Board approves Fiddler's Elbow pool-building expansion, design waiver

The Bedminster Planning Board on July 9 approved an amended preliminary and final site plan and related design waiver for improvements at Fiddler's Elbow Country Club, which the applicant called Lamington River Farms.

Michael Castore, attorney for the applicant, opened the application and said the parcel (Block 37.01 Lot 1) is approximately 118.8 acres; he described the proposal as an amended plan to expand the pool building and to add a small 10-by-12 refreshment stand on the golf course.

Robert Moschello, the project's engineer, described site conditions, previous approvals and environmental verifications. He said the DEP verified revised flood-hazard delineations in February 2026 and that a wetlands letter of interpretation had been approved at the state level though the formal letter was not yet in the file.

Moschello told the board the proposal removes the previously approved 'lodge' building from plans and focuses the current application on a pool-building expansion and a small refreshment stand. The expanded pool building would increase from roughly 16,000 to 27,967 square feet and include a basement for food-prep and storage, a first-floor dining area oriented to the pool, and a second floor for administration.

"This building will be open year round for dining, but it's only open to members," Moschello said, emphasizing the facility is for member use and not public dining.

Moschello also presented parking, stormwater and landscaping adjustments: the application would eliminate four parking spaces immediately around the building and add 13 parking spaces in a different lot area, yielding a net change of a small reduction in spaces; the applicant said the site would remain well within operational limits based on more than a decade of prior use.

Because the project seeks nonresidential floor area greater than the typical ordinance calculation, the applicant requested a design waiver under the ordinance provision cited in testimony as '13-5-26 b.' Moschello said the proposed nonresidential square footage (135,551 sq ft, or 2.62% FAR) is reduced from an earlier 2022 approval (154,818 sq ft, 2.99% FAR) and is within the historical allowance previously granted by the board.

Architect Brian Cooney provided drawings and renderings showing materials and massing; he said the addition would match existing clubhouse materials (stone, stucco, slate roofs), conceal HVAC screening, include ADA access via elevator, and provide a first-floor dining room seating about 116 and a second-floor administration level to replace an on-site trailer used for office space.

Board members asked questions about septic/sewer service, stormwater controls, trash/grease handling and planting phasing; the applicant said the site uses an existing treatment plant discharge permitted since the 1970s, will relocate grease handling to the main clubhouse trash area, will address stormwater comments in consultant reports, and will replace or replant 10 trees and 132 shrubs disturbed by construction.

After hearing the testimony and confirming that no public comments were offered that evening, the board moved to approve the amended preliminary and final site plan and design waiver with standard conditions to comply with planning and engineering review letters. The motion passed on roll call with multiple members recorded as 'Aye.'

The approval permits the applicant to file for building permits at the applicant's risk and to proceed with construction after satisfying municipal consultant conditions and technical comments.

What happens next: The applicant must submit revised phasing details and address consultant comments, provide the wetlands LOI when received, and obtain building permits before starting construction.