Good evening everyone and welcome to the Bridgewater Township Planning Board for Tuesday, December 16th, 2025. Adequate notice of this meeting has been given in accordance with the Open Public Meetings Act NJSA 104-6. On January 9th, 2025, proper notice was
sent to the Courier News and the Star Ledger filed with the clerk of the township of Bridgewwater and posted on the bulletin board in the municipal building. Please be aware of the planning work policy for public hearings. No new applications will be heard after 9:30 p.m. and no new testimony will be taken after 10:00 p.m.
Hearing assistance is available upon request. Accommodations will be made for individuals with a disability pursuant to the Americans with Disabilities Act or ADA provided the individual with the disability provides 48 hours advanced notice to the planning department
secretary before the public meeting. However, if the individual should require special equipment or services such as a CART transcriber, 7 days advanced notice excluding weekends and holidays may be necessary. At this time, I would ask that everyone please rise to
salute the flag. >> I aliance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. >> Miss Propes, can they roll call, please?
Here. >> Here. >> Here. >> Here. >> Here. >> Thank you, Miss Prost. At this time, if there are any members of the public that wish to address our board on any matter that's not listed in the agenda this evening, feel please
feel free to come forward at this time. >> I'm here. >> Thank you. Good evening. Please state your name and address for the record. Hi Kathy Franco, 766 WEAC Road. Um, so I I I guess my first question is for items
that are on the agenda, will we be able to come up and have questions or comments at those points? >> Correct. And if you're referring >> whether it's the master plan review or items that are under review. >> Correct. If there's any questions or comments related to the uh item on the agenda number nine, master plan
consistency review, um the public will have uh ample time to come up and pose any commentary, ask any uh or rather pose any commentary. Again, it's a matter that's under legislation at this time and this is not a governing body and given the fact that it's under legislation, you'll be able to make your public comment, but the board will not
discuss or deliberate that engaged with the public. >> Okay. I I just want to be sure that I know when when I should say what and um for application 2307PB um we would have an opportunity to comment on that which is item eight the second issue. Correct. Okay. Okay. Just
want to be sure. Um so then my only public comment is in the past um there was a link on the agenda that was posted that provided us access to documents um whether they were um blueprints or planning documents or whatever. Um,
those links have not been provided the past few months, which is disheartening to me because I know members of this board, including Michael Kersh, who's the um, council representative, have talked about how transparent um, this
administration is and this planning board is. So I was just wondering is that something that we can reinstitute so that the public has access to it rather than having to reach out to individuals at the township to try and get access or to come to the township
building which is not always convenient for those of us who work. >> Right. Thank you. Um, so it's my understanding the the um ability to access those documents is there and I don't want to misspeak. So I'm going to ask Miss Propes if uh there has been any link that has has not been provided in
the recent past that should have been provided. I believe everything has been transparent in that regard. >> Okay. >> It hasn't it hasn't been on the past couple um either planning or zoning that I've noticed. Um so so you know I I was
just wondering could it be reinstituted or could there be a way that um it's obvious that we can go to a dropbox you know as a citizen to to look for those um so you know I mean if we can correct it that's great and and that's really
all I'm looking for. >> Okay. You know what we're we're all human. We're all human and thank you so much. Okay. Thank you. >> Thank you Miss Franco. Okay, moving along. That'll close the public portion for this section of our agenda this evening. Did want to make one comment. Uh, Miss Propes, perhaps we
can uh put it on the record here this evening that under item number eight, land development applications, uh, we will not be hearing the wine outlet Bridgewater this uh, evening. Correct. Okay. >> And there will be no no additional notice given. So if anybody here or
watching online is here for the wine outlet application again, it's being carried to January 6th. There will be no further notice provided. >> Thank you, board attorney, Mr. Peek. And moving along to section six, our board minutes this evening. We do have three
sets of minutes here up for approval. And the first one is for March 18th, 2025. I ask any member of the day is here if they've had a chance to review, comment, or if they have any changes to the record. Otherwise, I'll take an approval for March 18th, 2025.
Move approval. >> That's Mr. Papus. I'll need a second, please. >> That's Mr. Wang. And could I have a roll call, please? >> Yes. >> Yes.
>> Mr. Apologize reading the other minutes. Uh, I vote yes. Okay, moving along to the June 17th, 2025 minutes. Any questions, comments, or change to the record
hearing? None. I'll take a motion for approval of the June 17, 2025 minutes. >> That's Mr. Banga. And I'll second, please. That's Mr. Papus. Roll call, please. Yes.
>> Yes. >> Okay. Moving along to the August 18, 2025 minutes. Uh, Miss Propes, is there anybody on the days this evening that's ineligible to vote on these minutes? Okay, >> very good. And I'll ask if there are any comments,
changes to the record for the August 19, 2025 minutes. That's a motion for moving them. That's Mr. Papus. And a second, please. Second, >> Mr. Mcora. >> Miss Propes, I'll have a roll call,
please. >> Yes. >> Yes. >> All right, that'll conclude our minutes section here. Moving along this evening. Again, item number eight, we do have uh application number 23-07. That's AR2
Bridgewwater LLC, block 43, lot 17. And who will be representing the applicant this evening? >> Good evening, Mr. Chairman, members of the board. Uh Kevin Kley, Col behalf of the applicant. Um, this is an
application for a one-year extension of the final approval that was granted on August 15, 20, 2023. Um, what it is is a extension of the protective period in the statute
for applications that receive final approval. It's a customary application to get a one-year extension for a big project like this, which is slowly advancing towards construction. and I anticipate that during the uh extended period it will be under construction.
