0:28Another item on the agenda was resolving the consistency review for the amended Crossroads Redevelopment Plan. Originally adopted in 2000, the plan has seen minimal development, particularly in areas intended for a planned retirement community. Acknowledging the underutilization, the board voted to adopt amendments consistent with recent master plan recommendations.

The board deliberated on a major preliminary final site plan application by Stenton Construction for the Pine Tavern located on New Jersey Route 34. The applicant, Mr. Stefano Banoi, along with his son Luigi, testified on the restaurant’s operation since its acquisition in 2007. They described modifications, such as an outdoor patio added during the pandemic, capable of seating approximately 60 patrons seasonally. While addressing logistics, Luigi Banoi noted that garbage collection occurs thrice weekly and deliveries are completed before 11 AM using smaller vehicles.

24:50Environmental and zoning concerns also took center stage with the discussion of modifications to a site previously hosting a gravel parking lot. The applicant presented plans to address increased impervious coverage, necessitating a new stormwater management system. Several variances and waivers were requested, including those related to landscape area ratios and residential use buffers. Improvements such as adding evergreen trees and fencing around dumpsters were proposed to enhance the site aesthetically.

41:37The board also addressed parking space requirements, accentuating challenges linked to outdoor seating. Although the establishment needed 92 spaces, the applicant’s plan accounted for only 89, considering three electric vehicle charging spaces. The board expressed willingness to grant design relief, emphasizing the need to balance parking availability with operational realities.

1:02:49Discussion extended to a proposed development known as the Villas at Merl’s Corner, which spans approximately 39.65 acres. The project is constrained by environmental factors, with only 5.4 acres deemed developable due to wetlands and other restrictions. The site plan, presented by an engineer, proposed 70 age-restricted residential units across two buildings, including 14 affordable units. The plan includes amenities like a clubhouse, pool, and EV charging stations, along with extensive landscaping to comply with township ordinances.

2:13:19An application linked to prior litigation concerning a residential development was also reviewed. The board deliberated on relocating all residential units to the north of Whale Creek to enhance accessibility, addressing earlier concerns about phasing and recreational access. The current proposal features a 529-unit inclusionary development, aligning with a court-approved settlement to meet the township’s housing obligations.

2:51:42Finally, the Whispering Woods project was discussed, treated as a fresh application despite its history. The board navigated complexities around past approvals, emphasizing current requirements stemming from a 2017 settlement related to affordable housing. Traffic concerns were a focal point, with residents voicing worries about potential impacts on local roads. The board assured transparency by making traffic reports available online.