The redevelopment plan for the Park at Willow Lanes, presented by Edward Snikus of Burgess Associates, seeks to transform the designated area into a mixed-use facility that aligns with the township’s affordable housing targets and land use objectives. The plan divides the redevelopment area into two subzones, PC1 and PC2 overlays, intended to manage zoning and planning effectively. It proposes a total of 1,570 residential units, with 20% allocated for affordable housing, equating to approximately 314 units. This proposal aims to address the township’s affordable housing goals while promoting a high standard of planning and design.

The plan emphasizes the integration of commercial, retail, and office spaces alongside housing units, fostering a distinctive identity for the Parsippany Road corridor. It aims to enhance residential and commercial activities, adhering to principles of smart growth and environmental sustainability. The development will incorporate energy-efficient designs and minimize environmental impacts, with a structured parking configuration designed to maintain a pleasing urban layout. The board reviewed the plan’s consistency with the overall master plan, with Snikus expressing confidence in meeting the outlined goals.

Discussion also revolved around the township’s master plan of 2020, which focuses on affordable housing opportunities and diverse housing types. The plan aims to preserve and enhance the township’s retail corridor and office areas, adapting to modern market trends. The redevelopment area, categorized as part of the existing community zone by the Highlands Council, is targeted for redevelopment to minimize environmental impacts. Design standards include a maximum building tract coverage of 35% and maximum impervious coverage of 60%, consistent with previous standards.

A notable aspect of the redevelopment plan is the proposal for seven-story multifamily units, exceeding the current six-story limit. The taller buildings are planned to be situated near major routes to mitigate visual impacts on single-family homes. The board inquired about the height request, confirming that the buildings would not exceed 70 feet to accommodate fire department access requirements. The board unanimously supported the plan’s consistency with the master plan after closing the evidentiary portion of the hearing.

Attention then shifted to several subdivision applications, including one for a property on Alexander Avenue. The application sought preliminary and final major site subdivision approval for creating two lots from the existing parcel. Despite some confusion over plan revision dates, the board confirmed its compliance with necessary standards. The proposal involves constructing two new single-family dwellings, with a cul-de-sac to meet roadway frontage requirements. A variance for lot width at the setback line was requested, with both lots exceeding the required square footage.

The proposal also involved significant soil movement, with approximately 1,365 cubic feet of soil to be moved, requiring around 18 trucks. Concerns about stormwater management led to a proposal for a dry well to handle drainage, and commitments were made to coordinate with the township forester for street lighting and tree installations. The board discussed the potential for a deed restriction to manage impervious surface expansions, ultimately opting to include a notation on the approved plans instead.

An alternate conceptual sketch for a property on Alexander Avenue was introduced. This alternate plan received positive feedback from the board, with potential benefits for township maintenance. However, the board noted that the presence of variances would still classify the subdivision as major, requiring compliance with more regulations.

The meeting also addressed application number 24 col 527 SR, concerning a two-lot subdivision. The applicant’s engineer provided testimony, confirming compliance with existing standards and discussing waivers related to wetlands and Highlands exemptions. The board expressed no objections to the waivers, contingent on additional testimony addressing proposed conditions.