The proposal’s approval process was marked by discussions about the variances needed for the development. The proposed homes, with one lot measuring 35,023.8 square feet and the other 38,567.5 square feet, are planned to have living spaces of 5,520 and 5,800 square feet respectively. These sizes surpass the R3 zoning district’s maximum square footage of 3,500, necessitating variances not only for habitable floor area but also for front yard setbacks due to the challenging topography of the site. One of the concerns was that one house would not face a public street, requiring an additional variance.

A professional planner representing neighborhood residents highlighted the development’s potential disruption to the neighborhood’s character, pointing out that the proposed homes would not align with the existing streetscape. Concerns about the project’s compliance with the township’s habitable floor area ratio and the preservation of mature trees were central to the discussion. The applicant’s representatives argued that the proposed homes would be in harmony with the neighborhood’s context if situated in a different zoning district, such as R1, they would not require variances for habitable floor area.

The board members and residents also scrutinized the proposal’s stormwater management strategies, given the steep topography of the area. Assurance was provided that new drainage solutions would be implemented to manage runoff effectively, with seepage pits planned to handle water from the roofs. Residents expressed apprehension about the project’s scale, particularly the visual impact on the neighborhood and the potential for increased stormwater runoff affecting properties downhill. The applicant assured that no blasting would be required for construction, and that tree removal would comply with municipal regulations to minimize environmental impact.

In addition to the Overlook Road development, the board considered another proposal for a mixed-use redevelopment of the Bottle King site on South Livingston Avenue. This plan includes 226 residential units, with 15% designated for inclusionary housing. The redevelopment, framed as a significant initiative within the township’s master plan, promises to address affordable housing obligations and promote community growth. The proposal emphasizes green infrastructure for stormwater management and compliance with various environmental standards, although the removal of 165 trees required for the project prompted some concern.

The board reviewed the Bottle King site redevelopment’s compliance with zoning and design standards, noting that street frontage, setbacks, and building height were all within permissible limits. The project proposes a two-story underground parking garage with ample space for electric vehicles, addressing both parking needs and environmental considerations. The applicant’s representative confirmed that necessary approvals from external agencies were being sought, and additional public meetings would be scheduled to further discuss the proposal and address community feedback.