>> Thank you very much Mr. Kley. Good to see you. >> Now Mr. Kley, the uh resolution was adopted August 15 of 2023. So this one-year extension would relate back to August 15 of 20. >> Yes. >> Would continue to 20 August 25 of 26.
>> This was the >> might be seeing you in July or August again in 26. >> Very good. Does the board have any questions for Mr. >> Kley? Routinely granted um there for final site plan an applicant is actually up to
three uh one year approvals. But generally as you go like by the time you're at the third you should have some reason outside your control for this and especially a project This would be the first. >> You have not granted any.
>> This is the first. >> Well, it's a it's a several hundred,000 square foot project involving approximately five buildings. So we'll probably start in the next calendar year and we'll continue for
approximately prove they just need to have a shovel in the ground basically. >> Any other questions? Any questions from our professionals? >> Any questions from our members of the public?
>> So, I just want to be sure I understand. >> You just need your name and address for the record. >> Kathy Franco, we road. I just want to be sure I understand exactly which project this AR Bridgewater 2 LLC is. So, is this the same project that is the Santa
Fe COE Petersbrook warehouse project um or is it the center of excellence project which I think still sits on the books somewhere um and there's still a lawsuit on and I think the warehouse project you were granted a pilot on. So,
can you just clarify for myself and members of the public which which plan this has to do with? What we're seeking the extension for is the part that received final approval which is denominated as phases 1A and 1B
of the project. There are other other phases which receive preliminary approval. We're not seeking extension of those right now. And this this is a uh uh scientific building that will be constructed on the site. Um it is in the
process of uh completing financing tomorrow. Um there have other other steps have been taken that are quite numerous to mention. Uh but this project is getting ready to go and it's a very important project which will involve a uh a
signific significant uh uh building of uh uh high high technology and a very important building for the municipality and there's no lawsuits pending to my knowledge. Miss Franco.
>> Oh okay. So, um, so this is the front part of the property. >> This is this is towards the middle of the property, >> phases 1 A and 1B. >> Well, I'm not familiar with like how you phase these things because, you know,
like where where do the warehouses fall within these phases on this piece of property? >> Well, has they haven't been determined as of yet, the pure warehouses. There are some warehouses allowed, but they're most of the buildings are not warehouses. So, how many square feet will this
scientific building be? >> About about 125,000. >> Actually, it's u the life science building in phase one is 172, >> I think. I think it's had been it has been reduced a little bit and what will
>> ultimately come before the uh yeah building the construction code. >> Okay. So, is this a extension of everything on the property, including whatever extends beyond 1A and 1B? I'm just trying to understand. >> They only received final site plan
approval for phases 1A and 1B, and that's what's being extended here. They received preliminary site plan approval for phases two ph when was final site plan approval permitted for 1 A and 1B? I don't I don't recall those I don't
recall those plans coming before the planning board. So I'm I'm just >> It was It was here. It was in August of 2023. 50page resolution. >> Okay. I I I just you know I I try to follow what's happening pretty closely
uh with this township and I do not recall um you know plans for these buildings coming before this body. >> Well well no and and I appreciate that. So if you're saying August 2023 they came before you you I will certainly ask
for that information. Um and so the warehouse piece of it is that covered under this extension or not? >> No no 1 A and 1B. >> So so will the warehouses be built
before like like where does that fit into all of this um approval and area need? Right now, we do not have final approval for those for the other buildings in the plan. We just have final approval for 1A and 1B, and that's who we're seeking the extension.
>> Okay. But it's but the warehouses were part of an area in need of redevelopment. So, how long is an area in need of redevelopment plan? Like, how long does that sit there, I guess, is my question. >> Area areas in need of redevelopment do
not expire on their own. Um there's been a redevelopment plan adopted by the municipality that covers the the property and these uh types of uses. >> Okay. >> Thank you very much. >> You're welcome. >> Thank you, Mr. Franco.
>> Anybody else? Right. >> Um not not in terms of parking, not in terms of the ratio of parking. In other words, you may if you reduce the square footage, you may you may need less parking, but it's basically to
extend the approval that was granted. and and it will need to come before the board again on on a final plan after resolution compliance to show the the square footage of the building. >> Everything should be in accord with what
what is approve what was approved in terms of the the relative uh relationship between the two. Mr. Chairman, if I can. Um, Mr. Kley, I think you're referencing, I've heard this, I guess, from Miss Armed, that the
first building that is proposed, um, the, um, your client may may want to construct a smaller structure. And I guess what is what I understand from Miss Armed is that if that's the case, then our staff will review to determine whether that
has to come back before the board. >> Correct. >> It'll come before staff originally. >> Yeah. first and then they'll there'll be a determination made whether there has to come back here. >> Thank you, Mr. Any other questions?
>> That'll close the public portion of questioning from our public. Any other comments from the deis? >> Just that should the extension be granted all prior conditions of the approval would remain in. >> Agreed. Thank you, Port Mr. Peek. With
that, I will need a motion for approval of extension of phase 1 A and B 1B. That's Mr. Banga. And if I could have a second, please. That's Mr. Papus. Miss Propes, could I have a roll call,
please? >> Yes. >> Yes. >> Yes. Thank you very much, Mr. Kley. We look forward to hearing of any progress. >> Thank you, Mr. Chairman, Mr. Peek, members of the board. Appreciate your attention. Thank you.
