2026 04 24 PF Site Plan Rvw 1

NJ Certificate of Authorization No. 24GA28412500 East Brunswick • Barnegat • Berlin • Camden • Cape May Court House • Neptune • New York • Parlin Page 2 of 5 • Variance Request Narrative dated March 10, 2026. • Tree Removal and Replacement Permit Application Support Letter prepared by Daniel Badgley, PLA, ASLA, PP, WEDG and John Cote, PE, LEED AP with Langan Engineering and Environmental Services, LLC dated March 10, 2026. • Township of West Orange Planning Board Application Form, Site Plan/Subdivision Checklist and Sustainability Checklist Form. • Tree Removal and Replacement Permit Application. • List of Owners within 200 feet of Block 174, Lot 1.01 from the Borough of Roseland Tax Assessor, the Township of Livingston Tax Assessor and the Township of West Orange Tax Assessor. • Verification of Taxes & Sewer Charges Paid from the Office of the Tax Collector dated February 11, 2026, which states that the taxes on Block 174, Lot 1.01 are paid until April 30, 2026. • Township of West Orange Planning Board Resolution PB 23-06 memorialized July 19, 2023, which granted the Applicant Minor Site Plan Approval to construct three (3) pickleball courts adjacent to the existing tennis courts on-site. • Township of West Orange Zoning Board Resolution ZB 24-07 memorialized November 21, 2024, which granted the Applicant Use Variance and Minor Site Plan Approval to construct a modular dwelling on-site for seasonal employees. We have reviewed the information submitted in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question, Block 174, Lot 1.01, is an irregularly shaped tract with frontage along Eagle Rock Avenue and Laurel Avenue. The property is located within the R-2 Single Family Residential Zone and has an area of approximately 146.7 acres. The property currently contains the majority of the Crestmont Country Club, which also extends into the adjacent municipalities of the Borough of Roseland and the Township of Livingston. The proposed improvements are located entirely within the Township of West Orange. The Applicant is seeking Preliminary and Final Major Site Plan approval with “C” variances to construct a new driveway from the existing on-site parking area to Eagle Rock Avenue to accommodate the installation of the new traffic signal at the intersection of Eagle Rock Avenue and Oval Road. Additional

a new driveway from the existing on-site parking area to Eagle Rock Avenue to accommodate the installation of the new traffic signal at the intersection of Eagle Rock Avenue and Oval Road. Additional improvements include modifications to the existing parking area which will provide a total of 288 parking spaces on-site (185 existing parking spaces to remain and 103 proposed parking spaces). Further, the installation of two (2) bioretention basins and one (1) pervious pavement system are proposed to address stormwater management. B. DESIGN COMMENTS 1. The Applicant has requested the following partial submission waivers from the Site Plan/Subdivision Checklist: a. Item #28 – All existing street, water courses, flood plains, wetlands or other environmentally sensitive areas on and within 200’ of site. b. Item #30 – Topographical features of subject property from U.S.G.S. map.