20260603_PB 26 03 Crestmont Country Club_Planning Review 1

Memorandum Page 1 of 10 TO: Township of West Orange Planning Board FROM: Malvika Apte, PP, AICP, Planning Board Planner Langley Oudemans, Associate Planner RE: PB Application 26-03 Planning Review # 1 750 Eagle Rock Avenue Block 174, Lot 1.01 Amended Preliminary & Final Major Site Plan Approval with “C” Variances DATE: June 3, 2026 _____________________________________________________________________________________________ 1. Materials Reviewed As requested, we have reviewed the following materials: • Five (5) pages of Township of West Orange Application Form, dated March 10, 2026; • One (1) page of revised first page of Township of West Orange Application Form, undated; • Three (3) pages of Variance Request Narrative, dated March 10, 2026; • Six (6) pages of Township of West Orange Site Plan Checklist, undated; • One (1) page of Sustainability Checklist, undated; • Twenty-three (23) pages of Township of West Orange Tree Removal and Replacement Permit Application, dated March 10, 2026; • Five (5) pages of Tree Removal and Replacement Application Explanation to Prohibitions prepared by Langan Engineering and Environmental Services, LLC, dated March 10, 2026; • Two (2) pages of Site Plan Waiver Requests prepared by Langan Engineering and Environmental Services, LLC, dated March 10, 2026; • One (1) page of Verification of Taxes and Sewer Charges Paid prepared by Township of West Orange Tax Collector, dated February 11, 2026; • Seven (7) pages of Township of West Orange 200’ Property Owners List prepared by Sr. Assessing Clerk, Shayne Radice, dated February 12, 2026; • Nine (9) pages of Borough of Roseland 200’ Property Owners List prepared by Kevin Esposito, CTA, dated April 5, 2024; This list needs to be updated. • Ten (10) pages of Township of Livingston 200’ Property Owners List prepared by Lidia Dumytsch, dated February 9, 2026;

Memorandum Page 2 of 10 • Seven (7) pages of Planning Board Resolution for Application PB23-06 for Minor Site Plan Approval at Crestmont Country Club, prepared by Township of West Orange Planning Board, memorialized July 19, 2023; • Ten (10) pages of Zoning Board Resolution for ZB-24-07 Crestmont Country Club prepared by Zoning Board of Adjustment of the Township of West Orange, dated November 21, 2024; • One (1) page of W-9 Form for West Essex Highlands, Inc. dated March 5, 2026; We defer to the Director of Planning on this item, however W-9 form for the applicant on record may be required. • Nine hundred and ninety four (994) pages of Stormwater Management Report for Crestmont Country Club & Eagle Rock Avenue Improvements prepared by Langan Engineering and Environmental Services, LLC, dated February 12, 2026; • Twenty-two (22) pages of Stormwater Operation and Maintenance Manual for Crestmont Country Club & Eagle Rock Avenue Improvements prepared by Langan Engineering and Environmental Services, LLC, dated February 12, 2026; • Sixty-one (61) pages of Environmental Impact Statement for Crestmont Country Club & Eagle Rock Avenue Improvements prepared by Langan Engineering and Environmental Services, LLC, dated February 12, 2026; • Seventy (70) pages of Traffic Signal Design Report for the Intersection of Eagle Rock Avenue and Oval Road/Laurel Avenue prepared by Langan Engineering and Environmental Services LLC, dated January 21, 2026; • Thirty-six (36) sheets of Preliminary and Final Major Site Plans for Crestmont Country Club and Eagle Rock Avenue Improvements prepared by Langan Engineering and Environmental Services, LLC, dated February 12, 2026; • Four (4) sheets of Crestmont Country Club Tree Restoration Plans, prepared by Langan Engineering and Environmental Services, LLC, dated February 12, 2026; • Six (6) sheets of Crestmont Country Club Right of Way and Partial Site Survey, prepared by Langan Engineering and Environmental Services, LLC, dated February 11, 2026; • Four (4) sheets of Crestmont Country Club Steep Slope Analysis Exhibits prepared by Langan Engineering and Environmental Services, LLC, dated February 12, 2026; • Twenty-two (22) sheets of Preliminary Eagle Rock Avenue Roadway Improvement Plans prepared by Langan Engineering and Environmental Services, LLC., dated February 12, 2026. 2. Site Description The subject property, identified as Lot

minary Eagle Rock Avenue Roadway Improvement Plans prepared by Langan Engineering and Environmental Services, LLC., dated February 12, 2026. 2. Site Description The subject property, identified as Lot 1.01 within Block 174 in the Township tax records, is located at 750 Eagle Rock Avenue. The portion of the property that is the subject of this review is located in the northern

