She on and off. She >> come to the dark side. Come to the dark side. >> Oh jeez. Okay. I gave it too big for me to make sure we get her. >> I want to see people. >> Yeah, I agree.
>> Honestly, like my daughter right now. >> Calling to order the meeting, regular meeting of the township of Bernard's planning board, May 19th, 2026. All rise for the flag school, please. >> I pledge algiance to the flag of the
United States of America for stand. >> This is the open public meeting statement for 2026. In accordance with the requirements of the open public meetings law of 1975, notice of this meeting of the planning board of the township of Bernards was posted on the
bulletin board in the reception hall of the municipal building, Kolier Lane, Basking Ridge, New Jersey. Was sent to the Burnersville News, Whippony, New Jersey to the Courier News, Bridgewater, New Jersey on 20 sorry, January 21st, 2026. was electronically mailed to all
those people who have requested individual notice and was posted on the official township website. The following procedure has been adopted by the Bernards Township Planning Board. There will be no new cases heard after 10 p.m. and no new witnesses or testimony will
be heard after 10:30 p.m. May I have a roll call. Miss Slayman >> and Mr. Angelo >> here. >> Mr. Argawal >> here. >> Mr. Crane >> here. >> Mr. Mr. Eorio >> here. >> Mr. Schaefer >> here. >> Mr. Seville >> here. >> Miss Smith
>> here. >> Mr. Suburvy >> here. >> Mr. Tommpkins >> here. >> Mr. Drill >> here. >> Miss Fehey >> here. >> Mr. Shger >> here. >> Mr. Sly >> here. >> And for the record, Miss Layman is present. Madam Chair, you have quum and may proceed. Thank you. Uh before we
move on to our approval of the minutes, may I have a um Miss Bannon had informed me before today's meeting that she had a family emergency. May I have a motion to excuse her absence? >> So move. >> Second.
>> Miss Smith. Roll call. >> Mr. Argaw. >> Mr. Crane. >> Yes. >> Morio. >> Yes. >> Mr. Schaefer. >> Yes. >> Mr. Seville. >> Yes. >> Miss Smith. >> Yes. >> Mr. Mr. Burby. >> Yes. >> Hkins.
>> Yes. >> Chairwoman. Mr. Angelo. >> Yes. >> Thank you. >> And I know for the record that Miss Manduk um is not here, but she has not informed us. Correct. I believe she'll be a few minutes late, so we'll hold off on that one. Um okay. Our next item on
the agenda is the approval of minutes from our May 5th, 2026 regular session hearing. I note for the record that Mr. Crane and Mr. and Miss Smith are ineligible to vote as I believe Mr.
Schaefer is as well, right, Miss Slayman? >> Um, I believe Miss Smith can vote. >> Oh. Oh, I'm sorry. I was looking at the wrong thing. Right. Miss Smith. >> Mr. Crane and Mr. You're correct though. >> I'm sorry. Mr. Crane can can vote in
part, I guess, right? >> No. No. >> No. Okay. He's ineligible. So, um, Mr. Schaefer and Mr. Crane are ineligible. Miss Smith, you are eligible. Um, are there any comments? These minutes were distributed in advance of today. Any
edits? Okay, with that, I'll take a motion to approve the minutes as drafted. >> So moved. >> Thank you, Mr. Tomkins. >> Second. >> Second, Mr. Spurby. I have a roll call, please. >> Mr. Argawa. >> Yes. >> Mr. Oorio.
>> Yes. >> Mr. Seville. >> Yes. >> Miss Smith. >> Yes. >> Mr. Suburvy. >> Yes. >> Mr. Tomkins. >> Yes. >> Chairwoman. Mr. Angelo. >> Yes. >> Thank you. Um, our next item on the agenda is the public hearing continued from May 5th,
2026 for Ridge Oak Management Incorporated, block 1611, lot 40 and block 16009, lot 2201, 95 and 150 Manchester Drive preliminary and final site plan B PB 2601.
And um, >> Madam Chair, I'll be recusing myself. >> Yes. Thank you, Mr. Crane. Please, we'll ask our board secretary of the board members that are currently up at the dis. I believe Mr. Schaefer is ineligible to vote. He can participate,
but he can't vote because he um was not here for the other hearings and hasn't uh reviewed the recording. Is everyone else eligible to vote? >> Correct. Yes. >> Mr. Seville has certified. >> Yes. >> So, Mr. Seville had missed a few minutes
of the hearing and >> he's eligible. Thank you. Um Okay. And um does anyone want to put anything else on the record as to any site visits of the location and what their observations?
>> I visited the site. >> Tomkins, do you have anything to put on the record? >> Uh nothing in addition to what we've had. The only thing in very generic terms, it's beautiful piece of property and um uh I you know I I didn't have anything that negative to take away from
it. Um, I think it's good spot. >> Anyone else? >> No. >> Hey, take it away. >> Good evening, Madam Chair, members of the board, board professionals. Luke Pontier of the law firm Dave Pittney here this evening on behalf of the applicant, Ridge Oak Management. Uh, we
are here again discussing the property that's located at 95 and 150 Manchester Drive. and that's designated on your township tax map as block 1611 lot 40 and block609 lot 22.01. Uh this is a continuation of a public
hearing that commenced back on April 7th of 2026 and was continued at a meeting held back on May 5th, 2026. As a reminder, the applicant is seeking preliminary and final site plan approval along with exception and variance relief
to develop the property with a 29 unit age restricted affordable housing project with access being proposed through the adjacent property that has another portion of the existing Ridge Oak development. Uh following the hearing on May 5th, the applicant uh had
a discussion with the fire chief regarding his comments that we had received and proposed a plan that did meet with the chief's approval. Both that plan as well as the chief's email uh approval of the plan were forwarded to the board's professionals prior to tonight and our engineer is back with me
this evening to present the fire plan and and answer any questions that the board may have. Our engineer will also address any remaining comments from the environmental commission memorandum while he is here testifying. >> Identified the email from the fire chief
dated May 9 which the board secretary sent to the board professionals and the applicant professionals on May 11. Correct. And the environmental commission memo is dated March 23, 2026.
