2 2026 03 10 Project and Variance Request Narrative

1 VARIANCE REQUEST NARRATIVE APPLICATION OF CRESTMONT COUNTRY CLUB Township of West Orange Planning Board 750 Eagle Rock Avenue; Block 174, Lots 1 and 1.01 March 10, 2026 INTRODUCTION Crestmont Country Club (“Crestmont” and “Applicant”) is requesting amended preliminary and final site plan approval to reconstruct the egress driveway from its existing parking area to Eagle Rock Avenue and to install a traffic signal at a proposed new egress driveway and Eagle Rock Avenue. The reconstruction will create a new four-way intersection, aligning Eagle Rock Avenue, the new egress driveway, and Oval Road. The project includes the construction of 36 additional parking spaces to serve Crestmont, retaining walls, and two small-scale bioretention basins that will improve stormwater management. Located at 750 Eagle Rock Avenue, the approximately 146-acre property is located in the Township’s R-2 zone. The proposed 3.95-acre ‘area of disturbance’ is located at the northern section of the project site with frontage on Eagle Rock Avenue. RELIEF JUSTIFICATION The applicant requests the following “c” variances: 1. § 25-12.1.b: Minimum distance from parking area curb to fencing, screening, or structure, 5 feet. Less than a 5-foot setback exists, 3-foot setback proposed. • “c(2)” variance: Benefit of being able to reconnect the parking field with the newly proposed driveway grading with a retaining wall, outweighs any de minimis impact involving a setback of six parking spaces and no impact on neighboring building or uses. • The proposed setback deviation for the guardrail/fence is on the east side of the proposed parking field adjacent to the modular building. • Protective measures for vehicular and pedestrian circulation, including a guiderail and fence along the wall, are less than 5 feet from the parking spaces. 2. § 25-12.2.b.1: Minimum number of parking spaces, 700. Permitted principal use of golf club house, considered a private club for determining the minimum number of parking spaces (1 space for each 45 square feet of gross-floor area (GFA); 256 parking spaces exist, 292 parking spaces (including credit for 4 electric EV parking spaces) proposed. • “c(2) variance: The driveway reconfiguration provides an opportunity to provide additional parking at the upper level and closer to the main facility to support events at Crestmont. • The 36 new parking spaces reduce the

driveway reconfiguration provides an opportunity to provide additional parking at the upper level and closer to the main facility to support events at Crestmont. • The 36 new parking spaces reduce the relief previously granted. 3. § 25-28.8.f.11: Maximum retaining wall height, 4 feet. Up to 21.5 feet height proposed along 1,381 linear feet of wall.