6 3 26 WO PB Draft Minutes

13 ■ An elevator ■ Stairs ○ Clarified that the bicycle rack in the parking lot is intended for customers, while employees use the interior bicycle storage. ○ This level also contains: ■ Trash storage ■ Mechanical/HVAC equipment ■ Terrace access PROFESSIONAL QUESTIONS - Ms. Apte asked about: ○ Trash collection procedures ○ Potential odor impacts ○ Potential noise impacts on the neighboring residential property - Mr. Mastropietro responded: ○ Trash will remain inside the building until collection, therefore, odor impacts should be minimal. ○ Operational details, including collection schedules, are ultimately matters for the supermarket operator. ○ The applicant is aware of the Township's operational restrictions and intends to comply. - Mr. MacNeill asked whether the applicant had considered designing the supermarket as a two-story grocery store and reducing the first-floor footprint to improve on-site circulation and truck maneuvering. Mr. Mastropietro responded they have explored two- level supermarkets on other projects. They concluded that two-story grocery stores generally perform poorly because customers must move shopping carts between floors. They require ramps or specialized cart escalators. Elderly customers often avoid those systems. A single-level layout better supports ADA accessibility and customer convenience. - Ms. Apte asked whether the mezzanine/storage level would also include employee facilities such as break rooms or locker rooms. Mr. Mastropietro explained the interior layout of the mezzanine has not yet been finalized. The only fully designed portion of the building is the ground-floor supermarket. The area will likely contain storage and possibly employee lockers, but no major office space. GENERAL DISCUSSION - Chairman Bagoff emphasized that Main Street is a constrained roadway with one lane in each direction and vehicle traffic, delivery trucks, pedestrians, and nearby schoolchildren. - He requested additional analysis to improve circulation and pedestrian safety. - Mr. MacNeill explained: ○ Such studies are typically prepared by the applicant's traffic engineer. ○ Coordination should occur between Township professionals and the applicant before determining next steps. - Ms. Wolfe clarified that a traffic study prepared by Dolan & Dean had already been submitted. ○ Mr. MacNeill responded that: ■ He had already reviewed the submitted

nt before determining next steps. - Ms. Wolfe clarified that a traffic study prepared by Dolan & Dean had already been submitted. ○ Mr. MacNeill responded that: ■ He had already reviewed the submitted traffic study. ■ His primary concerns remain:

14 ■ Delivery truck circulation ■ Pedestrian safety ■ ADA parking spaces ■ These issues would be addressed during testimony from the applicant's traffic engineer. PUBLIC QUESTIONS - Kevin Malanga, Ridge Road, asked whether the roof was zinc or zinc-coated. Mr. Mastropietro clarified the zinc material is only the façade. The roof itself is a white membrane designed to accommodate future solar panels. - Mr. Malanga asked whether the angled façade along Main Street includes gutters. Mr. Mastropietro stated internal gutters are provided. Snow barriers will also be installed. - Mr. Malanga asked what percentage of the façade consists of reflective glass. Mr. Mastropietro estimated approximately 20–30%, explaining some panels are reflective while alternating panels are not. Reflective treatment extends only to roughly the first eight feet, with glass above. - Mr. Malanga noted that the renderings show unobstructed transparent glass but supermarkets often place advertising posters on windows. He asked whether the applicant would agree to prohibit posters as a condition of approval. Mr. Mastropietro responded the design intent is to avoid window posters and preserve transparency. He stated he would need to confirm the owner's intentions before agreeing - Mr. Malanga asked Mr. Mastropietro to show the small driveway on Erwin Place and to explain the function. Using the site plan, Mr. Mastropietro explained that the small driveway on Irwin Place is intended only for small trucks. Occasional transfers of merchandise between the owner's supermarkets. Temporary parking of those smaller vehicles for a few hours. - Mr. Malanga asked about supermarket operating hours. Mr. Mastropietro believed they would likely be approximately 7:00 a.m. to 10:00 p.m., but stated that the owner would provide the definitive answer. Chairman Bagoff carried the application to the July 1, 2026 Planning Board meeting at 7:30 p.m. via Zoom. The Board then recessed for approximately five minutes. ● PB-26-03 Crestmont Country Club 750 Eagle Rock Avenue Block: 174 Lot: 1.01 Zone: R-2 The applicant is proposing the installation of a traffic signal at the intersection of Eagle Rock Avenue and Oval Road. Modifications to the existing driveway and parking area are also being proposed PRESENTATION - The attorney, Richard Schkolnick, appeared on behalf of Crestmont Country Club - He summarized the

