The meeting focused on the proposed project, which aims to replace an existing office building and surface parking on a nine-acre property with a four-story residential structure. The site plan was presented in detail by Michael Lanzafama, a licensed professional engineer and planner, who outlined the project’s compliance with local zoning regulations, including density, building height, and setbacks. Notably, the project proposes a 20% affordable housing set-aside, a crucial component of the township’s third-round affordable housing settlement.

The project features 223 units, including one on-site superintendent unit, with amenities such as ground-level parking, landscaping, and stormwater management facilities designed to enhance residents’ living experience. The discussion included a review of the project’s environmental impact, with the applicant requesting a waiver for an environmental impact statement due to the submission of an extensive environmental assessment report.

A significant portion of the meeting was dedicated to parking concerns, specifically the dimensions of the stalls. The board’s ordinance requires parking stalls to measure 9 by 20 feet, while the project proposes stalls at 9 by 18 feet, consistent with residential standards. The need for a variance was debated, with proponents arguing that the benefits of increased parking capacity and reduced impervious coverage justified the deviation.

Traffic management was another focal point, with the project including approximately 352 parking spaces within a garage, equipped with flood hazard compliance measures. The proposed layout features a traffic circle to improve vehicular circulation, and a traffic light installed in 2016 at the entrance aids in managing access to the site. Emergency access was also addressed, incorporating a new lane for electric vehicle chargers and ensuring that fire services can reach the site.

The board also evaluated the project’s integration with existing infrastructure, including pedestrian access and safety. Sidewalks extend along South Orange Avenue, although concerns were raised about pedestrian safety when crossing the busy road. A crosswalk at a traffic light near Newark Academy was noted as facilitating safe crossing.

Gary Dean, a traffic engineer, testified that the shift from office space to residential units would reduce traffic, estimating a reduction of about two-thirds from previous levels. The design adheres to RSIS regulations, despite certain local ordinance variances.

Architectural aspects of the development were presented by Jack Raker, a licensed architect, who detailed the design and material choices intended to create an appealing aesthetic. The building will feature high-quality materials like brick and metal panels, with a garage designed to blend with the overall structure. Raker highlighted the inclusion of several modern amenities, such as a sports simulator, fitness center, and co-working spaces, aimed at enhancing residents’ quality of life.

The board discussed the project’s amenity spaces, totaling approximately 34,000 square feet, including a pickleball court, fitness center, and outdoor spaces like a swimming pool and party areas. Noise suppression measures were considered for the pickleball court and fitness center to minimize disturbances.

The meeting concluded with the board voting in favor of the project, recognizing its significance as part of the town’s affordable housing initiative. Conditions were set, including restrictions on electric bike charging in residential units and the installation of glass doors in dens. The board also proposed exploring the feasibility of adding a dog run to the project.