>> Take care. >> Okay, moving along to section number nine of our agenda this evening for our master plan consistency review. And it looks like we do have four consistency review documents here. and I'll uh ask Miss Sarmad uh if she'd like to begin
the presentation. >> Thank you, Mr. Chairman. There are actually three um three separate ordinances um and then there's a resolution to act on um and transmit back to the council if the board does does find um these ordinances consistent. >> Okay. Okay. >> Um, as this board is aware and has um
dealt with in the past, um, when an ordinance, a land use ordinance is introduced by the governing body, um, the municipal land use law requires that that ordinance be referred back to the planning board within 35 days and that the um, board, I'm sorry, that that the
board provide comments within 35 days back to the council um, to determine whether or not an ordinance is consistent or if it is inconsistent. any recommended changes to bring it into cons closer consistency to the master plan in which the council can consider
those those recommendations. Um and so uh three ordinances ordinances 245-24 25-25 and 25-27 were introduced on first reading to the county council by the town of council on December 3rd of this year um and are now
being referred to the planning board for consistency review. Um so three recent um master plans, three of the most recent master plan documents for the township were reviewed for consistency. The um June 2025 um fourth round um
housing element fair share plan document, the um September 30th, 2025 comprehensive master plan, and the November 21st, 2025 master plan re-examination report. Um so I did provide a a brief kind of overview for
the board. um and and some of the sections that were reviewed that were pertinent to these ordinances um specifically were included in that review. Um and so for the um fourth round housing element fair share plan, the review included um that the u that
the amended fair housing act requires um that this housing element be designed to achieve the goal um of access to affordable housing to meet present and prospective housing needs with a particular attention to low moderate income housing. Um and this element is is a requirement um or is a part of a
requirement that the township has a constitutional obligation and a fourth round obligation. And so this was um developed in uh conjunction with the deadlines outlined in the amended fair housing act. And as part of that housing amendment and particularly the fair share plan portion um there are
recommendations for particular sites to be reszoned um in order to be in compliance um and to carry out the um the opportunity to provide affordable housing um and to meet the township's obligation. So, there's five sites um
which I included and listed um that is the uh amendment to the R10A zone for the Whitney Court site and um for a five-bedroom supportive needs home. um a resoning of the corn what's known as the Cornell Boulevard site in that uh
housing element um to allow for an 11-unit project available to low and moderate income families and a 4-unit project available as supported veterans housing uh to reszone the KRE what's known as the KRE site in that plan um on Route 22 um to permit a 128 inclusionary
rental development with 28 affordable units to reszone the property in that plan known as Bridgewater Plaza on Route 28 to permit a 140 unit inclusionary um development with a 31 unit affordable set aside. And finally, the what's known
in the plan as the 1400 Frontier Road site to permit a um 340 unit age restricted development, age restricted unit development um with 70 affordable senior rental units or age restricted rental units and a um five-bedroom
supportive needs group home. Uh, additionally, the September 30th, 2025 comprehensive master plan that was adopted by this board was also reviewed. Um this comprehensive master plan included a number of sections um including a general goals and objectives
of that plan um which provided a goal to limit the development of any additional highdensity multif family housing developments unless such are included in the township's housing element fair share plan or are dedicated for senior housing or veterans housing that provide affordable housing units. Um it also included a number of elements including
the land use element um which had a number of recommendations more than any of the other elements and were all categorized um within that element um for different considerations to changes to ordinances or bulk standards or zones
um or more general categories. And in particular under section 3.11.8 A recommendation number 23 um provided that the township should undertake an analysis of its land use code section as part of any future master plan re-exams to ensure consistency between sections
remove any obsolete provisions on a regular basis as well as a recommendation under section 3.11B number 22 um which states that the zone districts along Route 28 and Union A um should be studied to determine the
overlap between commercial and residential zones as well as non-conforming uses. um and that the area recommended to be studied includes a portion of route 28 u from the border with Somerville as a western extent to Fender and A as the eastern extent. Finally, the uh November 21st, 2025 master plan re-examination
report was also reviewed um and includes that and that report was just recently reviewed by this board um that the it notes that this that report was directly related to the most ma most recent master plan efforts um earlier in the year. provides updates and recommendations that have been included
within these prior documents. So, it did not this re-examination report did not go through all of those numbers of recommendations that were included in the master plan. Um, they're presumed to still be valid, but it did specifically reiterate um that the 2025 housing element fair share plan. um the
importance of that be emphasized um due to the amended fair housing act, the requirements set forth, the deadlines established by the law and um the the compliance certification that the township is seeking. Um, it also noted that the zone change to the previously
zoned C2 zone um between U US Route 202 and Cornell Boulevard um be um updated to create additional um or that it was updated um and that it was more um
residential in nature than the existing C2 regulations. Um it noted that this zone had been um part of the fair housing housing element fair share plan that it had been introduced publicly by the council um reviewed by the planning board and then adopted by the council in
August. Um and in addition to reiterating the recommendations from the housing element, it also specifically recommended that that ordinance um should be updated to include additional provisions for adequate and appropriate access to the property. um supplemental design standards to provide for
buffering from adjacent uses. Um the re-examination report also noted that the township um their continuing efforts to ensure that it planning policies and land use goals remain current and address addition additional issues um affecting the town's residents and
businesses. specifically um the recommended change to the BRCC zone that was presented as part of that plan um to allow for additional medical uses within the Somerset corporate um center. The um final finally the master plan
re-examination report also provided um an analysis um which piggybacked off of the comp comprehensive master plan uh recommendation on the route 28 uh corridor. Uh the results of that analysis of the zoning, existing development conditions, and neighborhood characteristics made recommendations for
additional uh permitted and conditional uses along with a number of conditions um in order to ensure that any additional uses remain within the neighborhood character um of this portion of the corridor. And so from a consistency review um and incorporating
all of that information um as far as what was in those master plan documents um the report that or the review memo that I provided includes um recommendations or um my opinions on each of those ordinances in particular.
