In-depth deliberations centered around Canoe Brook Country Club’s extensive expansion plan, which includes both a preliminary and a final major site plan approval. The club aims to modernize its deteriorating tennis facilities by rebuilding the tennis building and adding two 6×8 foot shade structures. Significant variances were discussed, including a reduced setback for the expanded tennis courts and the height of retaining walls and fencing exceeding township regulations. The club’s general manager, Albert Constantini, emphasized the need for these changes to align with the club’s master plan and improve operational efficiency, particularly through the creation of an underground golf cart storage facility. This storage is designed to decrease cart movement across high-traffic areas.

An architect with experience in club facilities presented plans for the new tennis building, highlighting its integration with existing campus architecture. The building will feature a pro shop, restrooms, and a gathering space, with provisions for overnight charging of electric golf carts. A civil engineer, also involved in the project, discussed site plans and variances, emphasizing that the proposed improvements are minor relative to the overall development of the club. The engineer confirmed that the variances, such as the tennis courts’ setback and the retaining wall height, are necessary due to the site’s topography and existing infrastructure.

Concerns about visual impact and safety were raised, particularly regarding the proximity of tennis courts to the property line and the height of retaining walls. It was noted that the nearest residence is over 482 feet away, and the club plans to enhance landscaping to screen the courts and shade structures. Despite these changes, the club assured that membership and staffing levels would remain constant, alleviating concerns about increased traffic or parking needs.

The board also heard from a planner who supported the variances, arguing that they would not substantially affect the public good or zoning intentions. With plans and assurances from the club, the board approved the necessary waivers and variances, contingent on continued collaboration with township professionals to ensure compliance with all safety and engineering recommendations.

In a separate application, a private personal training studio proposed by Luther Katz on Milbourne Avenue sought approval for its operations amidst parking challenges. The facility will offer personal training and small group classes, capped at ten participants, within a B3 business zoning district. The planner for the application acknowledged the lack of on-street parking, a common issue in the area, and proposed providing off-street parking passes for employees to mitigate potential parking difficulties.

The board reviewed the situation, focusing on the facility’s operational capacity, which allows for a maximum of 15 individuals in the building at any time. The planner argued for a parking variance under C1 criteria, citing undue hardship due to the absence of available parking. The membership-based model was presented as a solution to minimize parking demands, aligning with the community’s commercial activity needs.

Public comments included support from a representative of the town’s special improvement district, highlighting the economic benefits of the gym and its potential to revitalize the commercial corridor. Concerns about parking enforcement were addressed, with the applicant committing to providing necessary parking permits for employees and exploring options for accommodating bicycles, such as installing a bike rack.