PB 24 16 350 Mount Pleasant Avenue Essex Country Club West Orange Planner Report 8 27 2024

105 Grove Street, Suite 3 Montclair, NJ 07042 973.954.2677 www.NishuaneGroup.com MEMORANDUM TO: Township of West Orange Planning Board FR: Gerard M. Haizel, PP, AICP, Principal RE: PB-24-16 - 350 Mt. Pleasant Avenue, Essex Country Club Block 156, Lot 1 DT: August 27, 2024 Status Complete The following is prepared on behalf of the West Orange Planning 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 July 28, 2024. ● Previously approved ten (10) resolutions that are attached with the report. o Planning Board Resolution, PB-78-42, adopted on September 6, 1978, approving minor subdivision. o Planning Board Resolution, PB-79-36, approving site plan for additions to club house pro and shop. o Planning Board Resolution, PB-93-35, adopted on March 23, 1994, approving site plan for replacement of maintenance shed. o Planning Board Resolution, PB-96-27, adopted on February 5, 1997, approving site plan for pump station. o Planning Board Resolution, PB-00-19, adopted on February 15, 2001, approving site plan to reconstruct drive entrance to country club.

August 27, 2024 Page 2 of 13 PB-24-16 350 Mt. Pleasant Avenue Block 156, Lot 1 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com o Planning Board Resolution, PB-02-10, adopted on November 13, 2002, approving a site plan for removal of curved walls to construct a new shed storage, a pesticide building and a chain link fence. o Planning Board Resolution, PB-03-18, adopted on January 7, 2004, approving soil removal permit. o Planning Board Resolution, PB-14-04, adopted on July 2, 2014, approving site plan for additions to club house and associated parking variance. o Planning Board Resolution, PB-23-09, adopted on December 6, 2023, approving amended final site plan approval with bulk variances and soil moving permit to modify existing golf course facilities. o Planning Board Resolution, PB-23-09, adopted on May 1, 2024, approving amended site plan approval for construction of a new halfway house. ● Architectural Plans titled ECCC - Existing Pool House W/Pool Area and Kitchen Renovation, Essex County Club, West Orange, NJ, consisting of three (3) sheets, dated 07-03-2024, prepared byF.J. Rawding, AIA. ● Site Plans titled Site Plan, Pool Complex Site Plan Essex County Country Club, Township of West Orange, Essex County, NJ, Block 156, Lot 1, Tax Map Sheets 39, 39.01, 39.02 and 39.03, consisting of seven (7) sheets, dated 06-03-2024, prepared by Paul T. Calabrese , PE of Jarmel Kizel Architects and Engineers, Inc. ● Landscaping and lighting Plans titled Essex County Country Club, 350 Mt Pleasant Avenue, West Orange, NJ, consisting of three (3) sheets, dated 07/03/2024, prepared by Sponzilli Landscape Group Inc. ● Survey of Property situated at East Course, Essex County Country Club/ 350 Mt. Pleasant Avenue, Township of West Orange, Essex County, New Jersey, consisting of one (1) sheet, dated 10-27-1978, prepared by Stewart Associates, Inc. Project Summary On property located in the Township’s R-2 (One-Family Dwellings on 40,000-SF Lots), the applicant, Essex County Country Club proposes a number of improvements to an existing pool house building on the subject site. The improvements include the expansion of covered walkway, construction of an open-air covered bar area with a grill area, expansion of existing patio, and construction of pergola with seating underneath. The site currently contains several

f covered walkway, construction of an open-air covered bar area with a grill area, expansion of existing patio, and construction of pergola with seating underneath. The site currently contains several structures, including an existing golf course, clubhouse, tennis courts, swimming pool, pool house and a number of other accessory structures. The Applicant also proposes to make various lighting and landscaping improvements to enhance the existing pool house.