Road. Modifications to the existing driveway and parking area are also being proposed PRESENTATION - The attorney, Richard Schkolnick, appeared on behalf of Crestmont Country Club - He summarized the application: ○ Crestmont is an existing permitted country club in the R-2 Zone. ○ No new buildings are proposed ○ The primary components are:

15 ■ 32 new parking spaces ■ A new traffic signal ■ A new exit aligned with Oval Road to create a safer four-way intersection ■ Widening of Eagle Rock Avenue ■ Drainage improvements ■ Stormwater management enhancements ■ Extensive landscaping, tree removal, and replacement plantings - He explained that the club's operations have evolved into a more year-round facility. - Increased activity has created additional parking demand - Significant topographic constraints require retaining walls and steep-slope disturbance variances - Mr. Schkolnick argued that the public safety benefits of the improvements outweigh the relatively modest zoning deviations. - He described the relevance of the 2020 settlement agreement between West Essex Highlands and the Township: ○ The agreement requires installation of the Eagle Rock/Oval Road traffic signal. ○ It also obligates the Township to use eminent domain if necessary to acquire property from Crestmont for construction. - Schkolnick emphasized Crestmont was faced with the possibility of losing property through eminent domain. - The club therefore worked collaboratively with West Essex Highlands, the Township, and Essex County to develop a solution. ○ The proposal: ■ Solves a public safety problem ■ Provides Crestmont with needed parking ■ Eliminates the club's existing steep and potentially hazardous exit road - He argued that even if the West Essex Highlands residential development never proceeds, Crestmont still: ○ Needs additional parking ○ Faces the obligations created by the settlement agreement ○ Must address the potential eminent-domain acquisition ○ Benefits from the traffic safety improvements ○ Schkolnick characterized the proposal as a practical solution to a complex legal and engineering situation - The civil engineer, John Cote, entered on the record; he was sworn under oath. He testified to the following: - Mr. Schkolnick introduced an aerial exhibit labeled A-1. - Mr. Cote stated that the Crestmont Country Club property totals approximately 146.93 acres. - The proposed work is concentrated primarily in the northeast corner of the property, at the intersection of Laurel Avenue and Eagle Rock Avenue. - The total area of disturbance is approximately 4 acres. - He described the existing access configuration: ○ Vehicles currently enter from Laurel Avenue. ○ Drivers proceed past the clubhouse and parking areas. ○

area of disturbance is approximately 4 acres. - He described the existing access configuration: ○ Vehicles currently enter from Laurel Avenue. ○ Drivers proceed past the clubhouse and parking areas. ○ Vehicles exit via a separate one-way driveway that leaves at an angle onto Eagle Rock Avenue at the northeast corner. - He summarized the proposed improvements: ○ Widening of Eagle Rock Avenue ○ Expansion of the upper parking lot with a new parking field

