The project proposal, presented by Ridge Oak Management, involves significant site modifications, such as the demolition of an existing structure, redirection of a driveway connection, and the construction of a new building and parking facilities. The development plans align with the township’s housing strategy and the SH4 senior housing zone, introduced under ordinance number 2573. However, the project’s details, particularly the lighting plan, sparked detailed debate among board members.

The lighting plan proposed for the development requests an increase in standard illumination levels, from the ordinance-stipulated 0.4 foot candles to 1.6 foot candles for sidewalks and parking areas. This increase aims to ensure visibility and safety for senior residents, yet concerns emerged regarding potential light pollution affecting neighboring properties. The proposed lighting fixtures are intended to mimic those used in Ridge Oak One, with changes to include LED down lights to reduce glare. The board explored options to lower the pole height to minimize light spillage while maintaining adequate illumination.

The conversation also touched on the possibility of introducing more fixtures at lower heights, though this could result in uneven lighting distribution. A request for visual aids to better understand the implications of different lighting levels was made. Board members considered conducting site visits with light meters to assess the actual impact of proposed lighting levels.

In addition to lighting, the board scrutinized other aspects of the site plan, including the management of stormwater and the inclusion of pervious pavement in parking areas. The stormwater system, designed to comply with state regulations, features three basins and a water quality device to handle runoff. Pervious pavement, which requires regular maintenance to prevent clogging, will be used to manage water absorption and reduce runoff.

The board also addressed the project’s landscaping plans, which include the removal of 26 trees and the planting of 78 new ones, exceeding the ordinance’s replacement requirements. The proposed landscaping aims to enhance privacy and aesthetics, with a mix of deciduous and evergreen trees planned for buffer zones. Concerns were raised about the adequacy of existing vegetation and the potential need for further enhancements to meet buffer requirements.

Further discussions delved into the architectural features of the proposed building, including the integration of a gazebo and a community garden. The board examined the building’s design elements, such as the roof shingles and entrance lighting. The building’s accessibility was considered, with debates on the sufficiency of a single elevator for the two-story structure.

The meeting also covered logistical aspects of the development, such as trash disposal and vehicular access. The board scrutinized the design of trash enclosures and the feasibility of the proposed system for senior residents. Vehicular access, including fire lane widths and emergency pathways, received attention, with exceptions requested for specific design features. Discussions emphasized ensuring safe and efficient movement for residents and service vehicles.