The most discussion involved a development application by an unnamed applicant, represented by John Engino, which sought to transform a sizable parcel of land into two distinct areas: a south parcel for a health and fitness club and a north parcel for a 280-unit multifamily residential building. The proposed project aimed to address both environmental improvements and the township’s affordable housing obligations. The application included requests for various waivers, and the board passed a motion approving these waivers.

The environmental aspect of the project was highlighted, particularly the intention to preserve existing wooded areas and fields. The project also outlined a landscaping plan that included over 7,800 individual plants, with a focus on self-maintaining vegetation to improve water quality and reduce the need for traditional stormwater basins.

The project engineer, Mario Anelli, discussed the civil engineering components, detailing demolition plans, utilities, and site illumination. The testimony also touched upon the design of the site to incorporate land cover management strategies to mitigate impervious coverage and promote natural infiltration.

During the meeting, the board grappled with the issue of pedestrian access and connectivity. Concerns were raised about the need for sidewalks, particularly for low-income housing residents without cars, and the potential shortage of parking spaces. The board discussed the possibility of allocating funds or requiring a sidewalk fee to develop a comprehensive pedestrian master plan. The challenges of obtaining permits from the Department of Environmental Protection (DEP) due to floodway restrictions were also debated.

On the matter of development details, the applicant’s representative described the south parcel, which would house the health and fitness club, including a standalone garage, outdoor pool deck, and proposed EV charging stations. The north parcel, intended for residential use, would feature a four-story building with 280 units and a parking garage. The project’s landscaping plan was a focus, designed to offer a natural look through a variety of plants, trees, and shrubs.

Another topic discussed was the necessity for a new generator at the NJM facility. NJM’s attorney argued that the existing generator was insufficient and outlined the need for C variance relief to install a new one. The board approved the required variances and site plan, with conditions such as adding transfer switches notes to the plans and addressing the concerns raised by the board engineers. The new generator was deemed essential for the company’s operations during large storms and power outages, and variances were discussed for side yard setback, impervious coverage, fence height, and drive width.

The planning board also took measures to protect community assets, such as the ball fields, through easements ensuring they remain as they are. Further, the board required the applicant to agree to stipulate the protection of the ball fields as a condition of approval. The meeting also examined the need for site lighting to minimize light spread and compliance with fire lane requirements.

The meeting closed with a motion to adjourn and a decision to carry the discussion to the next meeting, with the preparation of a draft letter to recommend to the council regarding the pedestrian master plan. Public comments included access concerns to a public park for the residents of the new building.