So, ordinance 25-24 um which is an ordinance that repeals and replaces the AH3 zone um in my opinion implements the recommendations of the 2025 fourth round housing on the fair share plan as well as the updated recommendations under the 25 2025 master
plan re-examination report. Um this property is not only part of the um township's requirements to address um the amended fair housing act and its fourth round obligation um but now in its revised form provides um additional bulk standards pursuant to those
recommendations from the master plan re-examination to um ensure adequate and appropriate access to the property um and to ensure supplemental design standards that provide for buffering from adjacent res residential uses. Um, as noted in the review that I went over in the master plan documents, the
repealing and replacing of the A3 zone serves to um provide those design standards as as recommended in addition to um the amendment of the zone ordinance number 2020 2525 which amends the BRCC zone. Uh also in my opinion
implements the recommendations of the 2025 master plan uh comprehensive master plan as well as the master plan re-examination report. Um, as noted in the documents and what I just went over, um, the comprehensive master plan makes a recommendation that the township continue to undertake an analysis of it
land use code. And the master plan, uh, re-examination report specifically um, talks about including medical uses um, and specific uses to expand um, the permitted uses in the zone and to uh, further the goals of examining the land
use code. And so, um, it's my finding that this ordinance is also consistent with the master plan. And finally, ordinance number 25-25, which um, proposes an amendment to this portion of the C1 zone to along Route 28 to provide for additional conditional uses. Um,
also, in my opinion, implements the recommendations of the comprehensive master plan and the master plan re-examination report. um all of the um recommendations related to um both studying the analysis and providing an analysis of the Route 28 corridor which was done as part of the master plan
re-examination as well as um the now proposed uses that are identified in the in the amended C1 zone ordinance um include to um add personal care services um to the permitted uses and to also um
allow for conditionally permitted uses including mixeduse buildings, fuel sales with sale of convenience items, co-working, flex office space. Um each of these uses include specific standards that govern the use. They ensure that they remain within the purposes of the neighborhood commercial zone and um are
directed at having minimal impact on the adjacent residential zones. Um for reference, the conditions such as for the mixeduse buildings uh focus on the layout, design, buffering, landscape requirements. Um, right now the C1 zone permits buildings that are two and a
half stories and 30 feet in height. And for mixed juice buildings, it only recommends a slight increase um to three stories and 38 feet uh in height. And all of these conditions serve to provide um not only supplemental uses within the C1 zone, but um a reinforced standard um
to consider the respect the the neighborhood scale. And so um it's my opinion this ordinance is also consistent with the master plan. Um so upon this this full um review of these three ordinances um it's recommended that the planning board um review these
documents and findings and then um if they do find it consistent with the master plan um to transmit their findings back to the to the council via resolution or memo. >> Thank you very much Miss Sorat for that presentation after having recently adopted a comprehensive master plan.
This is a very very thorough consistency review uh that the board is now undertaking. Uh I'd like to open up to uh the members of the board here at the deis uh for any questions regarding the consistency review I just heard >> Mr. Makora please.
