14 2026 02 12 Crestmont CC Environmental Impact Statement

ENVIRONMENTAL IMPACT STATEMENT for Crestmont Country Club & Eagle Rock Avenue Improvements Block 174, Lot 1.01 West Orange Township, Essex County, New Jersey Prepared For: Crestmont Country Club, Inc. 750 Eagle Rock Avenue West Orange, New Jersey, 07052 Prepared By: Langan Engineering and Environmental Services, LLC 300 Kimball Drive, 4th Floor Parsippany, New Jersey 07054 NJ Certificate of Authorization No: 24GA27996400 February 12, 2026 101049801

TABLE OF CONTENTS Page No. 1.0 INTRODUCTION.............................................................................................................1 1.1 Project Site Existing Conditions ......................................................................... 1 1.2 Project Description ............................................................................................... 1 1.3 Relationship with Planning Documents .............................................................. 2 2.0 ENVIRONMENTAL INVENTORY ...................................................................................4 2.1 Soils ....................................................................................................................... 4 2.2 Topography ........................................................................................................... 4 2.3 Geology ................................................................................................................. 5 2.4 Vegetation ............................................................................................................. 5 2.5 Surface Water ....................................................................................................... 5 2.6 Subsurface Water ................................................................................................. 5 2.7 Unique Scenic or Historic Features ..................................................................... 6 2.8 Existing Development Features ........................................................................... 6 3.0 AREA AND REGIONAL DESCRIPTION ..........................................................................6 4.0 IMPACT ASSESSMENT .................................................................................................6 4.1 Soil Erosion and Sedimentation Resulting from Surface Runoff ...................... 6 4.2 Flooding and Floodplain Disruption .................................................................... 6 4.3 Degradation of Surface Water Quality ................................................................ 7 4.4 Groundwater Pollution

.................................................... 6 4.3 Degradation of Surface Water Quality ................................................................ 7 4.4 Groundwater Pollution ......................................................................................... 7 4.5 Sewage Disposal .................................................................................................. 7 4.6 Solid Waste Disposal ............................................................................................ 7 4.7 Destruction of Vegetation .................................................................................... 8 4.8 Disruption of Wildlife Habitats............................................................................. 8 4.9 Destruction of Scenic and Historic Features ....................................................... 8 4.10 Air Quality Degradation........................................................................................ 8 4.11 Noise Levels .......................................................................................................... 9 4.12 Energy Use ............................................................................................................ 9 4.13 Neighborhood Deterioration ................................................................................ 9 4.14 Effect on Public Services, Such as Schools, Fire, Police..................................... 9 4.15 Traffic Congestion................................................................................................. 9 4.16 Health, Safety, and Welfare of Existing Residents ............................................. 9 4.17 Regional Development Policies ..........................................................................10 5.0 RECOMMENDATION TO MITIGATE ADVERSE ENVIRONMENTAL IMPACT ...........10 5.1 Drainage Plans .....................................................................................................10 5.2 Sewage Disposal Techniques .............................................................................10 5.3 Water Supply and Water Conservation Proposals ............................................10 5.4 Site Design Techniques Sensitive to the Natural Environment

.....................10 5.3 Water Supply and Water Conservation Proposals ............................................10 5.4 Site Design Techniques Sensitive to the Natural Environment .......................10 5.5 Energy Conservation Measures ..........................................................................10 5.6 Noise Reduction Techniques ..............................................................................11 TOC-i

5.7 Construction Schedule ........................................................................................11 5.8 Miscellaneous On-Site and Off-Site Public Improvements ...............................11 6.0 ALTERNATIVES ...........................................................................................................11 7.0 PERMITS, LICENSES AND OTHER APPROVALS .......................................................11 8.0 REFERENCE LIST .........................................................................................................12 LIST OF TABLES Table 1: Permits, Licenses and Other Approvals .......................................................................11 LIST OF FIGURES Figure 1 USGS Site Location Map Figure 2 Vicinity Map Figure 3 Tax Map Figure 4 Site Aerial Photograph Figure 5 Zoning Map Figure 6 State Plan Policy Map Figure 7 NJDEP Surficial Geology Map Figure 8 NJDEP Bedrock Geology Map Figure 9 NRCS Soils Map Figure 10 NJDEP HUC-14 Watersheds Map Figure 11 NJDEP Surface Waters Map Figure 12 NJDEP Well Head Protection Areas Map Figure 13 NJDEP Wetlands Map Figure 14 FEMA Preliminary FIRM Map Figure 15 NJDEP Threatened and Endangered Species Habitat Map Figure 16 NJDEP Historic Resources Map Figure 17 NJDEP Sewer Service Area Map LIST OF APPENDICES Appendix A Threatened and Endangered Species Correspondence Appendix B Stormwater Management Report (bound separately) Appendix C Traffic Impact Study (bound separately) Appendix D Qualifications of Preparers DRAWINGS (BOUND SEPARATELY) TOC-ii

