The development, proposed by Cranbury Family Apartments LLC in association with Walters Group and Walters Cornerstone Development LLC, was the centerpiece of the meeting. The project’s intent is to provide 165 affordable housing units for families, distinguishing it from other senior community projects previously discussed. The site, spanning approximately 11.9 acres, is currently home to two largely unimproved buildings. A development agreement, established in April 2023, outlines the standards governing this site, with the township aiming to meet its fourth round of affordable housing obligations. Funding is expected through state-administered federal tax credits, contingent on securing preliminary site plan and subdivision approval by July 1 to qualify for these credits.

The project’s representatives presented a detailed site plan, emphasizing the necessity to justify any required design waivers or variances. Among these was a potential variance related to the township’s 150-foot riparian buffer ordinance. The applicant argued that the redevelopment plan should supersede this ordinance, though they were prepared to address any variance requirements. The plan includes a reduction in impervious surfaces, replacing them with grass.

Traffic management was a discussion point. The proposed development is expected to generate approximately 50 to 75 vehicle trips per hour, a minimal increase compared to the current traffic at the intersection of South River Road and Day Road. Planned improvements aim to maintain the intersection’s current efficiency levels, which operate at levels of service B and C. These enhancements include a dedicated signal phase for the development’s primary driveway, converting an existing through lane into a right turn lane, and implementing a double left turn lane from Day Road. The planned upgrades are intended to improve traffic flow and pedestrian safety, with ADA-compliant ramps being a key feature.

Parking provisions were also detailed, with the development planning to exceed the minimum requirements set forth in the redevelopment plan, offering 1.5 spaces per unit. This exceeds the estimated demand of 1.3 spaces per unit. The discussion touched on the potential inclusion of a bus stop to enhance public transit accessibility, aligning with county requirements.

Environmental considerations were thoroughly examined, particularly the site’s proximity to Cedarbrook and existing flood hazard standards. The applicant assured the board that the development would comply with these regulations, arguing that the proposed site plan would improve upon existing conditions by replacing impervious surfaces with grass and enhancing stormwater management. The dialogue included discussions on landscaping, with board members emphasizing the need for supplemental plantings near driveways and additional evergreens on the south side.

The meeting also addressed architectural concerns, with the project’s architect confirming compliance with the redevelopment plan’s aesthetic guidelines. The buildings’ design includes real brick and fiber cement siding, with rooftop mechanical units to be screened from public view. The board members discussed the potential for introducing adaptive features in playground areas for children with special needs, and the architect expressed willingness to incorporate such elements.

Public amenities were also highlighted, with plans for a large green space, playground, basketball court, and gazebo. Indoor amenities include a property management office, fitness room, community room, and lounges on each floor. The project’s representatives committed to sustainable building practices.

The board concluded with the unanimous approval of the preliminary and final site plan and subdivision application for the Cranbury Family Apartments LLC project, contingent upon addressing specific conditions discussed during the meeting. These included updates to the traffic signal plan, collaboration with the township on potential bus stop installations, and the removal of a guard rail, pending county approval.