>> For the area around Okay, you mentioned cosmetic personal care services, cosmetics, barbers, hair salons, nail salons. What other um businesses are in that area right now? >> Um what is permitted? Give me one second
to just open it up. The C1 zone right now permits they do permit personal service establishments but do not um define what those are. So right now the C1 zone permits retail or personal service establishments which are clearly of a neighborhood service character but not limited to appliance
sales, banks, brokers, card and stationary stores, candy and cigar stores, drugs, dry goods, variety stores, dry cleaners, eating and drinking places, fraternal organizations, florists, food stores, funeral homes, garden supplies, hardware stores, locksmiths, medical services, n
news stands, business and professional offices, package liquor stores, pet stores, printing and publishing, photographic service, services, supply services and equipment, radio, television and appliance sales and services, retail, shoe sales and repair service, soda fountains, tailor, dress makers,
and wearing apparel stores. And this would propose to include personal care services such as cosmetics treatments, barbers, hair salons, and nail salons. >> Thank you. >> You're welcome. >> Thank you, Mr. McGuru. >> Any other questions? >> Yeah. U Mr. Armit, could you just uh
elaborate on that? I know that during the discussions regarding the master plan for last few years, there was at the ad hoc committee level, there was a lot of discussion about how um years ago there were certain types of
establishments permitted that may not exist to the degree that they did then and and the need to maybe update some of those um uses that you've mentioned. Could you just touch on that? So, um, some some of these uses, as you heard, are probably not the most popular
industries or, you know, brickandmortar stores anymore. Um, but and and that's honestly something that should be looked at also further. Um, keeping the difficulty with that is that some of them do exist and you don't want to zone
them out of conformity. So, um, keeping those broad and that they function perfectly well in this zone is is good. Um, I think that what I've noticed in other municipalities and I've noticed in, you know, uh, retail across the state is that much of it is going from
sales to more services related. And so, um, you're not only just seeing, you know, the traditional nail salon, but you're seeing other beauty treatments that are expanding. Um, not talking about like medical spa, you know, cos like surgical treatments. I'm talking about, you know, um,
micro blading or eyebrow threading or things like that of that nature and it's just not explicit in the zone. And so, you know, to strengthen and continue to make sure the retail in that quarter remains viable, providing those opportunities for that expansion or making it more explicit. So, um, a
small, you know, 2,000 foot tenant isn't before the zoning board is is generally, you know, a good thing to do. And then the other um verbose change that I guess includes some sort of medical uses. Uh just to elaborate that that on that
again, I know that there was discussion at the council meeting when that was introduced about in some instances the changing nature of office complexes and and what this is meant to accomplish for that
site. >> Yes. And so, um, when that was brought to the township council, um, there was a request from the property owner to make that consideration, um, because, um, there was a pending lease agreement, which I think has now moved forward. And
so, um, there was a building, an entire building in that campus, um, that was going to be vacant. And so from a leasing perspective a very a good client or good tenant rather to have in that building um they requested um the opportunity for like a highle medical
facility not you know 2,000 square feet like 150,000 square foot tenant um for you know like like I said a very advanced medical um facility and um that's where that request came from. We did we did undertake um an analysis to
to basically determine if it would have impacts on the parking, if it would have impacts um on the office campus. Ultimately um that analysis, you know, really came down to this being a use that is similar um to an office um that
will continue to make this corporate center a viable, you know, thriving corporate campus in the township. um and did not seek to um to change any of the office buildings maybe to something like residential or something that was
non-commercial um which were you know you're seeing trends of that in other places in New Jersey. So from that analysis um it was really determined that this is a compatible use and it will you know continue to help the the campus um do well. One last comment. So and a question I
suppose. U so when we talk about master plan as a living document that can u perhaps uh try to be responsive to trends of uses of properties as you've described
both for the C1 as well as this. Um I I guess just a comment and you can respond or comment on it but I guess this is an illustration of just that. Yes. And um I think you know the master plan has overarching goals which I think
that these are all compatible with as well about you know retaining a strong corporate ratable base um about you know um putting certain uses in certain areas um about making sure there's good planning behind things. So um the master
plan will continue to inform decisions um and be the basis for a lot of these ideas and ordinances moving forward. Um and um it's a helpful tool to be able to um to be able to to look at your zoning and overtime.
>> Thank you, Mr. Prompus. >> Any other questions? >> Any questions from our members of the public? Good evening. My name is Nathan Cook. My address is 107 Berwick Street and that's in Rariton.
My personal interest in this specifically the Cornell development uh is with respect to my parents who are at 199 Cornell Boulevard and of course there are friends and neighbors in the in the surrounding area. So um I want to say her name correctly Miss Arman
please. just that sentence. >> Sure. The uh in addition to reiterating the recommendations from the housing fair share plan, it also recommends that the ordinance should include provisions for adequate and appropriate access to the property as well as supplemental design standards that provide for
buffering from adjacent residential uses. >> Okay. Thank you. So if it were determined that the access road required for the property was on private property, what would be the process moving forward? >> So I can tell you with strong confidence
that that is not that is not the route um that that that development will go. Um if private property were to be utilized, um I think there would be a whole legal process. I'll defer to our board attorney about um takings and comp
fair compensation and all that. Um I don't think that comes into play here. Um and >> unless there's an existing, you know, if you're not using an existing right away, it's going to be a very veryractable. >> Correct. >> Okay. So, the only document I've seen
does show an access road where my parents driveway and and their neighbor's property is. So, is that is there a different document that shows a different access road. >> So, um >> is there a more current document that
>> that I don't know, but it's a different that the driveway is in a existing rightway. >> I don't think that's our understanding. >> And so, I I can say that a an application was made um by the property
owner which is under completeness review right now in the planning is not yet deemed complete. It has not yet been scheduled. And um but that and that site plan application that's been made does not include a driveway through the former Prospect Paper Street. >> Does it include It does not include
Paper Street. >> Does not include it. >> Okay. >> I know some other people want to speak, so I'll I'll limit my question to that. Thank you. Appreciate it. >> Thank you, Mr. Cook. Good evening. My name is Kim Wartman and I live at West Summit Street in
Somerville, New Jersey. I'm also here to speak or ask questions about the Cornell property or Cornell Boulevard and lot 4062.01. And I just wanted to ask, so the site plan, you mentioned a site plan. Has a
site plan been submitted >> for the Cornell block and lot 4062.01? >> A site plan was submitted to the township planning office >> recently or I don't know maybe last week. >> Last week. >> Okay.
>> So they're undergoing a a 45day um completeness review. Up to 45 days they could be deemed incomplete. they could extend um pursuant to the MLUL >> and is that something as a member of the public I can obtain via an OPRA request and and if so within what time frame?