Memorandum Page 3 of 10 section of the property and is directly adjacent to Eagle Rock Avenue between Laurel Avenue and Wakeman Street. The proposed project site is currently developed as a portion of the Crestmont Country Club Property. The entire property is approximately 146 acres in the Township’s R-2 Zone, and the project area is approximately 3.95 acres with frontage on Eagle Rock Avenue. The site is adjacent to residential properties in the R-4 and R-5 Zones. The site includes several structures adjacent to the project area, including a 2-story masonry building, 1- story metal building, 1-story masonry building, and a 1-story modular building. These structures abut the existing parking area, but are not proposed to undergo any changes. Subject Site Aerial Source: NJ Geo Web

Memorandum Page 4 of 10 3. Proposed Project Review: i. The applicant is seeking amended preliminary and final site plan approval to reconstruct the egress driveway from the existing parking area to Eagle Rock Avenue and install a traffic signal at the new intersection with the egress driveway, Eagle Rock Avenue, and Oval Road. ii. Four (4) cross walks are proposed at each street. iii. The applicant is proposing 36 new parking spaces. iv. Site improvements include removal of pavement, milling and paving of new pavement, grading, retaining walls, drainage systems, two bioretention basins 4-foot wide sidewalk, v. No buildings/structures are proposed as part of this application. 4. Zoning Review i. Proposed Use: The subject property is located in the R-2 Zone: One-Family Dwellings on 40,000 square foot lots, where golf courses and golf course club houses are permitted principal uses, and required parking is a permitted accessory use. ii. Bulk Standards: The following table notes the bulk regulations that are permitted in the R-2 Zone and the proposed site plans compliance/non-compliance with the same. Bulk Standards for Golf Courses in R-2 Zone Ordinance Requirements Existing Proposed Min. Lot Area (Chapter 25 Attachment 3) 40,000 sf 6,400,399 sf 6,390,953 sf Min Lot Frontage/Width (Chapter 25 Attachment 3) 125 ft 986 ft 986 ft Min. Front Setback (Chapter 25 Attachment 3) 25 ft 291.5 ft 285.6 ft Minimum Side Front Yard- Corner Lot (Chapter 25 Attachment 3) 35 ft 461.3 ft 461.3 Min. Side Setback (Chapter 25 Attachment 3) 20 + 20 ft 408 ft 408 ft

Memorandum Page 5 of 10 Min. Rear Setback (Chapter 25 Attachment 3) 45 ft 453.9 ft 453.9 ft Max. Building Height (Chapter 25 Attachment 3) 2.5 stories / 35 ft - No new structures proposed Max. Building Cover (Chapter 25 Attachment 3) 20% 1.1% No change Max. Impervious Cover (Chapter 25 Attachment 3) 30% 6.76% 6.96% 5. Site Plan Review A. Landscaping and Fencing: i. Trees: a. The applicant is proposing to remove a total of 313 trees, including 1 <4” in DBH, 120 between 4” and 5.9” DBH, 127 between 6” and 12.9” DBH, 54 between 13” and 22.9” DBH, 10 between 23” and 32.99” DBH, and 2 >33” DBH. b. Based on the tree replacement requirements, the applicant is required to plant 120 trees that are a minimum 2.5” caliper and 266 that are a minimum of 4” caliper, totaling 586 replacement trees. c. 542 trees are proposed to be replaced on-site, and the remaining 44 trees are proposed to be planted off-site. Approval from the Township Forester is required. d. The parking area is required to have 11 trees based on the number of spaces proposed. The eleven (11) trees in the parking area are in addition to the replacement trees required for tree removal. Applicant to include these trees to the satisfaction of the Township Forester. ii. Fences/Walls a. Applicant is proposing a four-foot-high split rail fence with non-climbable mesh surrounding the bioretention basins with a 10ft-wide double-swing access gate. b. A reinforced modular block retaining wall is proposed adjacent to portions of the driveway, parking areas, and Eagle Rock Avenue to account for changes in grade across the site. The retaining wall varies in height, with a maximum height of 21.2 ft. This requires a variance for height of a solid wall. Requirements for Walls and Fences (§ 25-8.4) Ordinance Requirements Existing Proposed Walls and fences which are not more than 50% solid are permitted anywhere on the property, in all districts, provided they are not higher than four feet - 4 ft split rail fence

