PB 17 08 Crestmont Country Club Signed Resolution

RESOLUTION OF APPROVAL PLANNING BOARD OF THE TOWNSHIP OF WEST ORANGE Decided: October 4, 2017 Memorialized: November 1, 2017 CRESTMONT COUNTY CLUB Preliminary and Final Site Plan Approval With “c” Variances 750 Eagle Rock Avenue Block 174, Lots 1 and 1.01 PB-17-08 WHEREAS Crestmont County Club (the “Applicant”) having an address at 750 Eagle Rock Avenue, West Orange, NJ 07052 having made application for Preliminary and Final Site Plan Approval with variances for premises at 750 Eagle Rock Avenue, West Orange, NJ also known as Block 174, Lots 1 and 1.01 on the tax map of the Township of West Orange (the “Premises”); and WHEREAS the Board having conducted a public hearing on this application on September 6, 2017 and October 4, 2017; and WHEREAS the Applicant having appeared by its attorney Richard Angowski, Esq., and by witnesses Alan Ackerman, Wayne Jacques, RA, Jeff Morris, PE, PP, and Tim Clinton, and having received review letters from Board Consulting Engineer Eric Keller, PE, PP dated August 31, 2017 and September 29, 2017, and from Township Planner Paul Grygiel, AICP dated September 5, 2017 and September 25, 2017, and the Board having granted an opportunity for public comment, and having deliberated on the merits of the application, IT IS HEREBY RESOLVED: EVIDENCE SUBMITTED In summary, the following evidence was received and/or introduced in connection with this application: 4. A West Orange Planning Board application form, and the following: i. Proposal for “c(2)” parking variance; ii. Checklist; iii. Application for Tree Removal and Replacement Permit;

iv. Adjacent parcels in Borough of Roseland and Township of Livingston; Vv. Former Land Use Applications and Resolutions; vi. Site Plan prepared by Boswell Engineering dated August 24, 2017 last revised September 21, 2017 (17 Sheets); vii. Architectural Drawings prepared by Jefferson Group Architecture dated September 22, 2017 (5 Sheets); viii Steep Slope Analysis prepared by Boswell Engineering dated September 1, 2017 (2 Sheets); ix. Partial Topographic Survey prepared by Boswell Engineering dated April 18, 2017 (3 Sheets); and x. Storm Water Management Report prepared by Boswell Engineering dated June, 2017. 2. In addition, the Board also received the following: i. | Response Memo prepared by JGA Architectural Design dated September 4, 2017; and ii. | Response Memo from Boswell Engineering dated September 27, 2017. 3. The Board accepted into evidence the following testimonial exhibits: APPLICANT EXHIBITS A-1: A-2: A-3: A-4: A-5: Main Level Furniture Floor Plan, Page 4A, dated 9/1/17, JGA Architectural Design; Lower Level Floor Finishes Plan, Page 2, dated 9/1/17, JGA Architectural Design; Main Level Floor Finishes Plan, Page 4, dated 9/1/17, JGA Architectural Design; Proposed Exterior Renderings (2) (North and South facades) Guest & Member Entry View, Course View, Page 6, dated 9/1/17, JGA Architectural Design; Proposed Exterior Color Rendering — Finishes for Guest Entry, Roof, Ladies Lounge, Front & Side Elevations, Page 7, dated 9/1/17, JGA Architectural Design; Pool Plan, Page 26, dated 9/1/17, JGA Architectural Design;