16 ○ Installation of stormwater detention basins and bioretention basins ○ Reconfiguration of the lower parking lot to accommodate grading for the new exit roadway ○ Construction of an additional detention basin at the northeast corner ○ Landscape restoration and tree planting throughout portions of the golf course property - Mr. Schkolnick clarified that the property will continue operating as one-way in from Laurel Avenue and one-way out to Eagle Rock Avenue. - Mr. Cote explained that the existing exit driveway will be removed and replaced by a stormwater detention basin. - The project will create a net increase of 32 parking spaces. - Two additional EV charging spaces are also proposed. - After the overview, Mr. Schkolnick informed the Board that Mr. Cote would return later for detailed testimony. - The general manager/COO, Dana Cancellaro, entered on the record; she was sworn under oath. She testified to the following: - She stated that her responsibilities include: ○ Managing all day-to-day club operations ○ Serving as liaison to the Board of Directors ○ Helping establish the club's strategic direction ○ Supervising all 13 club departments and department heads - She confirmed she oversees: ○ Member events ○ Private events ○ Coordination with the engineering team on the current project - She testified that: ○ She joined Crestmont in March 2023 ○ She has more than 20 years of private club experience ○ She has served as a general manager for over 10 years ○ She is a Certified Club Manager through the Club Management Association of America and is a member of its Honor Society - Ms. Cancellaro said the project developed from two primary needs: ○ Additional parking for the club ○ A safer exit from the property - She explained that West Essex Highlands approached the club regarding installation of a new traffic signal. ○ Mr. Schkolnick confirmed that those discussions predated her employment. - Ms. Cancellaro testified that the club was aware of: ○ The 2020 settlement agreement involving West Essex Highlands and the Township ○ The agreement's eminent domain provisions - She stated the club preferred to cooperate rather than become involved in an eminent domain dispute, believing litigation would be disruptive to both the club and the community. - She explained that installing the traffic signal aligned with the club's own safety interests. - Ms. Cancellaro

dispute, believing litigation would be disruptive to both the club and the community. - She explained that installing the traffic signal aligned with the club's own safety interests. - Ms. Cancellaro emphasized that the current exit presents significant safety concerns: ○ Making a left turn onto Eagle Rock Avenue is difficult ○ The exit is unsignalized ○ Members include elderly drivers and young families

17 ○ She personally experiences the difficulty every evening when leaving work, sometimes with her son in the vehicle - She testified that as general manager, member and guest safety is a priority. ○ A signalized exit would substantially improve safety. - Mr. Schkolnick added that the existing exit is also steep. - Ms. Cancellaro agreed and noted: ○ Winter icing frequently creates hazardous conditions ○ Maintaining safe winter conditions requires significant salting ○ The new alignment would provide a better and safer exit - Ms. Cancellaro testified that parking demand has increased significantly because the club's membership has changed. - Overall facility usage has doubled or even tripled in some areas. - Families increasingly arrive in multiple vehicles rather than carpooling. - She stated that these changes have created a legitimate need for additional parking independent of the roadway improvements. - Mr. Schkolnick asked why the club chose cooperation rather than opposition. - Ms. Cancellaro responded that: ○ She believes clubs should be good neighbors and positive members of the community. ○ The project would beautify an important and busy intersection. ○ Cooperation served both the club's interests and the Township's interests. - Mr. Schkolnick summarized that cooperation also: ○ Avoided potential conflicts with the Township. ○ Allowed the club to improve its already difficult driveway. ○ Brought together the Township, County, and club in a coordinated effort. - Ms. Cancellaro agreed, adding that county representatives had visited the site. The County also appeared supportive of the project. - Ms. Cancellaro characterized the proposal as a "win-win" for the club and confirmed the application was being submitted because it made operational and business sense. PROFESSIONAL QUESTIONS - Mr. MacNeill asked whether existing site operations, including deliveries, trash collection, and on-site circulation, would change. Ms. Cancellaro responded that no operational changes are anticipated. Service vehicles would actually have an easier exit under the proposed design. PUBLIC QUESTIONS - Seth Weisleder, 17 Howell Drive, asked whether the Township had actually initiated eminent domain proceedings and how much land would have been acquired. Mr. Schkolnick responded he was unaware of any eminent domain action actually being filed. Because the parties worked

y initiated eminent domain proceedings and how much land would have been acquired. Mr. Schkolnick responded he was unaware of any eminent domain action actually being filed. Because the parties worked cooperatively on the design, formal proceedings likely never became necessary. - Bob Sharenow asked whether Ms. Cancellaro had been referring to West Essex Highlands Garden Homes (the Wilf development), or the existing West Essex Highlands condominium community. Ms. Cancellaro clarified she was referring to West Essex Highlands Garden Homes. - Mr. Sharenow then asked when the agreement was signed. Ms. Cancellaro testified that the agreement was officially signed in approximately December 2025.