>> I'll let Nancy >> thanks so much. No, I appreciate it. >> Members of the public can come in to view the application in the file. >> Oh, you can. Okay, so you come into my office >> to your office. Okay, awesome.
got to take notes so I don't forget. So, and I really appreciate this time to ask questions. My other question is to the planning board, and we do plan, I actually will plan on attending tomorrow night's council meeting as well. My question is, would you please reconsider
moving this H3 zone to perhaps even the Seni? I believe it was the Seni site recently discussed. That sounded like a perfect location. And the reason why we have been so passionate is I even invited the council to come on a walk with me in the neighborhood. We have no
street lights. We have no sidewalks. It is a sport trying to walk in that neighborhood trying people roll through the stop signs. The access is extremely limited. It is a single family neighborhood and this is a highdensity
project being proposed as a spotzoning activity in the middle of this neighborhood. And I realize that there are affordable housing requirements placed on you and I don't envy you. I served on the Somerville Burough Council so I get it. But I am just telling you
this is a really bad idea. So I'm asking would you please consider moving it? >> Mr. Hartman. U Mr. Well, I could just say um whether regrettably or not, this board's purview is limited only to determining
whether or not the ordinance is consistent with the master plan. It has no say over whether the ordinance is introduced, whether it's adopted, anything like that. That is the purview of the governing body, the township county. So all all this board can do and
and that's all we're you know that's what we're statutoily tasked to do is when a land use ordinance is introduced it then gets referred to the planning board for the sole purpose of determining whether or not it's consistent with the master plan. Then it goes back to the governing body for
adoption. >> Understood. I appreciate you taking my question and I look forward to tomorrow evening. >> Thank you. Miss Hartman got to fill out the form. >> Anybody else? Okay. I do not believe I see any other members of the public wishing to ask
Miss any questions regarding the testimony just heard. Any other comments or questions from our deas? Okay, hearing none, what I'll need is a motion that the master plan consistency review
is consistent with our comprehensive master plan. >> Who would like to make that motion? >> Well, it would be to adopt there's actually three resolutions. So we'll have to do >> ordinance is 24 25 and 27. >> Okay.
>> So yeah, they would be two for each one. >> So why don't we start with the 100% affordable multif family residential development units uh affordability controls in block 406 lot 2011. That first item there. Who would like to make that motion? >> That's Mr. Pompus. I'll need a second
please. Second. >> Mr. McGory. Miss Prop say roll call please. Chairman Bessio. >> Yes. >> Mr. Papus. >> Yes. >> Mr. McGora. >> Yes. >> Mr. Wang. >> Yes. >> Mr. Banga.
>> Yes. >> Mr. Atkins. >> Okay. Okay. And the second consistency review is for the ordinance town for Bridgewater amends section 320.3 entitled BRCC Bridgewater regional corporate center zone with chapter 126 lands use so as to bring the Bridgewater
Municipal Corporate Center zone into performance 2025 master plan adoption by the township planning board. Who' like to make the motion? That's Mr. Papus. I'll need a second. >> Second. That's Mr. Banga. Miss Props, say roll call, please.
>> Chairman Vasio, >> yes. >> Mr. Papis, >> Mr. Morura, >> yes. >> Mr. Wang, >> yes. >> Mr. Banga, >> Mr. Atkins >> and once again the third one again in looking for consistency with our master
plan is the ordinance attached for Bridgewater amending section 126 the Bridgewater Township code amending section 126-311 titled C1 neighborhood business zone to permit additional conditional uses. Who would like to make make that motion?
That's Mr. Papus. I'll need a second, please. Second, >> Mr. Mcgora. >> Miss Propes, a roll call, please. >> Vesio, >> yes. >> Mr. Papis, >> Mr. McGora, >> yes. >> Mr. Wang, >> yes.
>> Mr. Banga, >> Mr. Atkins, >> okay, board attorney, Mr. Pek, we also do have a resolution, correct? consider for the memorialization action of this consistent review.
Actually, we have just we have just made those motions. So, I am I stand myself corrected. >> Yeah, I believe we just had the uh the open space and recreation plan element. >> Let the record show that Councilman Kersh has arrived at 7:52.
>> Okay. Time is 7:52. Welcome Councilman Kersh. Just in time for Miss Sarmad to bring us to item 10 in our agenda and that's the master plan open space and recreation plan element. >> Do we have another presentation here?
>> You have to hear from me one one more time this evening. >> Okay. And so this um I think I noted at the last planning board meeting, this is the last element of the the master plan that is not yet to be adopted. As you um
hopefully have seen in the document, um it was prepared by CME Associates. Um they could not be here this evening. So uh and I have worked with them on it and so um I will be presenting it. Um and I will provide an overview. I I'm not
going to ask that this board take any action this evening. I would like um if there are any you know additional comments or recommendations um from the board that we um move to uh adopted in full in early next year. >> Okay. >> But I will provide an overview for the
board. Um and I only say that because I if there are any recommendations I um I can't you know assure you that they'll make their their way in. I just want to make sure that they can get back to CME who is the um party that you know professionals that signed this document. So, um, I'll provide an overview. I'll
try to answer as many questions as I can. Um, and like I said, it'll really just be a presentation this evening. No action is requested. >> Okay. And just to avoid any confusion for our members of the public, this is very separate to the comprehensive master plan that the township has adopted. It >> is a new element, like one of those
chapters. It's like a land use element. This is an open space and recreation plan element. Um, so it is part of our master plan, but just prepared by another party and so done separately for that reason. Okay. >> And and Mr. Chairman, um anticipated that there will be further focus here in
2026 both by this planning board and then ultimately by the township council. >> Thank you. >> But you know, we we wanted to present the good work when we had it. Uh and uh I think I think that's the intro.