A-7: A-9: A-10: A-11: Exterior Pool 3D Rendering, Page 27, dated 9/1/17, JGA Architectural Design; Lower Level Floor Plan, part of response letter dated 9/4/17; 3 drawings A1.0, A1.1, A3.1 by JGA (undated) issued in response to Bowman Memo dated 8/31/17 (Exhibit for Testimonial Purposes only); Color Rending Site Plan, Drawing No. 17-126-SP-1, dated 8/31/17, Boswell Engineering; Color Rendering Steep Slope Analysis-Existing Conditions, Drawing No. 17-126-SS- 1, dated 9/1/17, Boswell Engineering; Site Plan Drawing Set, 17 Sheets, Revised 8/24/17, Boswell Engineering B-1 Board Exhibits Color Photo of existing conditions on the property Color Photo of existing conditions on the property Richard J. Angowski, Jr., Esq., appeared on behalf of the Applicant and stated that the application was for improvements to the Crestmont County Club including renovations to the existing clubhouse entrances, pool deck, parking lot, utilities, and improvements elsewhere on site. Alan R. Ackerman was sworn and testified that he is the President of the Crestmont County Club. He stated that the club was 64 years old and has had renovations in the past, however, the proposed renovations would upgrade the Club's facilities and help to ensure its future competitiveness in the marketplace. He noted that renovations include upgrades to the existing interior infrastructure, increasing the size of the Donald Ross Room in the Clubhouse and enhancing the pool deck. There are currently 244 parking spaces and the upgrade would increase the number of spaces to 250. Mr. Ackerman stated that the Club membership capacity is 250 and there were currently 220 full-time adult members. He testified that the Club's parking lot was never full and that he estimated no more than 70 to 80 cars were at the Club for any event including major holidays. In response to Board questions Mr. Ackerman stated that if there was a large gathering which required additional parking the Club would make arrangements so that it would not create problems off-site. Mr. Ackerman noted that there was valet parking during major events. The Board noted

10. 11. that there had recently been a prior application to place a bubble over two of the tennis courts on the Club’s property and Applicant's attorney stated that this application would not conflict with the prior approval for those tennis bubbles. A Board Member noted he had visited the site and was concerned about large areas of stored materials such as trees, unscreened dumpsters and other debris. He introduced 2 photographs which were marked as Board Exhibit s B-1 and B-2 which were pictures of maintenance areas, cut trees, and trucks. Mr. Ackerman responded that the Club had thousands of trees on site which were managed and maintained by Club staff. The Club’s manager and agronomist from Rutgers University were identifying trees that are unhealthy so that they could be taken down, chopped up and removed from the property. He stated that it was not the Club’s intention to have stumps and/or tree debris remain on the property. In response to questions from the public Mr. Ackerman noted that rather than replacing the unhealthy trees with additional trees the Club was looking to replace them with fescue grasses which are more beneficial to the golf course and the environment in general. Wayne Jacques, RA was sworn and qualified as an expert in architecture. Mr. Jacques gave a description of the Clubhouse and the existing additions and the improvements which included removal of old porticos and construction of new porticos at both the Main Entrance and the Member's Entrance, expansion of the Donald Ross Dining Room, expansion of the restrooms, and new ADA accessible ramp. A new pool deck would be constructed and all exterior finishes would be upgraded to match the main Clubhouse. Mr. Jacques stated that the entire proposed area of additions totaled 4,279 sq ft. In response to Board questions Mr. Jacques testified that the truck loading dock would remain in the same area but would be extended with gates; the height of the building would not be increased; and the renovations would impact less than 10 percent of the overall building. Mr. Jacques then reviewed comments from the review letter by Bowman Consulting dated August 31, 2017. Applicant called Jeffrey Morris, PE, PP who was sworn and qualified as an expert in engineering and planning. Mr. Morris described the overall site plan and testified that the proposed area of outside improvements

led Jeffrey Morris, PE, PP who was sworn and qualified as an expert in engineering and planning. Mr. Morris described the overall site plan and testified that the proposed area of outside improvements were located primarily in the northerly portion of the Club near Eagle Rock Avenue. The auxiliary parking lot would be restriped and the existing exit driveway to Eagle Rock Avenue would be abandoned and a new egress driveway to Eagle Rock Avenue would be built. Vehicles would continue to enter the sigte from Laurel Avenue to the Clubhouse where there would be modifications to the existing porte cochere. The improved main parking lot 4