Correct. Um I >> that's correct. >> Said you're going to have someone address any of the questions on the fire plan. >> Yes. Our engineer is here to present the fire plan and if the board has any questions. >> I just I would like him to read into the
record the response of the fire chiefs just so we have it in the record because it's a little unusual to get it in email format. >> Sure. And then lastly, the fire service plan itself is dated January 13, 2026, and it's last revised May 7, 2026.
Correct. >> Correct. And do you would you like to mark either of those as an exhibit? >> No, it's all in the board file. They're not exhibits. They're they're part of the file. >> Okay. >> Great. Uh we also have our architect with us that will address the revised architectural plan that had been
submitted prior to May 5th, but we didn't get to her testimony at that meeting. here with us as well. And and those are our two witnesses this evening. Unless the board has any preliminary items, we can call back the engineer.
>> Michelle, you you've been sworn, you remain under oath and all of your licenses are in full force and effect. Correct. >> That is correct. >> Mr. Michelle, your office prepared the fire plan that was submitted as Mr. Drill read last revised May 7th. That is
correct. >> You please take the board through that plan. >> I'm just here. All right. Perfect. Got it. What plan is up there on the >> plan that we have up is the is the fire
service plan that my office prepared that was that was in the site plan set. It's date. It was dated January 13th, 2026. And it's actually has a progress print stamp date of May 7th, 2026 is what we prepared. >> What we have in the file doesn't have
any progress print. It is here less revised. Can you put one of these up there instead of what you have up there? Yeah, >> I imagine it's >> I can attest that it's it's it's this the digital copy I have up even though it says progress print is the same plan.
>> It's a basically we the board and everybody should ignore the red stamp that says progress print. >> What you have in front of me, >> okay, >> is the sign and seal version of the plan. I'm not sure why this one is stamped like this, but in any event, the plan, this is the plan that's on the screen is what you have minus the
progress print. And the only major change to it um that we did was in speaking with the fire official, he asked that an additional fire hydrant be added um in the location shown here on the adjacent Ridge Oak property so that this way they'd be able to if need be
park a fire hydrant adjacent park a fire truck adjacent to this fire hydrant um for fighting a fire on the site. So, >> um, state for the record, not just say this hydrant. Give us a little more. >> Oh, >> color for the record.
>> A proposed hydrant on adjacent lot >> 22.01 by the the new parking lot driveway that's going in >> next to the handicap >> next to the handicap spaces. And there's there is also a proposed hydrant on the south side of the of the um new Ridge
Oak 4 property by the hot box that will be that we'll have there as well. So, there'll be two hydrants now that the fire department will have to to service the uh the site >> record the um red portion. Um
well, actually, why don't you just read what >> Yeah, there's I guess there's three sets of comments here, >> right? >> Yeah. >> So, we'll start off in this email string. There was an original April 29th um response from the fire chief to to Mr. Pointier. Um and there's two
comments here and and I'll read them. I'll read the comment and I'll read the the response. >> Right. And and differentiate between the comments in black type and the responses in red type. Correct. >> Yes. So, the the the comment from the
fire chief in in in um in black type here on the April 29th, 2026 letter says, "As the access is proposed, there's very limited access for apparatus to access the building >> and in parenthesis only the front side of the building closed parenthesis. We would like to have an we like to have
additional vehicular access considered to the other sides of the building. This is of particular concern given the nature of the proposed population for this building and the potential to have to perform rescues from the second level of the building. And then my office had a conversation with him and we and we
clarified that in red. Back to his comment as discussed on our phone conversation. The unique configuration of the site and the environmental constraints at the rear of the building do not allow for an access lane to provide fire apparatus access. The building is only two stories tall and
there is a graded flat area between the rear of the building and small landscape retaining wall approximately 10 to 12 feet in w 10 to 12 ft comma that provides adequate area for setting of ground ladders. The front and right side of the building are fully accessible for an aerial ladder. The building is also
fully sprinklered to provide for additional time to perform rescues of occupants should they be needed. The second comment in black on that same April 29th, 2026 letter states, "There are no hydrants on the roadway approaching the building. We would like to have a hydrant at the entrance to the
driveway in parenthesis along the proposed water main feeding the building. Close parenthesis." This is important because there is no access to a hydrant in the line of approach to the proposed building. An apparatus would have to go past the building to secure a water supply and then backtrack to the building in the event of a fire.
Additionally, the the closest hydrant of the secondary access is on the bend of East Oak Street, which is several hundred feet from the building. So, we'd like to have another fire another hydrant added on East Oak Street, closer to the proposed building. And then our response um based on our conversation with him in red states, a fire hydrant
is being proposed in the parking lot near the access point to the project. The fire hydrant will approximately 250 ft from the front door of the building and has been located in the portion of the parking lot closer to Manchester Drive. As we discussed to not block the emergency access from East Oak Street, a
fire hydrant is also being proposed on Manchester Drive next to the FDC connection for the sprinkler system of the building. As discussed, it is not possible to add an additional fire hydrant at the end of East Oak Street. This would require an extension of the water main from the last fire hydrant. Those are our responses to the comments
based on our discussions with him. And then there was an additional followup on Wednesday, May 6th. And this is um in an email from the chief to to Luke to L Mr. Pointier. And it says and this is from this is him in in the dark
black text. It says, "Good evening. Thank you for your attention to our concerns that were highlighted below. I had one additional concern brought to my attention today that I would like to pass along for your consideration. Given the relatively high volume of VMS and fire responses that we have to rejoke. There's there is a concern about the lack of options to turn apparatus around
from in front of the proposed building without having to back all the way out to Manchester Drive in parenthesis which poses inherent risk from backing that substantial distance. Close parenthesis. While the ideal solution would be for the driveway to loop back out to Manchester Drive in the area of the proposed FTC, I realize that may not be
feasible. So, we would like to know if it if it possible to incorporate a paved area that would accommodate either a Kturn for EMS and fire apparatus at the end of the new driveway. Alternatively, if a portion of the area within the proposed pavers that leads to East Oak Street were paved, this would at least
accommodate backing a much shorter distance parenthesis, if we must back onto the pavers versus a paved area, there will be a continuous damage to landscaping in that area given our anticipated frequency of response to Ridge Oak for both EMS and fire. Please let me know if we have any options that might be able to be incorporated to
allow apparatus a safer departure from the area following an emergency response. Then we did have a follow-up conversation with him and we summarized that in the red text after that and and we explained to him that of the K turn that was there and what we said was the access to the project is adequate to
support emergency vehicles entering and exiting the site. The project is designed with two areas at the end of the parking lot that are designed for vehicle turnaround. Additionally, the emergency access from East Oak Street is designed to support up to 85,000 pounds, which is more than adequate for use in the event of an emergency. Due to the
unique configuration of the site, it is not possible to create a driveway loop back out to Manchester Drive. The parcel has only a small 16 foot wide frontage on Manchester, which would not be able to sustain an emergency access. The rest of the parcel fronting on Manchester Drive is bound by a Somersa County Preserve Green Acres property. They
cannot have any development on it. >> And that does that cover it? >> Yes, that was all the comments from what I can tell. And it says finally on uh May 9th uh that he says that the it appears our company's concerns have been
addressed at the end of his >> Oh no, that's what I'm sorry. That's what you said. Matt said. >> Yeah, Matt. Yes, that's right. >> Said no, he he did say that >> the chief did respond. >> Yeah, he did. He said that his >> Okay.
