Crestmont ZBA Application Package 72224

POSITIVE CRITERIA The R-2 zone permits the following uses: one-family detached dwelling; water reservoir; well tower; filter bed; federal state, county or township building; golf course and golf club house; farm, nursery, greenhouse and similar uses; and hospital. The Board has the power to grant the “d-1” variance pursuant to N.J.S.A. 40:55D-70d, where special reasons exist and the site is deemed particularly suited for the proposed use. The proposed dwelling, while technically a second principal use, will operate as an accessory function of the golf club. Additionally, the site’s substantial size (nearly 147 acres) allows for the proposed dwelling to be located in an area where there is presently parking and access to Eagle Rock Avenue. The need for housing, within an affordable range, is well known throughout northern New Jersey and is discussed in the Township Master Plan. By providing on site housing, the golf club has the ability to control the cost of rent to its workers, as well as eliminating the need for the workers to drive to and from the club each day. The proposal affirms the following goals of the master plan: “encourage appropriate residential development” and addresses much of the issues raised in the Sustainability Element of the Plan by eliminating the need for the seasonal workers to drive to and from the club each work day. The location of the dwelling addresses both the West Orange Master Plan, as well as the MLUL by creating a “desirable visual environment”. The location of the house is adjacent to an existing parking area and is located near another existing one story building so it will blend into the presently developed area easily. NEGATIVE CRITERIA The granting of the variances will not-resuli in a substantial detriment io the public good or impairment to the intent and purpose of the zone plan and zoning ordinance. The proposal is located 500 feet from the nearest residence to the east and 360 feet from the nearest residence to the north. It is not anticipated to generate more traffic than existing conditions at the country club and the existing parking area can accommodate the required parking spaces for the proposed dwelling. There is no negative visual impact of the proposed dwelling on surrounding properties. PARKING The RSIS (Residential Site Improvement Standards) requires 2.0 parking spaces for the three bedroom

ng. There is no negative visual impact of the proposed dwelling on surrounding properties. PARKING The RSIS (Residential Site Improvement Standards) requires 2.0 parking spaces for the three bedroom dwelling. The dwelling is located adjacent to an existing parking area that services the country club and will utilize two parking spaces within the parking lot if necessary. The proposal complies with the RSIS requirement.