12. 13. 14. 15. would have curbed landscaped islands at the end of each parking bay with trees and lighting. Improvements to the pool house include a 1,200 sq ft pool deck and a handicapped accessible ramp. Mr. Morris stated that the Club sought to install a new egress which would line up with the existing intersection of Eagle Rock Avenue and Oval Avenue. He stated that the proposed new egress would have better sight distances. He stated that additional improvements included upgrades to the gas and water utilities to the Clubhouse for better fire protection and utility service. Mr. Morris noted that the proposed additions to the building and parking lot layouts would not create setback issues. The existing driveway to be replaced would be milled, grinded, landscaped and planted. Mr. Morris testified that the project would include the removal of 69 trees and that 47 of them were beyond a 75 ft setback from Eagle Rock Avenue. Many of the removed trees were the result of the new proposed egress road. Mr. Morris referred to the grading, drainage and landscaping plan (drawing No. 17-126-GD-1) and described the proposed parking lot plan with end islands. Underground detention systems was proposed for the new driveway. 14 ft light poles were proposed in the parking area. He also described that Applicant was seeking a new water connection from a main on Eagle Rock Avenue. It was noted that the proposed water and gas lines would not follow the new roadway but would cut through the existing treed area between Eagle Rock Avenue and the clubhouse. Regarding steep slopes that would be disturbed by the new driveway and utility connections Mr. Morris stated that in his opinion all of the slopes which were being disturbed were man-made. Mr. Morris then reviewed Eric Keller's engineering review letters. Responding to Board questions Mr. Morris noted that Applicant was replacing 24 trees which was the number of trees being removed which are not exempt from removal pursuant to the Ordinance; that the new storm water system is entirely on Club property and would be maintained by the Club; that the Applicant would not plow snow out onto Eagle Rock Avenue; that additional trees would be added in the auxiliary parking lot, and that consideration would be given to reducing the current pavement areas not needed for circulation to reduce the amount of paved surface. Mr.

l trees would be added in the auxiliary parking lot, and that consideration would be given to reducing the current pavement areas not needed for circulation to reduce the amount of paved surface. Mr. Morris than turned to planning testimony and stated that the number of parking spaces in the Ordinance was far greater than the number which were utilized by the Club even during larger events. He noted that fewer parking spaces would also create less storm water runoff. He testified that the benefits of the proposed disturbance to steep slopes and reduction of parking spaces outweigh the detriments and at worse, even if there were insufficient number of spaces, the Applicant could park additional cars on site in other locations. Mr. Morris introduced Exhibit A-10 which is a steep slope analysis and noted those areas of the premises which exceeded 25

16. 17. 18. 19. 20. 21. percent slope and required variance relief. He stated that where the new driveway exits the parking area and as it nears Eagle Rock Avenue are the steep sloped areas which would be disturbed along with the trench for new gas, electric and water connections. Tim Clinton was sworn and testified that he is the General Manager of the Applicant. He stated that the Club needs all three dumpsters it has on site, that he was not aware of any accidents at the Club's exit drive onto Eagle Rock Avenue, and that in the event of large gatherings the Club would park surplus vehicles on the property and not on Laurel Avenue or Eagle Rock Avenue. Various members of the public cross-examined Applicant's witnesses and spoke during public comment raising concerns about the removal of trees, the proposed new driveway, safe egress from Applicant’s driveway, sidewalks and handicapped accessibility. FINDINGS OF FACT AND CONCLUSIONS OF LAW The subject property is located in the R-2 Zone where golf courses are a permitted use. The property is generally surrounded by residential neighborhoods, although there are nonresidential uses in the vicinity including Essex Fells Country Club, Pleasantdale Chateau and multiple houses of worship. 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. 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. The renovations sought are relatively minor given the size of 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. 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 _ | : ae 25-28.8c Disturbance | Not permitted Unknown 1,878 sf of of Slopes of 25% | —_ i: Disturbance _| 25-27.4b4 Removal of Not Permitted | N/A Trees proposed to | | Trees on Slopes >15% | _ be removed 23. 24. 25. 26. 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. 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 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