>> Yes. Does anyone have any questions based upon this um that's now been written read into the record? Oh, does anyone have Keep going then we'll open it up to the public? >> I think the last item um that I was going to take a look at and go through
with the board is the environmental commission letter. >> Yes, please. >> Sure. And so that commission letter, as Mr. Trill confirmed, was March 23rd, 2026. Um there's a series of comments in here. I'll just go through them um for the record. Um I'm not going to read the comments. I'll just give you my our
responses to the comments if that's acceptable. Um comment number two, well actually number one is the highlights. There's no no response there. >> Um two are the comments to item A. We have no issue complying with that comment. So we'll provide the additional information.
>> That was about the the habitat. >> Correct. We'll update the >> wildlife or habitat on the lot. Okay. Um item B speaks about tree clearing. Um we do have um a pending wetland permit with the state. Um it's anticipated that the state does put time of year clearing
restrictions on those permits. So depending on when we get that permit back, we anticipate to have a tree a tree clearing restriction. That would be that would be um in enforced by the state. But the site is really under an acre. And sometimes when it's a really small site like this, they they may not
they may not um I'll say enforce a tree clearing restriction because you're dealing with less than an acre of trees being cleared. But again, >> lot size is almost two acres. >> The develop the disturbance area and the area of tree clearings less than an acre. >> So So the state will dictate um any type
of restrictions on that. >> Item C, I believe I showed the board the limits of of the disturbance on the exhibits for the wetland permits. I'm sorry I covered that one. Item D, um those that that information for the seasonal high water tables were shown in our construction details and it's in our
storm water report. Um item E, >> hold on. So the environmental commission recommended the plan should show the highest seasonal high water tables at the two bio water bio retention basins. You're saying that it is shown. >> Information's on the plan. So what? Just tell me the sheet on the plan. It's on
me. It's the construction details. Give me a second here. Find the construction details on sheet. I just got to find the correct chart. Supposed to be on sheet 13. Oh, there it is. Yes. On sheet 13 of 16.
>> Construction details sheet 13 of 16. >> Correct. >> Tech mark for me and not a C for condition. >> Okay. >> Um, all right. Item E. Um, I did cover this in my prior testimony, but >> say what it is before you. >> I'll give I'll give a summary, a
synopsis of the comment. The comment there was asking where the storm water from the site was being discharged. Um, we are tying into an existing pipe in Manchester that ultimately discharges through um, a pipe network into the Great Swamp. Um, I mentioned that previously, but our analysis really is tied to where we make the connection
point into the pipe and we're and we're showing that we meet all our storm water requirements at that point. So, we didn't go and analyze the system further downstream because we're not having any additional impact system. >> They didn't ask you to do that, but they their last sentence said the engineer should show on the plan the drainage
path and the waterway to which it is going. Does do your plans show that? If not, would the applicant agree to as a condition? >> I can I can put that information on the plan. That's simple enough. >> You're saying that goes towards the Great SWAT, >> correct? Yes. >> Item F is asking about the determination
of the impervious coverage of the emergency access drive. We actually, even though it's per even though it's permeable pavers, as I'll call it, or stabilized turf, we still treated it as as 100% lock coverage in the calculations. >> Treated it as lot coverage. Yes, we did.
>> That drive with you, Mr. Schline. >> Okay. >> Um, item G talks about air conditioning compressor pads. Um, we weren't planning on having any additional utility pads, but again, like anything else, when you get to the final construction documents, if we have to add a few 4x4 pads, it
would be negligible in terms of the overall >> change. It's not going to change anything surface. >> Okay. But if you're gonna I thought that the question was asked whether you were going to have any on the ground or not >> saying right now no >> right but when you go to construction
documents you you never know if you have to add a util you have to add >> I understand but Mr. Mr. Schly, what's the construction department? Assuming the board approves this, there's a standard condition that says what they build has to be substantially similar to the plans the board approved.
And if there's no pad shown on the plans the board approved, would that be approved as a field condition or are they going to have to come back? I did it was just pointed out to me that I did mention we would show four um four to six 4x4 pads on the plan just to
cover just to cover this issue in case it comes up. >> Right. So, so the condition is going to be >> add fixs on plans in case they are needed. Right.
Okay. Right. Item H talks about the um details for the water quality structures on the uh plans and that was actually shown on our construction detail sheet and Mr. Drew I know you can ask me what sheet so just >> that's right second
>> and they also their last sentence say they say the water quality inlet should have a detail >> it's it's it's on sheet 13 of 16. >> Okay. So you're saying the details there on 13 of 16. >> It says here 13 of 18. Why does it say that? and eight of 16.
>> I I'm I'm not sure. >> On 13 of 16. >> Yep. >> And the same with the last one that water quality inlet is on 13 of 16 as well. >> Yes. >> Construction det there in construction details on that sheet. >> Okay. >> Okay.
