The mixed-use project, initially approved in 2021, faced financial hurdles that necessitated a redesign. Presented by SK Bedron Associates and their attorney, the new proposal reduces the total unit count from 160 to 140, while increasing affordable housing units from 24 to 28. This adjustment raises the affordable housing ratio from 15% to 20%, in line with the township’s fourth-round affordable housing obligations. The project is integrated into the township’s housing element and fair share plan.

Noah Chrismer from KRE elaborated on the project’s financial restructuring, emphasizing the challenges of the previous design, which included a costly podium structure. The redesign maintains a bank on the property and shifts to a U-shaped building with enhanced retail space and outdoor amenities. This new configuration promises reduced impact on community resources such as water and sewer systems, while maintaining traffic management approvals.

The board examined the revised design, which retains a two-story structure of residential units above retail spaces. Changes were made to improve the central courtyard, now a spacious area designed to serve as a community amenity. Board members expressed satisfaction with the updated design’s visual appeal, although concerns were raised about pedestrian engagement and parking adequacy. The reduction in retail space from 14,000 square feet to 10,000 square feet prompted discussions about parking and public interaction areas, such as a planned public plaza intended for community gatherings.

Another focal point was the decision to create a separate lot for the bank, driven by its operational and ownership requirements. The board noted that financing structures often necessitate such arrangements, although the preference was to maintain separate structures rather than lots. The bank’s current and future drive-thru configurations were debated, along with the zoning implications of the bank’s position outside the mixed-use structure. This discrepancy may require variances from the board.

The meeting also addressed connectivity between the development and Schoolhouse Park, with plans for a sidewalk to connect the project to Bt Mills and subsequently to the park. Discussion included the possibility of adding recreational facilities, like pickleball courts, to enhance the park’s appeal as an extension of the development’s amenities.

Parking was a recurring theme, with the board discussing a reduction in parking spaces from 289 to 246 to meet requirements without excessive coverage. The layout now includes more green space, allowing for larger trees and improved streetscape features, while simplifying vehicle circulation. The potential for electric vehicle parking spaces was also considered, as a means to reduce overall parking needs and support environmental goals.

The board emphasized the importance of placemaking. Continued dialogue with local stakeholders, including business owners, was deemed essential to align the project with broader community needs. The board expressed optimism about the project’s potential to enhance the area and contribute to affordable housing efforts.