>> Yes. Thank you. Um, and so what I'll do is I'll I'll give kind of a general sweeping overview to a lot of the sections and what this plan includes. Um, and try and go into some specifics where I can. Um, and so the beginning of the document includes an executive summary that does summarize um what this
plan serves as, what this um the vision for open space for the next 10 years or more um and what this plan includes um which is um a guide for determining future needs for open space preservation, recreational facilities
and environmental protection um to meet the the needs of this community. Um the plan has been prepared with the green acres guidelines which were published are published by the New Jersey Department of Environmental Protection. Um the plan includes um a set of
recommendations that include um that range from mapping which are really corrections to taxline parcels for certain um open space parcels that may be on the um Rossi or on the township's open space list. Um including um just
corrections to those lines. Um corrections to the township's Rossi or the recreation open space inventory. You'll hear me say Rossy a few times. That's what that's referring to. Um, which is Rossi is a list that's kept by Green Acres and and tracks which properties are encumbered or have
utilized Green Acres funding and therefore under the Green Acres program rules. Um, so um correcting some discrepancies with the names of some of those parks that are on the Rossi um that may been misnamed or have an old name on them. correcting some of the
acreages that are on those lists um and names like the Peter Parr Park, not Peter Pan Park. Um so there's some typos on there. Um there's a recommendation for some um studies to conduct about um analyzing different greenways um and
other things in this plan. There are recommendations about um potential funding sources for future land acquisitions or improvements to existing open space properties or township properties. Um there are uh
recommendations about um different routes to open space to create better linkages. Um and then the plan includes an examination of um 24 uh township and county parks overall. So the document goes through an
introduction which um basically defines um what this plan is going to be and what parks, recreation, open space are. So this plan encompasses not only open space which is just undeveloped land essentially that is open as the name
indicates. Um it can be a local park, it can be a nature preserve, it can be a critical habitat. Um it can be wetlands, it can be flood hazard area, just undeveloped land. Um and in addition to that, there are active recreation spaces. So think of ball fields, um
places where um people are doing athletics, courts, playgrounds, um facilities, um that basically facilitate activities. Um and then there's passive recre recreation, which are places that have um trails or gazeos, walking paths,
things like that. Um and then there's also historic properties that function as a kind of mix between um having historic significance and remaining in that condition um and generally being acquired for protection. Um, as part of the public process, the township did,
um, over a year ago, last September, have an open space workshop on the master plan. It was very similar to the one that was held for the comprehensive master plan in that um, there were a number of stations and maps set up throughout um, this room and um, they
focused on different areas of um, of an open space plan. So, they included uh, public safety, outdoor fitness and wellness, um, fields and courts, bike paths. Um there was a general, you know, map showing where the existing open space um parcels were and um the it was
pretty well attended. The um and some of those recommendations have been filtered into um this plan. Um the plan also includes, you know, what are parks and recreation and open space good for? um public health, places to gather, cleaner environment, economic uh
benefits, and um it also walks through um some of the I mean the way that this plan has been done in accordance with Green Acres, but also that there are Greenacres guidelines that need to be followed once properties are acquired with Green Acres funding. Um the pages
10 to 24 include an overview of demographics. Um these demographics are included because they do help inform um specifically you'll see in a later section um about access to uh open space about um projections for population
increases and what impact that has on adequate open space from a um population share perspective um etc. Um and then moving into page 25 of this plan, they do uh a review of the last open space uh
and recreation plan element which was done in 2010. So 15 years ago was the last time an open space element was done. Um and some of those goals are listed um which include providing proper access and parking at sites which require accommodations for motor vehicles in light of the parking demand
experience in at active sports fields. investigate the sharing of facilities and fields with Somerset County and with adjacent municipalities to the benefit of all concerned parties. Continue expand to expand the creation of greenway along the river and stream corridors. Utilize access easements where needed to
establish a continuous con connection. continuing to preserve steep slope areas, wetlands, and flood planes to serve as open space buffers and to continue to support our p our support and participation as a me active member of the Somerset Regional Partnership assisting with the implementation of the
regional center vision initiative. Um and so um these those were the goals from 2010 and then there are seven additional goals that are um included as part of this um update to the uh open space and recreation master plan. Um,
goal one is to verify that parks and recreational facilities meet the needs of the township's population. Two, make necessary improvements and modifications to existing facilities. Three, provide additional parklands and recreation facilities. Four, permanently protect the most environmentally sensitive sand lands not currently protected. Five,
maximize access to parks and recreation facilities. Six, maximize use of existing facilities. And seven, preserve and protect existing open space. Um as mentioned before as over the course of this presentation and thereafter if there are any additional recommendations
from um the board I would welcome them if we would were were to update this document. The uh pages 27 um and on it gives an overview of um the recreational spaces
that are um reviewed as part of this plan. There are 24 of them, county and township parks that are looked at. And pages uh 29 to 92 include a pretty thorough look at um all of those parks,
including signage, um including an aerial, including um a description of the park, what it includes, how big it is, if it's on the Rossi or not. Um and so and and in some cases provides if there is um ADA access or limited ADA
access um parking etc. So they give a pretty good overview of all of those um all those different properties. Um page 93 includes a field inventory to show what kind of AC act active recreation fields the township has. um where you