>> To check >> I >> this next comment talks about the retaining wall that's behind the um building on the west side of of of the building that we have there. It's about a 4ft high wall that actually basically creates the low spot for the rear of the building. Um, not quite, you know, they
were talking about some trees here and and what the impact of the trees would be based on the retaining walls and we can provide with when we go to the construction documents provisions for having the evergreen trees shown where we have them on the plans and it won't impact the geog grid of the retaining walls. So, that's just a construction
detail that we'll work out at at that time of construction. >> Dave, Mr. slide. Do you have a a recommendation for wording for a condition for this one? Because they they start out in I by saying the architectural color rendering for the west elevation is incorrect. So
does that have to be corrected? But let me give you >> what what do they mean the >> I'm looking at I'm looking at the architectural plan sheet 82 and it shows the west rear elevation and I think what they're trying to point out there and I can I think I can put it up on >> if you could put it up there that would be great.
>> Um just just for the reference for reference >> because this eye has like three different >> I know points in it. So on the west elevation here, come on, stop. What you're looking at is the whole elevation of the building, but there is
if I was standing back there 20 feet away from the building, I'm actually going to be standing about four or five feet higher on the on the grade that's higher. So there's actually a 4ft wall that's actually going across the back here. But when the architect creates the elevation, they're not going to show a 4ft wall that's 10 to 12 feet off the
building face because they're showing you the elevation of the building. It's not meant to show you what's happening 10 12 feet away. It's showing you the elevation. So I think their comment is the elevation's incorrect because it's not showing the wall, but it's not meant to show the wall. >> Right. The second comment, they
recommend a keystone wall. What kind of wall has the applicant decided on what type of wall >> we are proposing? Keystone is the name of a manufacturer. Keystone retaining walls. Um, it's synonymous with the modular block wall. It was, you know, one of the first manufacturers. So,
everyone seems to refer them as keystone walls, but we are proposing a modular block wall. >> So, I think in terms of a condition, I I I don't really want to be tied to a manufacturer. I usually say in my plans Keystone or approved equal, right? Okay. That that's Keystone or approved equal
is fine. So, let me just write this down. ing what what are the benefits of this type of wall as opposed to another type of wall? >> A modular block wall is just a little it's it's it's just a different type of construction. So you you aesthetic
instead of doing a poured concrete wall that may be, you know, just a plain face as opposed to being stone faced that looks more natural with with it with its face and you can get different styles and colors. No, it it no, there's no there's no differentiation whether you use a a
concrete wall, a block wall, a stone wall. You still have to have the typical uh drainage stone behind the wall to to make sure you don't have any issues with with over with um uh hydrostatic pressure on the wall. And that's their last sentence. For trees behind the wall, spacing and setback and a maximum
8 foot height of the trees should be pushed back toward the west as far as practical. So >> we we can pro there are provisions when you're installing modular block walls to have um tree uh they'll call them I forget the exact term for them, but you can have a a provision to have a tree root or a tree wall worked in with the
geog grid so you can put it closer to the end of the wall. So that's a detail that we always work out during construction about how how to place the trees in with the wall. So >> between you or Mr. Schlid, >> actually it's more the construction department. >> What should the con what should the condition from the board say?
>> This is something for the construction department to determine or or Mr. Schly, do you think the board should say something about this? Okay. So on this one, there would be no condition. Is that what you're suggesting? because the gonna comply
the landscape will be installed as per the site plans and the details the wall details will be you know I don't say modified the wall details will accommodate the installation of the trees >> I don't think I think we're over >> Yeah I think we're
have impose a condition >> right on this one. You might just >> Yeah, I don't think we need to impose >> I don't think we need a condition on this one. Quite frankly, the construction department's going to do what they're going to do. >> They're not going to >> correct.
>> Next, Jay. >> Um Jay, this says the applicant should discuss where the cars over the previous pavement will be located during the vacuum and sweeping. I think we I talked about this previously. The maintenance, it'll be handled by the maintenance people. The cars will be moved. the the uh the porest pavement will be will be vacuumed and the cars could be moved
back. It'll be coordinated with the rejoke management staff >> and this is just so that you keep it clear for the the >> you have to you have to vacuum the porest pavement or or take out the um the sediment that gets trapped in the upper layer twice a year maybe sometimes
once a year depending on the the um how much uh snow you get and and rock salt and ice that goes down. So just a maintenance item. required as a condition will include that. It's actually four times per year. >> Okay. >> So then we need to have it as a
condition for four times. >> No, the condition should be to provide the maintenance manual which which they've they've testified to originally, but in that they'd follow the NJD BM rules, which one of them includes four, >> not three. Okay. >> I couldn't remember this.
>> Reminding me. >> Okay. Um, I think with the generator, I thought I mentioned this in my testimony, but has >> to do with the noise. >> The noise of the generator. Correct. So, the generator during testing has to comply with the state standard at the property line during daytime and nighttime hours. You wouldn't be testing
it in the evening hours. You test it during the day. It will comply with the state standard. And then if it's operating for emergency purposes, it's exempt from from noise levels. But there will be a det if a generator is going to be installed, which there will be a detail that will be provided to the building department with all the necessary um information that goes along
with it. >> I'm going to put a condition note on the plan stating that the exercising of the generator shall comply with the New Jersey state noise. >> Perfect. Yep. On item Oh, item number Oh, that's L.
Sorry. Item L, um there are no leaf guards proposed on the on the roof gutters for uh the roof. I'm sorry, on the gutters on this building. Um, and I'm not sure about a storm event that's 9 inches per hour of rainfall. That's that's quite intense. Um, it's usually it's usually 9 in over 24
hours, but um the gutters will be designed the gutters are designed by standard plumbing code and the downspouts as well. So, we'll be we'll ensure that once the water's collected and goes into the collection system at the base of the building, it'll be able to handle the storm the maximum storm
event to get the water to the basins. So that's where there's no overflow. >> No. Yeah, I just checked that off. The 9 in per hour, that's a Noah flood. >> I'll get my I'll get my arc, right? >> And the next one. M. What are you doing with the existing water?
