the permitted principal and accessory uses in this district are: Permitted Principal Uses Permitted Accessory Uses • One-Family Detached Dwellings • Required accessory parking • Water Reservoir, Well Tower, Filter Bed • Private garage • Federal, State, County or Township Buildings • Horticultural or agricultural building • Golf Course and Golf Club House • Customary accessory building or structure • Farm, Nursery, Greenhouse and Similar Uses • Private swimming pool • Hospitals • Private recreation facility • Senior Citizens Housing Projects (Sect. 25.4) • Home occupation • Home professional office Signs • Fences and dividing walls • Farm produce stand for produce grown on premises • Private storage shed • Greenhouse Pursuant to the Township of West Orange Zoning Ordinance §25-7.1- Table of District Regulations – Part A: Permitted Uses, accessory dwelling units are not permitted as an accessory use to the principal country club use on the site. The chart below has been created to identify bulk deficiencies. Standard Permitted/Required (R-2 District) Proposed Variance Required Use Golf Course, Cub House & Customary Accessory Buildings and Structures Accessory Dwelling Unit Yes Min. Lot Area 40,000-SF 189-Acres No Max. Building Height (Accessory Building) 1½ -Stories / 15-Feet 1-Story / <15-Feet No / No Min. Front Yard Setback 35-Feet 214.08-Feet No Min. Side Yard Setback 20-Feet (Each Side) 38.36-Feet No Min. Rear Yard Setback 45-Feet ±4,300-SF No Max. Lot Coverage 30% 6.76% No

June 21, 2024 Page 8 of 10 ZB-24-07 750 Eagle Rock Avenue Block 174, Lot 1.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Standards for Granting Variance Relief D – (Use) Variances The MLUL (Municipal Land Use Law) at N.J.S.A. §40:55D-70d sets forth the standards for variances from the regulations pursuant to Article 8 of this act. A D-Variance is warranted to permit: 1) a use or principal structure in a district restricted against such use or principal structure, 2) the expansion of a nonconforming use, 3) deviation from a specification or standard pertaining solely to a conditional use, 4) an increase in the permitted floor area ratio, 5) an increase in the permitted density (except as applied to the required lot area for a lot or lots for detached one or two dwelling unit buildings, which lot or lots either isolated undersized lot or lots resulting from minor subdivision) or 6) a height of a principal structure which exceeds by 10 feet or 10%, the maximum height in the district for a principal structure. A D-variance may be granted where the applicant shows to the satisfaction of the Board, that “special reasons” exist to warrant the granting of the variance. Special reasons may include that the use is inherently beneficial, that the property owner would suffer undue hardship if required to use the property in accordance with the permitted uses and standards for the zone, or that the site is particularly suited for the proposed use and thereby promotes the general welfare. The applicant must also demonstrate that the requested relief will not result in any substantial detriment to the public good, nor substantial impairment to the zoning ordinance or zone plan. A variance under this subsection is granted only by affirmative votes of at least five members. C - (Bulk) Variances The Municipal Land Use Law (MLUL) at N.J.S.A. 40:55D-70c sets forth the standards for variances from the bulk regulations of a zoning ordinance. C(1) Variance - The Board must find that there is either undue hardship or practical hardship with the strict application of the zoning requirements as stipulated in the Zoning & Land Use Regulations, as a result of: a) exceptional narrowness, shallowness or shape of a specific property, or b) by reason of exceptional topographic conditions or physical features uniquely affecting a

Use Regulations, as a result of: a) exceptional narrowness, shallowness or shape of a specific property, or b) by reason of exceptional topographic conditions or physical features uniquely affecting a specific piece of property or c) by reason of an extraordinary and exceptional situation uniquely affecting a specific piece of property or the structures lawfully existing thereon. C(2) Variance – The Board must find that the proposed deviation from the Zoning & Land Use Regulations will advance the purposes of the MLUL and that the variance can be granted without substantial detriment to the public good, that the benefits of the deviation would substantially outweigh any detriment and that the variance will not substantially impair the intent an purpose of the zone plan and zoning ordinance. The benefits identified in granting a C(2) variance must include benefits to the community as a whole, not only the applicant of the property owner.