The central focus of the meeting was the proposed development by Esplanad Livingston LLC, which included two multifamily buildings at 550 and West Mount Pleasant Avenue and 8-10 Microlab Road. The plan features 280 apartments, divided into 120 age-restricted units for adults 55 and older and 160 family units. The development aims to provide 20% of the units as affordable housing, aligning with local housing goals. The placement and design of pickleball courts emerged as an area of discussion, requiring multiple variances due to their proximity to Route 10. The eastern court is proposed to be 17.7 feet from the road, necessitating a 32.3-foot variance from the required 50-foot setback, while the western court requires a similar variance of 31.4 feet. The trellis structure between the courts also seeks a 15.8-foot variance.

The development’s architectural features include an H-shaped building with a central courtyard, a four-story parking garage, and several recreational spaces such as pickleball courts and a dog park. The garage, designed with 243 parking spaces, exceeds the ordinance requirement of 192 spaces. However, variances for parking dimensions were necessary as the garage spaces measure 9 by 18 feet, without the typically permitted two-foot overhang. The board and the applicant discussed the project’s stormwater management system, which includes three basins and green infrastructure practices to handle runoff and mitigate environmental impacts. The development also plans to incorporate ADA-compliant sidewalks and underground utilities to enhance accessibility and safety.

Traffic concerns were paramount during the meeting, particularly the need for clear signage and efficient access routes for delivery vehicles and residents. The board noted the absence of signage indicating that delivery vehicles can utilize the connection to DAV to access the property, which could help mitigate traffic issues on Route 10. Discussions included aligning driveways to prevent conflicts when vehicles exit the garage. The traffic engineer presented data indicating that the redevelopment would reduce traffic by approximately one-third compared to the site’s previous commercial use, largely due to the inclusion of senior housing. The engineer emphasized that the design would internalize traffic and avoid creating new conflict points on Route 10.

The board also explored potential traffic calming measures, such as textured pavement or decorative paving, to slow down vehicles and improve pedestrian safety without resorting to speed humps.

The meeting touched on a variety of other operational and design aspects, such as the installation of EV charging stations, which will be phased in over six years. Concerns were raised about the placement of electric vehicle charging stations, which would be located near the garage entrance. The board was assured that the development would include eight handicap parking spaces, exceeding the minimum requirement, and that visitor parking would be managed by allowing visitors access to the garage via resident buzz-in.

Further discussions involved the architectural specifications of the proposed buildings, with a focus on the equitable distribution of affordable and market-rate units. The architect confirmed that both types of units would feature identical finishes. Safety features were emphasized, with both buildings equipped with sprinklers and standpipes. The design included multiple amenity spaces, such as fitness rooms, club rooms, and pet spas, distributed across approximately 9,000 square feet per building.

The board raised concerns about the aesthetic and functional aspects of the building materials, particularly the choice of brick for the wall along Route 10. Board members emphasized the importance of selecting materials that would withstand environmental factors and maintain an attractive appearance over time. The architect assured the board that the project would adhere to high-quality standards, with landscaping and rooftop amenities enhancing the visual appeal.