>> Oh, that will be captain abandoned. Well, it's it's either I should say it's it's going to be captain filled. >> Captain filled. Would you >> in accordance with the NJP standards? >> Yep. >> That's going to be a condition. >> Yep. I have I wrote it down. >> Okay. N
>> and we'll we we will move the top soil stockpile that was shown on the plans over the pros utilities. That's not a problem. >> O well I also said on oh I would move the trees that were on top of the utilities in that one corner which also not a problem. >> That's O that's O >> covered that >> P. Um I think they had a comment about
some of the grades by the retaining wall. I we will ensure that the grades around the retaining wall by the basin are correct you know prior to the plans being being signed. Is that it? >> Um this Q the site plan show specifications for the pvious pavement. We do have those specifications. They are on the detail sheet and it is on
sheet number. Give me one sheet number 13. >> A lot of things are on that sheet 13. >> All the storm water stuff. >> Okay. Maybe that sheet didn't go to the environmental commission. >> U maybe not. >> R is um Oh, sorry. Yeah. R has the
applicant reached out to the county for potentially planting trees. >> This is the property that's to the east, which we said is not part of the application. >> That's the Somerset County property. Correct. Right. But what they want what what they're asking is they want the applicant to reach out to the county to
allow them to plant trees on the east side of the property. So the question is is the applicant that that's what the environmental commission is asking. >> You guys don't have to do that, >> but that's what they're asking. >> I I don't think we're interested in imposing that
>> on you. So we'll cross But that's this is exact as you were talking that's the question that she posed. So what I told her is you can't you can require that they ask the county if the county will let them >> and if the county will let them you can
tell them they have to do it but you can't require them to actually plant it because they don't own the property. So you could impose a condition if you wanted to telling the applicant please reach out to the county ask them if you can plant trees and if they say yes plant the trees. >> What is the benefit? I mean this is the
east side of isn't this the part facing the great swamp? >> This is the part facing the great swamp between Manchester Drive. >> No residences on that side. >> Yeah. This if you look at the sheen the screen here I've got that fire service exit up. It's this triangle piece right in here.
>> Yeah. >> Yeah. Correct. It looks like it's all part of the front yard of the house. Really? Like I don't know if it's I'll pull everybody. >> So, you're concerned. I just want to understand you're concerned about the
ambient light from the parking lot. >> Ambient light. >> He's also talking aesthetics. >> Yes, I understand. I understand. Okay. I'd like to hear from everyone how they feel about that because just so we're clear, you don't have jurisie property, >> correct?
>> It's owned by Somerset County. So, the requirement would be to ask you to inquire about whether they would consider putting trees, >> whether they'd allow them to put trees. Right. >> It's a request for me. >> Right. >> Yes. Okay.
>> Um I'd like to hear how everyone thinks before we make this a condition. Mr. >> This is a straw. This is just straw. >> I would like to do that, too. >> Okay. >> You know what then? Who would have to maintain them? >> Yeah. Who would have to maintain them is another question. the county once you
put it on their property. But >> yeah. Okay. Yeah. I' I'd be for it. Maybe not the county. >> That would be That would be the second straw poll. How many trees? >> Let's just get the past the first one.
>> Yeah. Okay. Bill So, I I'm not necessarily opposed to them as applicant doesn't have her little benefit. that this applicant has to for the community. I mean,
residents or the community. So, I take that to no. >> You said you didn't object, but it sounds like a no. >> That's a no. >> It's just a simple can you ask count, but it's more than Okay. Unless you've changed your mind. >> Okay,
>> that's a good idea. >> And and if I if I may, the applicant is is willing to agree to reach out to the county. You know, we'd prefer that the condition kind of be limited to the ask here by the commission to reach out and leave it to the applicant and the county to work out any details. Uh but but the
applicant does not have an issue making the ask. >> That sounds like a good idea >> for me. >> Well, then >> does anyone object to the proposal that Mr. Ponteer >> Thank you for uh taking that off our plate? Okay. So, there's not an issue. Oh, so you're going to >> Well, they're going to ask we're going
to give you that condition and you're going to >> you're right. You're going to ask and work it out if they say yes between you guys. >> Well, if they say if they say yes, they're going to have to add it. landscaping plan. >> Do they add it to the plan? >> They say yes. Does the county have to
approve a plan then or >> that's between them? >> Theoretically, you guys put a tree in. >> Let's have one person at a time here. >> I'm sorry, Mr. Tomkins. What were you saying? >> I'm saying if the county says yes, do they lay out conditions or yes, and
you guys plop a Charlie Brown Christmas tree in or do you put 5,000 trees in? Like, is there >> Right. What they're suggesting is that's between them and the county. Yes, >> they're willing to ask and if the county says yes, they're saying they'd like to work it out with the county. >> Okay. But there will be there will be a process. It's just
>> but it won't be with us. >> Okay. >> The land the only thing the planning board would be involved in is if it is approved that it would be part of our review of the landscaping plan. Thank you. Next item. >> I have a quick question if I may. Uh
sure. Just uh wondering uh is uh do we have a township beautifification committee? >> Not that I'm aware. >> Okay, that's fine. Like if there is one. >> One second. Mr. Agaral, Mr. Tomkins, are you aware since you're our township representative if we have a township
beautifification committee? >> Not have a beautifification committee per se. We have a shade commission. >> We have a shade tree. >> Shade tree commission. Right. We have a shade tree commission that works on the different tree species >> along township roads.
>> Yeah. >> Not >> right. >> Correct. >> Not necessarily private. >> You don't want to tangle with them. >> Right. >> Yeah. No, no, no. The only reason I asked like if there is one then this question should be posed to them versus us addressing it. >> Okay. We're moving on.