August 27, 2024 Page 3 of 13 PB-24-16 350 Mt. Pleasant Avenue Block 156, Lot 1 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com The pool house is an existing use on the site and is permitted in the R-2 District. However, the proposed improvements do not meet all the bulk and design requirements for the District. Site plan approval is required for this application. Required Variance Relief Accessory Building Height (Open Air Structure) – Pursuant to the Township of West Orange Zoning Ordinance §25-8.1(f), an accessory building in a residential zone shall not be taller than 1½ stories or 15-feet in height, and the applicant proposes a building height of 17.83-feet for the golf building. A C-variance is required to allow a greater accessory building height than permitted. Land Use Regulations & Requested Checklist Waivers 1. A waiver is required from West Orange application checklist item 13 that requires “metes and bounds description showing dimensions, bearings, curve data, length of tangents, radii, arcs, chords and central angles for all centerlines, and right of way, and centerline curves on streets if applicable.” The applicant comments that the proposed site development is deep into the site property and therefore, there are no impacts to elements of item #13. Survey is provided. Planner’s Comment: The applicant should provide an updated survey of the property. 2. A waiver is required from West Orange application checklist item 19 that requires “all proposed lot lines and area of lots in square feet if applicable.” As per West Orange Code §202-29.2A(6) “Length and bearings of the lot lines of the proposed project” is required. The applicant comments that the proposed site development has no adjustments or impacts to the lot line and area of the site. Planner’s Comment: No objection to this waiver. 3. A waiver is required from West Orange application checklist item 28 that requires “all existing street, water courses, flood plains, wetlands or other environmentally sensitive areas on and within 200’ of site.” As per West Orange Code §202-29.2A(6) “All existing structures and wooded areas within the site and within 200 feet thereof.” The applicant comments that the proposed site development has no adjustments or impacts to the existing street, water courses, flood plains, wetland or any environmentally

nd within 200 feet thereof.” The applicant comments that the proposed site development has no adjustments or impacts to the existing street, water courses, flood plains, wetland or any environmentally sensitive areas. Planner’s Comment: No objection to this waiver.

August 27, 2024 Page 4 of 13 PB-24-16 350 Mt. Pleasant Avenue Block 156, Lot 1 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com 4. A waiver is required from West Orange application checklist item 29 that requires “existing right-of-way and/or easements on and within 200’ of tract.” The applicant comments that the proposed site development has no adjustments or impacts to the existing right-of-way and/or easement on and within 200 ft of the tract. Planner’s Comment: No objection to this waiver. 5. A waiver is required from West Orange application checklist item 32 that requires “boundary, limits, nature and extent of wooded areas, specimen trees, and other significant physical features (detail may vary).” The applicant comments that the proposed site development has no adjustments or impacts to the boundary, limit, nature and extent of wooded areas and other significant physical features of the site. Planner’s Comment: No objection to this waiver. 6. A waiver is required from West Orange application checklist item 46 that requires solid waste management plan. The applicant comments that there are no changes to the existing solid waste management plan for the existing site. The proposed site improvement will keep the existing solid waste management plan. Planner’s Comment: No objection to this waiver. Project Description The subject site encompasses a total of 176.83-acres on the southwestern corner of the intersection of Mt. Pleasant and Prospect Avenues and has been developed with a golf course since 1887. The site also has frontage on Pleasant Valley Way to the northwest and Old Indian Road to the southwest. The site is occupied by the country club and the surrounding uses include another golf course, single-family houses, offices and other institutional uses. On the northeastern side of the country club, on the Mt Pleasant Avenue frontage, is a commercial strip with various retail outlets, fitness gym, health facility and restaurants. Opposite to that is a residential area with predominantly single-family homes. The western side of the club comprises a sports club, a church, single family homes and a care community. Whereas on the eastern side of the club there is a nursing facility, health facility and single-family homes and the southern side is predominantly residential. The applicant proposes to renovate

ity. Whereas on the eastern side of the club there is a nursing facility, health facility and single-family homes and the southern side is predominantly residential. The applicant proposes to renovate the existing pool house facility on the subject site, which is inclusive of renovation of the interior of the one-story pool house building.

