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Planning board approves pavilion and FAR variance at 139 Cedar Drive with no‑plumbing, noise‑mitigation conditions
Summary
The board approved a variance raising the allowable floor‑area ratio to permit a 340‑sq‑ft golf‑simulator pavilion at 139 Cedar Drive, subject to revised drawings, a no‑plumbing condition, and required sound‑mitigation details and compliance with the borough noise code.
The Borough of Old Tappan planning board approved an application to increase a home's floor‑area ratio to permit a 17‑by‑20‑foot pavilion housing a golf simulator at 139 Cedar Drive, subject to conditions requiring revised calculations and plans showing sound attenuation and a prohibition on plumbing.
The applicant’s architect, Noah Adler (speaker 11), described the pavilion as a conditioned, insulated space with double‑pane fixed glass on two sides, an accordion door facing the home, two downlights in the overhang, a mini‑split HVAC system and a proposed enclosed area of about 340 square feet (below the borough’s 350‑square‑foot accessory enclosed cap). Adler said the roofed area would be about 450 square feet (below the 500‑square‑foot roof‑area cap) and the maximum height is 13 ft 6 in (within the accessory‑structure height limit).
Board members pressed the applicant about stormwater, footing work, noise and stray golf balls. The architect and engineer said the pavilion would sit on existing impervious sports‑court surface, would not increase impervious area or disturb soil beyond localized footings, and that stormwater would continue to be collected by the court’s existing trench drains. Members requested additional calculations and documentation on floor‑area ratio math and on runoff/drainage; the chair asked for revised drawings before the resolution is finalized.
Noise was a prominent concern. Members noted that golf simulators can generate loud peak sounds when the ball is struck and when it hits the screen; the board recommended and the applicant agreed to include sound‑attenuation materials and to demonstrate compliance with the borough’s noise code (section 218‑34). The applicant agreed to a condition that no plumbing (no sink or toilet) ever be installed in the pavilion.
After a short public comment period with one person present, the board moved and carried the application approval with conditions; a roll call recorded seven affirmative votes.