Item S is talking about um the that due to the site and surrounding topography, storm water best management practices should be given extra consideration during site work and as part of final site grading and restoration. Um and then it says in addition to implementation of best management practice to preserve and protect trees. Um all that information shown on our
soil erosion sediment control plans and that covers um the construction practices. >> It's a check not a condition. Um T um the commission asked the board to suggest the applicants increasing pers plant native trees or shrubs the roots of plants I'm sorry I was just let me
slow down t I was just reading it for myself for a second sorry the commission asked the board to suggest the at applicants increasing imperous coverage manage storm water runoff by planting native trees or shrubs the roots of these plants will take up water and promote conditions that allow soil to retain water adding plants can mitigate
to decrease water infiltration imposed by new impervious coverage and they say please refer to the recommended tree and shrub list. Um, we are we are proposing shrub plantings on the site plan already. We've got those around the building and and and disperse throughout the site. So, >> and I assume they're native trees and
>> the majority of the plantings native. I know on we there's one other comment further in about them asking us to swap out some species. I'll talk about in a minute, but we'll we'll we'll do we'll use as many native species as we can, but some I think there are some non-native species in the basins because that's what the DP asked us to use in in
in the planting. So, we have to follow the state standards for certain um certain planting types. >> That's not a condition. >> Um but we do have shrubs around the building and and around some of the parking area. >> Okay. Thank you. Next. >> And then you you
>> Yeah, you as far as the existing de dem demolition of the building and any existing tanks or anything that's on site as part of the demo plan, we'll have to take care of anything that's there. So that's that's that will be covered as part of the >> it says the applicant wants you to be aware of the potential for inground
tanks, lead pl lead paint and asbestous and obviously you're going to take proper precautions for that. >> The demo plan the demo with handles all that with the building department during demolition the then item V says during demolition the environmental commission asked the applicant to consider recycling, repurposing or gifting any
demoed material as not being reused. Again, usually when you're demolishing an existing house, there's it's not it's not an old home that really has a lot of I think value to it. But if there's anything there, if there's something that we think would be purpose, we can certainly make mention of it, but there's nothing that comes to mind at
the moment that would be in the house that would be worth re uh recycling other thinking about appliances and that kind of thing. No, >> usually. Yeah, usually everything's taken out. pages >> like if there's some antique fireplace
mantle or like brass candles fixtures on a wall. I mean >> they're called cons. >> I don't think there's anything there. >> All right. >> Although Rejo might keep that for themselves. >> Um and then the lastly this item three is landscape plan recommendations to
replace non-native selections. I went over this with my landscape architect. Um, without getting into specifics, um, we'll take under advisement, um, some of these recommended replacements, but it also comes down to what's available at the appropriate time when we go to, um, you know, order the material and stuff, but we'll we'll take a look at this and
we'll make any adjustments that we feel is is is, is, um, is is is reasonable in terms of the right planting on the site. >> Mr. We'll ask our planning expert and our township planner their opinions on that. Just leave it to the applicant.
They shall take it under advisement or require it. >> So is it do you know if this is consistent with the new ordinance or not? >> Generally they're proposing a lot of I
>> mean or >> or the condition can just say the applicant shall comply with township ordinance section. Well, >> the ordinance No. Okay. So, so what about this? The the applicant shall consult with the
township. What in looking over the list? The township planner or the applicant shall consult with township planner and board planner in determining
Whether >> to replace a good idea. I'm fine with with doing that. Just give me a minute. something like this. The applicant shall submit with the uh revised landscape plan a letter explaining why any
non-native trees are being proposed and shall consult with the township planner and board planner in selecting trees something like that right >> you comfortable with that >> that works for the applicant >> okay so that'll be a condition that's
the extent of that memo >> that is correct >> does anyone have any questions I think we went through this pretty thoroughly but if anyone has any questions Great memo. Okay. Um, do you have more testimony? >> I am done >> right now. I'm going to open it up to
members of the public for questions only, not comments. This is for questions of this witness only. >> Going once, going twice, three times. That's it. >> All right. Thank you, Mr. Michello. >> You're welcome. Thank you. >> Next witness.
>> At this time, we'll call back our architect, Mr. Hannison. And you were sworn in and you were still under oath, right? And all your licenses are still in full force and effect. Correct. Okay.
>> That mic, please. >> Yeah. And make sure you keep your voice up. >> Yeah, she's soft spoken. >> No, you are the soft spoken one. >> Michelle, why don't you stay up there with her? Who can be the technical person? >> Mr. Hennison, did your office prepare the plans that are that are on the
screen and that were submitted to the board? >> A lot louder than that. >> Yes. >> Can you please take the board through any changes? I believe that had to do with uh some numbering at on top of the building entrance, some benches, the
gazebo detail and and any other changes. >> Yes. So, drawing A1, which is first and second floor plans was revised at the prior hearing that was designated exhibit A7.
>> Correct. on drawing architectural sheet A1. The only revision was the addition of the bubble around the front porch that refers to a detail that enlarges that >> enlarge the front porch.
>> Yes. And it refers it to the to the architectural drawing uh detail 4 on A4 which we will get. Just to to clarify that question and comment, the the front porch itself >> was enlarged or the bubbles show an enlarged zoomedin version of the porch.
>> So in the bubbled area, which includes the front porch, it is referring to detail four on A4, which was the detail marker added to the sheet to take you to drawing A4. >> The front porch was an enlarged D.
detail the details. Yes, >> that's a good Whoever said that they zoomed the detail is zoomed in. Whoever said that. >> Okay. >> Architectural sheet A2 building elevations was previously designated
exhibit A8 which is on the screen at this time. And the changes to this include the exterior wall-mounted lights were changed to LED down lights. Down lights will be installed in the
roof or the eve over the location, including the main entrance on the east facade and the two stair exits on the east facade. The wall-mounted lights were changed to
down lights at the covered porch on the south facade, the south elevation. And the wall-mounted lights were changed at the electric room door on the north elevation. >> Explain the reason for the change. planner had commented that the lights
did not have the proper shielding, so we changed them to a down light that casts the light down so you don't see the light source. Thank you. Architectural sheet A4 was also revised. This is the gazebo and front porch drawing which was previously designated
exhibit A9. So, in the top left corner, um the gazebo detail was amended to include the notes for a natural wood stain finish, the roof shingle color, and a bench was added to
the gazebo as previously requested for seating. >> What type of material is that bench made out of? >> It would be wood to match the wood gazebo. Have you would you consider uh like a a manufactured wood so it won't rot or you want to have it match the gazebo? I
>> mean instead of actual wood >> composite >> composite plastic. >> It would be teak or composite wood. >> And and is the bench going to be located inside the gazebo or outside? >> That was what was requested. Seating a
bench in the gazebo. Perfect. Detail two, we added the specific in the bottom left corner, we added the specification for the exterior LED down lights that I just mentioned. Detail three, we added the cluster mailbox
um drawing as Miss Kelly testified to. There will be two installed on the front porch or someone testified that was uh approved by the postmaster, right? Yes. Detail four is the enlarged front porch
plan that we were just speaking about. It's just the zoom in of that which shows the two cluster mailboxes, the bench and notes the down lights that will be in the ceiling. And detail five is an enlargement, a
zoom in of the front porch elevation. And what we did is we showed the address number 95 and added a note regarding the size and the color of the building address number. That is the only signage proposed
>> as back number. >> I'm not >> No, she's saying they did a >> repeat what you said. >> Repeat what you said. >> Detail five is the enlarged front porch elevation. We added a note with the size and color of the building address
number. >> Ah, okay. Okay. Thank you. >> Above the main entrance. >> Got it. >> And I believe is there a bench that was added as well to the >> That's correct. There is a bench shown on the enlarged front porch plan which is detail number four.