Memorandum Page 6 of 10 In all nonresidential districts, fences or walls not exceeding six feet in height shall be permitted in the side and rear yards provided the fence or wall is not closer than five feet at any point to a principal building in a residential district. - Modular block retaining wall with a maximum height of 21.2 ft (V) V = Bulk variance required B. Steep Slopes (§ 25-28): i. This proposal includes disturbance of steep slope areas of the property. The proposal requires one (1) variance related to excessive disturbance of steep slopes including: a. 10.9% disturbance of a 25% or greater slope area (0% disturbance permitted) (V). ii. A minimum setback of proposed improvements to the top of the steep slope area between 10- 30% is 50 ft whereas 10ft is proposed. A variance is required (V). iii. A minimum setback of proposed improvements to the top of the steep slopes >30% is 100ft whereas 10ft is proposed. A variance is required (V). iv. Several trees are proposed to be removed in areas of the site with a slope of 10% or greater. A waiver is required for the removal of trees on slopes with a grade of 10% or greater. C. Parking and Loading: i. The parking area includes a proposed one-way (exit only) access drive from Eagle Rock Avenue, where a new four-way signalized intersection is proposed. ii. Visitors to the site can enter the parking area from an existing driveway on Laurel Avenue. iii. The parking area includes 24-foot, two-way drive aisles throughout, with painted directional arrows, stop signs and painted stop bars. iv. A cluster of seventeen (17) parking spaces in the eastern section of the improvement area will include porous pavement. v. The proposed parking plan includes 103 newly constructed spaces in the existing parking area. This includes the replacement of existing spaces. There is a net increase of 36 spaces, from 256 to 292 spaces in the parking area. a. Of the proposed spaces, two (2) are standard EV spaces. b. No new ADA spaces are proposed. vi. A fire truck circulation diagram was submitted as part of the application materials. vii. No bicycle parking is proposed as part of this application. Parking and Loading Space Requirements Ordinance Requirements Existing Proposed Minimum Number of Off-Street Parking Spaces (§25-12.2) Private Clubs: 1 for each 45 sf of gross floor area (31,500 sf/45) = 700 spaces required 256 292

rements Ordinance Requirements Existing Proposed Minimum Number of Off-Street Parking Spaces (§25-12.2) Private Clubs: 1 for each 45 sf of gross floor area (31,500 sf/45) = 700 spaces required 256 292 (V) General Provisions for Off-Street Parking (§25- 12.4) An access drive to an off-street parking area or truck-loading space may be located within a >5 ft 5.5 ft

Memorandum Page 7 of 10 required side yard, but shall not be located within five feet of a side lot line. Off-street parking surfaced with asphalt, bituminous, or cement binder and graded to dispose of all surface water. Asphalt Asphalt pavement and porous asphalt pavement Parking spaces clearly marked showing parking arrangement and traffic direction. Two-way arrows painted on ground Two-way arrows painted on ground Service Aisle Standards: 90-degree angle parking = 24’ aisle width. Two-way. 24ft two-way aisle with 90-degree angle parking 24ft two-way aisle with 90-degree angle parking Parking area entrance/exit at least 50’ from residential district Entrance is within the R-2 district. >50 ft from residential use Entrance is within the R-2 district. >50 ft from residential use Standard size parking spaces shall have minimum dimensions of 9 feet by 18 feet - 9 ft x 18 ft Length of Parking Row 20 spaces maximum - Max. 16 spaces in a row Min. Distance from Parking Area Curb to Fencing/Screening 5 ft >5 ft 3 ft (V) Curb Enclosing Parking Areas Concrete or granite block Granite block Minimum Driveway Slope 6% 10.5% Laurel 10.5% (ENC) Eagle Rock 8.5% (V) Parking Area Landscaping (§25- 12.1i) In parking areas with 30 or more parking spaces, there shall be a minimum of one tree plus ground level planting for each 10 parking stalls, which may be provided within and/or on the perimeter of the parking area. (103 spaces = 11 trees and ground level plantings) - 11 trees in parking area Location Shall be on the same lot as the - Parking area on Country Club property

Memorandum Page 8 of 10 principal building or use that they serve. V = Bulk variance required ENC = Existing Non-Conforming Condition Electric Vehicle Parking Requirements Ordinance Requirements Existing Proposed Minimum Number of EV Spaces (§ 25- 12.6d2) Install at least four Make-Ready parking spaces, at least one of which shall be accessible for people with disabilities, if there will be 101 to 150 off- street parking spaces. (103 spaces) 2 EV Spaces 2 Standard EV Spaces (Applicant to install two more spaces, one of which shall be ADA accessible) EV Space Signage Publicly-accessible EVSE shall have posted regulatory signs, as identified in this section, allowing only charging electric vehicles to park in such spaces - Regulatory Signs D. Lighting i. A total of six (6) different fixtures are proposed. ii. Fixtures A1 and A2 are part of the same double pole-mounted fixture, and six (6) units are proposed in the parking area and along the driveway at a mounting height of 18 ft. iii. Fixtures B1 and B2 are part of the same double pole-mounted fixture, and eight (8) units are proposed throughout the parking lot area at a mounting height of 18 ft. iv. Fixture C is another pole-mounted fixture, and one (1) is proposed in one of the parking area islands. v. Fixture D is a roadway area light fixture mounted on an existing utility pole. Seven (7) are proposed along Eagle Rock Avenue at a mounting height of 27 ft. This exceeds the permitted mounting height for lights, but, given that these lights are not on the property, we defer to the County to assess compliance. General Lighting Standards (§25-14.1) Ordinance Requirements Existing Proposed Shielding Of Fixtures All lighting fixtures shall be directed downward and shall be equipped with the necessary shielding so as to prevent the direct - Acrylic panel lenses provide shielding