August 27, 2024 Page 5 of 13 PB-24-16 350 Mt. Pleasant Avenue Block 156, Lot 1 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com Floor plans of the pool house show the proposed kitchen renovation with the covered area bar as well as the exterior renovations on the front, back and poolside elevations. The open grill area is located on the northern side of the open-air structure along with the new face stone retaining wall and decking behind it, and the proposed operable trellis is towards the south of the structure. A covered service area with expanded covered walkway is also proposed towards the existing pool deck. The floor plans for the 542-SqFt kitchen area highlights the placement of the storage, workstations, refrigerators and other accessories. The site plan of the pool house shows a proposed 17.83-foot-tall open-air structure adjacent to the existing pool house that will be covered with a standing seam metal roof and will have new columns with Azek wrap. Four (4) canopy structures are proposed on the southern side of the pool house. A concrete area towards the northwestern side of the pool will be replaced with an 80-foot by 80- foot pergola structure forming a new seating area. A six (6) inch vinyl fence (matching the existing fence) is proposed to be installed adjacent to the proposed open-air structure and pergola as well as towards the east side of the pool house building. Expanded pavers and walkways totaling up to 4,885-SF are in various spots throughout the pool area that consists of the new air structure, under the three canopies towards the south of the pool house and continuing towards the smaller inground pool. Two sets of new stairs with six (6) inch risers and twelve (12) inch treads towards the southwestern and northwestern side of the bigger inground pool connecting the two pools. The proposed ADA ramp is situated between the two stairways. A self-locking gate is proposed that opens outwards, away from the pool to enter the pool area via the smaller inground pool. The applicant also proposes a depressed curb towards the northeast of the pool house adjacent to the access aisle. Exterior o The exterior of the proposed pool house will be finished in a manner, complementary to the existing structures on the site. Towards the front elevation of the pool house, a new flat roof is proposed with

exterior of the proposed pool house will be finished in a manner, complementary to the existing structures on the site. Towards the front elevation of the pool house, a new flat roof is proposed with composite railing. Lighting o Twenty-five (25) wall lights with glass shrouds are proposed in the new seating area and in front of the pool house. o Eight (8) path lights with a stake mount are proposed towards the western side of the pool house and towards the southeastern side of the pool.

August 27, 2024 Page 6 of 13 PB-24-16 350 Mt. Pleasant Avenue Block 156, Lot 1 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com o Fourteen (14) brass bullet spotlights with a stake mount are proposed for the existing trees towards the southern side of the pool. o Twenty-eight (28) bullet uplights are proposed towards the existing cherry trees. o 140 ft bistro lights are proposed to be mounted on the four canopies near the south side of the pool. o 280 ft strip light is proposed on the walls and steps by the pool. Landscaping o Seven (7) modern inch fiberglass square planters (24” sq. by 24” high) are proposed towards the new seating area and in front of the pool house. o Ten (10) modern fiberglass tapered planters (36” round x 3’ high) spread out throughout the existing swimming pools. o Three (3) Crape Myrtle are proposed outside the pool area adjacent to the existing playground. o Eleven (11) Limelight Hydrangea are proposed towards the eastern side of the pool house adjacent to the gravel area. o Fourteen (14) Coral Drift Rose are proposed outside the pool area adjacent to the existing playground along with the Crape Myrtle. o Sixteen (16) Gold Flame Spirea are proposed around the new open-air structure and at the corner of the pool house towards the northeast. o One hundred and seven (117) Perennial are proposed outside the pool area surrounding the pool house. o Seven (7) Kousa Dogwood, fourteen (14) Lo and Behold Blue Chip Butterfly Bush, sixteen (16) Winter Gem Boxwood, thirty-three (33) Endless Summer Hydrangea, thirteen (13) Anthony Waterer Spirea, ten (10) Spilled Wine Weigela, and seventeen (17) Dwarf Fountain Grass are proposed inside the pool area towards the southern end of the pool house adjacent to the canopy area. o Three (3) Purple leaf European Beech and Thirty (30) Little Spire Russian Sage are proposed inside the pool area between the proposed staircase and ADA ramp.