>> Bench on the front porch added. And I assume that will also be te or composite. >> It will match the existing benches on the remainder of the campus as Miss Kelly testified to. >> And what were those? >> Composite. >> Okay.
And that's the extent of the >> extent of the revisions. Yes. >> Have any uh comments by the board? >> Questions and open it up to the public for any questions of this witness? >> Oh, hold on. >> Just for um what you just commented on
or everything related to >> Well, if you have architectural questions, she's >> a couple follow-ups from last time. >> Yeah, she's here. I mentioned um the I think you were going to look into the possibility of mini splits, split units rather than just uh window units. >> You had asked us to consider that and we will.
>> Okay. Um so what is the um common areas are hydronic boilers, hydronic rad hydronic heat, waterbased >> common areas hasn't been finalized yet. It will either have hydronic baseboard heat and then a conventional air handling system for uh central air
conditioning. >> Got it. And then the individual units for heat, they also be hydronulic baseboard. >> Yes. >> Okay. Um assuming each unit has its own thermostat. >> Yes. >> Who about you said it's all wood structure.
>> So um 2 by six most likely for the for the stud walls. >> The framing he wants to know. >> Structural engineer will determine what's required as well as in conjunction with meeting the energy code for how much insulation's needed. So whether it's 2x4, 2x6 construction,
that's the conventional type of construction for this. >> That was kind of my next question. Do you anticipate spray foam or it depends? >> It's going to depend on how the energy consultant models the building to meet the energy code, which we're obligated to comply with. >> Well, a slab on grade. So same thing with insulating the slab, it would
probably be the same component. You know, my my real concern is that I understand to get this thing off the ground, you know, you have to consider costs and sometimes upfront costs. um help mitigate long-term costs and with the purpose of the structure want to
anticipate the rising costs in energy, electrical and things like that. So that way the tenants down the line who because I think we did say the tenants pay the utilities, >> tenants pay electric but the um project pays for the heat >> and hot water,
>> the gas for the heat and the hot water. So, I mean, I would just, you know, I would just ask that it's strongly considered the long-term effects of both energy usage and how easy it is for the tenants to maintain, you know, as as they live there. >> So, you're mostly concerned about the
air conditioning costs because they just said, >> so there's a lot of things like with energy like a slab on grade, um, there's no basement underneath it. So, when you have a slab on grade, you lose a lot of energy, right, at the low point. So the the you lose heat value, you lose um you
lose air conditioning. So they're not it's not going to be totally efficient. Um especially if you have, you know, a 2x6 wall that they're putting fiberglass insulation in. It's a lower cost up front, but not quite as good for energy purposes. So I just want to make sure that it's an efficient structure for
both the environment and for the um the tenants who have to pay. slab and the foundation will have insulation as required by the energy code. >> Yep. And I know it'll all be be considered, but there is some juggling with that. You know, it's not there's the energy code, but there are it's not just the energy code. There's different
ways to meet the energy code, and some are better than others. So, I just want to make sure that along the the process that it's considered for the tenants. Thanks. That's all. >> Any other questions on public going once? I'm opening it up to
the public for questions of this witness only. >> One once, >> twice. Okay. Seeing none, we'll close that. Thank you. >> Other um witnesses. >> Have no other uh witnesses on on draft. >> Want to make a closing statement or wave your closing? It's up to you.
>> You can give a short summary. >> Why don't you give a nice summary? >> So, we appreciate the board's time and in hearing this application over the last three meetings. Uh, as we've discussed and as you've heard in testimony, this is a project, an affordable housing project for 29 independent living units that will be
age restricted and will be part of the larger Ridge Oak development and community. >> This is a project. Hold on. I I forgot to open up. >> Yeah. So, he can I'm sorry. >> You want to do your closing before it's open to the public or to the chair? Either way is fine with me. Why don't
you go ahead and continue, but I'm going to have to open up to the public for for any um comments after you're done. >> Yeah, you might want to wait. Okay, we'll hear the the comments from the public and then we >> That was my bad. You have the privilege of going last, I think, if you stick with your privilege.
>> I I apologize for interrupting you. >> No problem. >> Um but there's a process. So, does anyone from the public have any comments uh at this time? It's your opportunity to speak pro, against, whatever, >> anything. I I will swear you in. You'll
be making statements under oath. Anyone want to make any statements for the board to consider about this application? >> Okay. Seeing none, I will close the public comment section and you can start again. >> Thank you. Again, thank you board for your time uh over these last three
meetings. Uh we we do appreciate the the thorough review that you've given this application and it's certainly a better application because of it. This is a affordable housing project containing 29 independent living units that will be age restricted and will be part of the remainder of the Ridge Oak community.
It's a project that's included in the township's fourth round housing element and fair share plan. Uh and in furtherance of the plan, the township had adopted ordinance number 2573 back on April 15 of 2025, which contemplated this exact project. Uh this is an
applicant with a proven track record in the community. They have developed other projects that that make up Ridge Oak 1, 2, and three. Uh within the vicinity of this project, it's clear that they have a a a great commitment to their community, to maintaining a great
project, and to providing great housing for their residents. This is an application that seeks only minor relief with four exceptions from the site plan requirements and and one variance that you heard testimony on. And throughout this process, the applicant was able to eliminate one of the site plan
exceptions related to the spacing of lighting fixtures and was able to significantly reduce another exception from the site plan requirements related to lighting intensity. So, as I said, this is a project that has we've collaborated with the board on. It is a better project and application because
of it and we respectfully request that the board approve the application. >> Um before we take a vote or uh have any motion I I would like to see if anyone has any comments at this time on the application
>> this for just to remind the board. All right, before we go, the the the >> the four remaining exceptions because as the applicant's attorney has correctly pointed out, they eliminated the exception they needed from the spacing of the light standards. They need an exception from ordinance section
21-39.2A, the minimum number of loading spaces once required, zero proposed. They gave testimony on why the board should grant that exception. Second exception from ordinance 21-39.38.6 minimum open space required 10% if
they're proposing 5.43%. Again they gave testimony on why the board should grant that exception. Exception number three ordinance section 21-41.3 the maximum illumination levels in the sidewalk and parking area. There was a
lot of testimony. explained why the board should grant that one. And lastly, ordinance section 21-46A, PN1 and PN PN 5 in PN fire lane has to be 25 ft. They're proposing 24 ft.