1.0 INTRODUCTION On behalf of Crestmont Country Club (“applicant”), Langan has prepared this environmental impact analysis (EIA) as part of the applicant’s preliminary and final major site plan application. Crestmont Country Club (“project site”) is on Eagle Rock Avenue in West Orange Township, Essex County, New Jersey (Figure 1 – USGS Location Map). The applicant requests approval for access driveway realignment and on-site parking lot improvements. The project also includes off- site intersection improvements at the intersection of Eagle Rock Avenue and the proposed project site driveway. Per §25-13 of the Township Land Use Regulations, the site plan checklist requires an EIA as part of the site plan application. The EIA describes the site location, proposed project, existing conditions, potential environmental impacts, and project permits and approvals. Based on the EIA findings as indicated herein, the project would not have an adverse impact on the environmental features noted. If necessary, mitigation measures would address potential impacts. 1.1 Project Site Existing Conditions Township tax maps identify the project site as Block 174 Lot 1.01 (Figure 2 – Tax Map). The project site is at 750 Eagle Rock Avenue in West Orange, with Laurel Avenue to the west (Figure 3 – Vicinity Map). The approximately 146-acregolf course includes a clubhouse, accessory buildings, some wooded areas, and parking lots having 256 spaces (Figure 4 – Aerial Photograph Map). Primary site ingress is from a driveway off Laurel Avenue near Eagle Rock Avenue. Primary site egress is via a driveway to Eagle Rock Avenue located between Oval Road to the west and Wakeman Street to the east. Driveway access to the Crestmont Country Club maintenance facility is off Laurel Avenue at Pine Road. 1.2 Project Description The 3.95-acre limit of disturbance (LOD) includes area along the Eagle Rock Avenue lot frontage between Laurel Avenue and the existing egress driveway. Other parts of the LOD include the egress driveway, parking area on the northeastern side of the parking lot, and unimproved areas between the Eagle Rock Avenue frontage and the parking area to remain as is. The project involves installing a new traffic signal at the intersection of Eagle Rock Avenue

proved areas between the Eagle Rock Avenue frontage and the parking area to remain as is. The project involves installing a new traffic signal at the intersection of Eagle Rock Avenue and Oval Road. To provide the necessary turning lanes at the new traffic signal, the widening of Eagle Rock Avenue will occur along the entire site frontage, from the intersection with Laurel Avenue eastward, tapering back to the existing roadway geometry prior to the intersection with Wakeman Street. 1

To accommodate the widening, the applicant is dedicating property along its Eagle Rock Avenue frontage to Essex County. As part of the new Eagle Rock Ave/Oval Road intersection improvements, the realignment of the Crestmont Country Club exit driveway will connect into the new intersection, creating a 4-way intersection. The driveway realignment results in the need to reconstruct the club’s lower parking lot, which is in the northeast portion of the project site. Parking lot improvements on the west side of the existing parking area will result in more parking spaces for the country club. The widening of Eagle Rock Avenue, the realignment of the egress driveway and some parking areas, and additional parking area will increase impervious coverage. Due to the increased impervious coverage, the project requires stormwater management infrastructure to provide stormwater detention and stormwater quality treatment. 1.3 Relationship with Planning Documents The project site in the R-2 zoning district, which permits the following principal and accessory uses (Figure 5 – Zoning Map): • Principal permitted uses: o One-family detached dwellings o Water reservoir, well tower, filter bed o Federal, state, county, or township building o Golf course and golf club house o Farm, nursery, greenhouse, and similar uses o Hospital • Accessory Uses: o Required accessory parking o Private garage o Horticultural or agricultural building o Customary accessory building or structure o Private swimming pool o Private recreation facility o Home occupation o Home professional office o Signs o Fences and dividing walls o Farmstand for produce grown on premises o Private storage shed Golf courses are a permitted principal use in the R-2 zoning district. 2

Township Master Plan In 2019, the West Orange Planning Board adopted its most recent Master Plan Re- examination Report (“2019 Re-exam”). The following 2019 Re-exam planning objectives are relevant to the project: • Goal 8: Ensure safe and efficient transportation and circulation routes. The improvements at Eagle Rock Avenue and Oval Road include road widening, signalization, and a four-way intersection with the Crestmont egress driveway. • Goal 15: Coordinate public and private procedures and activities. Public and private parties are coordinating the improvements at Eagle Rock Avenue, a county road, and improving access for Oval Road, and aligning the Crestmont egress driveway with the intersection. Master Plan of any Adjacent Municipality within 500 feet of the Proposed Project While the area near the southwest corner of the project site is in Roseland, the LOD is about 1,200 feet from the Borough of Roseland municipal boundary. The 2020 Roseland Master Plan Re-Examination Report includes the following relevant goals which are consistent with the project: • Retain the existing residential character of the Borough. The project will not intensify the golf course use, remaining consistent with the Roseland residential neighborhoods west of Laurel Avenue. • Conservation/Recreation Objective: Preserve existing active recreational areas, both public and private, and encourage additional facilities as part of new development projects. The project improves the golf course, a private recreational area. The additional parking spaces improve the existing nonconforming condition, while realigning and signalizing the Eagle Rock Avenue and Oval Road intersection. Essex County Master Plan Essex County has adopted purpose-specific plans for topics such as housing and transportation. Most relevant to the project is Essex 2045, the Essex County Comprehensive Transportation Plan published in 2023 and developed in partnership with the North Jersey Transportation Planning Authority (NJTPA). The following goals are relevant to the project: • Environmental Sustainability and Resilience: preserve, protect, and enhance natural environment through green streets and green infrastructure. The project adds green infrastructure for stormwater management, including

Resilience: preserve, protect, and enhance natural environment through green streets and green infrastructure. The project adds green infrastructure for stormwater management, including two small-scale bioretention basins and one porous pavement asphalt system. • Economic Development and Job Creation: promote transportation projects that support Essex County’s industries and local businesses. The county roadway improvements are beneficial to residents and businesses beyond the project site and surrounding area. 3