Again, they gave testimony on why the board should grant that. The one variance is from ordinance section 21-14.1.C that requires a wetland conservation easement for lot 22.01. they will comply as to law uh 40 but
then they put on testimony as to why they shouldn't be required to do that for 22.01 and this is a C2 it's not a C1 hardship variance it's a C2 benefits versus detriment so if the board grants the
four exceptions and the one variance because the test for whether the board grants preliminary and flight plan approval is they comply with all the ordinance requirements, the board has to grant approval. Well, here you don't comply with four um ordinance
requirements, any exceptions, they don't require with one for variance. So, you deal with variances first. If you grant them, then you judge the preliminary and final site against the remaining ordinance requirements undisputed that they comply with. So,
that's in my mind how you go about deliberating on this application. >> Thank you. Sure. Just um applicant uh um you know this is better application
because of the robust discussion that that we had here on this day also because the applicant was willing to work with us. Um, you know, as the applicant had mentioned the lighting, I would also mention, you know, parking situation
tonight, uh, addressing outlined by our own fire chief, uh, as well as the the any comments made by our environmental commission. bottom line, you know, we're still going to be engaging
as well as a construction committee. Uh, and then yes, of course, lighting to ensure that there is the job well done on on this board's part. I thank you and and uh our professor
professionals for guiding us through this process. >> I thought I saw your hand up. Um no. Uh so you did a great job of wrapping it up, Mr. Seville. No, I was going to say the same thing. I I do
commend this applicant because um we did have some discussions and you came back to us with an much improved lighting plan took down the wattage by over by 50%. You you listen to us um you explain
the reasoning trash and recycling and how the special needs students from Ridge come over and help and how collaborative your community is. Um there is no doubt that this is a needed type of housing in this community as
well as the greater community in New Jersey based on your weight list and um I wish every applicant could come as well prepared as you guys did and listen to us as much and and be reflective and come back to us with improved plans. So for that I really commend you for
listening to us um and to your community and for meeting with the neighbors as well. Um so with that I will take a motion um which would >> grant all the relief >> grant I'll make the motion grant all the relief with the um
as well as the variance >> subject to the conditions that we've noted taking notes. You don't want me to go through all >> No I do not Mr. I know you love to talk >> but I've been reminded by Mr. Tommpkins that there is a Knicks game tonight. So, >> but that is not that we are not hurrying
this hearing at all for that. But no, that was an aside. Um, but yes, so I won't make you I know that you've got them all written down. So, I have made the motion. I would love to have a second. >> Second. >> Thank you, Mr. Tomkins. I will um ask
you for a roll call. >> Mr. Argawal. >> Yes. >> Mr. Eorio. >> Yes. >> Mr. Seville? >> Yes. Miss Smith, >> yes. >> Mr. Suburvy, >> Mr. Tomkins, >> yes. >> Chairwoman, Mr. Angelo, >> yes.
>> Thank you. >> Congratulations. >> Thank you, board again. We really appreciate it. >> Okay. And with that, um, comments from any members? >> Comments for any members? I would just like to say um as one of our first real
big applications here and with our new members on the board, you did an outstanding job and I'm very glad that many of you or if not all of you visited the site which I think is very important to do going forward also because you learn a lot when you visit the site and
we all have different lenses through which we see um and our own experiences um and we all catch different things that are important to us. So thank you for doing that. And um any other comments?
>> Have to circle back to Miss. >> Yes. >> Yes. I did get I did get a note from Miss Mandu that she erroneously thought that we were meeting on June 2nd. So um
yeah. So I'll entertain a motion. I'll give make a motion to excuse her based on the error. >> Second. >> Okay. Um all in favor I abstain. No nay. Any absolutions? No. Okay. Motion
carries on her excused absence. Comments from staff. Thank you also to the staff. You did a nice job. Um >> no comments here. >> Thank you Mr. Dr. All right. And our next meeting will be June 2nd. We're
going to have um one application and one training which is very important. And so if you could make it um we're going over the area and need of redevelopment. M he's going to do that for us and Mr. Seville is going to be here in my place
because I'm away. And then we are going to have another meeting. Um the date is June 16. 16. Thank you. We already have something on the calendar for June 16 as well. >> I will be out June 2nd.
>> Okay. Um, I would encourage you, as I am going to do, to watch the hearing, I mean to watch the tape on that day, especially as to Miss Fehee's uh, presentation for the area in need of redevelopment because we're going to have an a review
of an area in need of redevelopment in August. So, you're going to need to know um, it is the Lord Sterling School. Okay. Um, all right. So, Are you looking at me for something, Mr. Agarwal?
>> I I just wanted to make a quick uh um you asked like I have one quick comment on something else. Uh I did attend a land use symposium and thanks to Miss Layman for signing me up and as a new member
I personally thought was a time well spent and really listening to the panel of the uh judge and the other experts >> Somerset County. >> Yeah. Yeah. Yeah. So the at the uh uh >> for judge men and the other people on the panel.
>> Yes. and and like he he was a keynote um like he lifetime speaker and very a lot of things which are like more subjective in the way and how it's assessed and all like it was very enlightening for me
personally because I'm totally new to the process and it was I would encourage other members to in future to attend that that's >> thank you and please don't get rid of don't recycle your plans for rejo joke because you may be on the landscaping or
lighting or construction committee. So, do not res don't leave here and put them in the recycling bin. Uh we'll have when we get close to that time um for that review, we'll see who's on the board, you know, we have change
over at times and and people generally volunteer. Um I'll be volunteering Mr. Eorio for the instruction. >> Oh, me? Anyway, so just please hold on to your your uh vast array of maps and exhibits,
okay? Put them in your closet or something. All right. I will entertain now motion to adjurnn. >> Thank you, Mr. Tomkins. Second, Mr. Yorio. We're ajourned. Thank you. See you or