can see we have a number of baseball fields um some some softball some multi-purpose only one cricket field um six soccer fields four football fields and that information was all utilized um to do a field analysis. So you'll see that on page 94 there's a field analysis
of um each of the the the ones that have those ball fields um and then moves into looking at trends in children's sports um and potential facility recommendations based on that. And so they utilize there's three township
properties that are identified um within the document on Vosler Miltown Road and um Camp Cromwell. Uh, is that camp second? Sorry. Bossler is Camp Cromwell,
Miltown Road, and then one um in the um Somerset Corporate Boulevard, which is their their baseball fields across from the park there, right around the corner from here. Um, and these are recommendations about um potentially adding additional facilities um that
could be added on existing township parks. Uh the next section includes um the trails map and trail access. Um it's a brief section on that and then um the open space trails map. Um the next
section includes um maintenance. So all these parks require maintenance. Um the parks department uh the DPW staff and equipment needs all things to consider um as for existing facilities as well as any expansion of facilities. And then
the next section starting on page 104 um does provide a needs assessment based on the National Recreation and Parks Association, the NRPA um which they utilize um population densities as well as um a balanced land method about the
percentage of land that's devoted to park space to determine if it's um adequate or not. And so there's a few analyses about um and and the methodology used um to determine um how much open space basically is um adequate or uh for a township and if it meets
that. Um there's a map provided that shows uh 10-minute walking distances to the existing open space. Um and where there are certain open spaces right now that don't have um really adequate access. Um that's shown in that map. Um
and then certain there are also suggested NRPA um field sizes um court sizes that should be um integrated in as new facilities or existing facilities are improved um to kind of meet the modern standards that are included in
those suggestions. Um another thing to consider um that was added to the plan um from the conversation around the comprehensive master plan. Um, another need and not very typical and very kind of unique I think right now to Bridgewwater's master
this master plan element is the um focus on what what is called the third third place um and is another name for what Mr. Rebanga had brought up about other opportunities, places of gathering for maybe um PE teens mostly young adults
who may not have um vehicular access. They may not be old enough to drive. They may not have access to a car. Um they may be too old to go to a playground or a park or don't have their parents to take them or nor maybe they don't want to go there. And so um there's no concrete ideas yet about um
what we can do as far as these third places. um which I'll guess I'll define too. They're places outside of the h home and workplace where people can gather, socialize, meet strangers, learn from others with little or no financial barrier. Think about um parks, community centers, any place you can sit and relax
without having to spend any money. So, we have a public library here in town. Um the Bridgewater Commons Mall is another place you'll see people utilize it for walking. um they might not necessarily be shopping, but they're utilizing it to go for a walk with their friends where they don't have to worry about the weather and they know there's
a good walking path and they can take a few loops. So, um those are both places um where teenagers and young adults can already convene. However, they're not always accessible. Like I said, it's not easy to get if you don't have a car or you're too young um to travel alone. there are uh other places the township
could consider um that could exist already or could be creative and we should start to be creative about those ideas and not just think about open space and recreation as outdoor parks or playgrounds. Um how can we start to leverage township properties or facilities um and make space for um all
different groups. So that is um a unique opportunity for the town to continue to consider and the open space master plan could provide um future you know future maybe grant money or things like that um by having it in this in this plan. Um, finally, there is a pro property
acquisition analysis. And so the um the plan includes a few properties that are not currently owned by the township that may uh or may not be encumbered by um wetlands or um other environmental features um that make them good
candidates for acquisition by the township to to make sure that they remain protected um in the future. They are just ideas in no way, shape or form concrete things that the township has to do. Just some ideas um to protect additional land in the future. Um the
next section includes a different a number of funding mechanisms. One that you've heard a few times now is the green acres program. We already participate um and do have a Rossi. Um by having this updated open space and recreation master plan, it also continues to um make sure that the
township could qualify for matching funds. So without an active um or up-to-date master plan element, open space recreation master plan element in particular um we would not be able to qualify for those. So it is an important document in that it continues to allow the township to be eligible for grant
funding through that program. Um with the Greenacres program, there are um there are rules that govern those properties. And so by taking Green Acres funding, um you do have to have to follow them. And it does generally limit development on those properties and can
even be difficult in some places to um you know uh add a snack shack or bathrooms um extend sewer lines uh remove trees things like that are all governed by those green anacre rules. Um
so that's just something to consider as part of the strings attached with it. But overall, it is a very good program and the township has utilized it quite a bit um to help uh fund acquisition of property um and and uh active recreation fields. There are other opportunities um
that the township has explored in the past. There has been a township open space in the tax in the past um which is currently um not active, but the county does have an open space tax that helps leverage um and u funding for these uh types of acquisitions and improvements.
Um there are a number of grants um through the Association of New Jersey Environmental Commissions, through different greenways. Um there's a lot of different local um preservation or sorry, state level preservation grants or um federal grants. Um the township
currently doesn't have active status um with sustainable Jersey, but we could continue to pursue uh sustainable Jersey certification, which would um open up the opportunity for additional grants through that program. Um so there are a number of different um ways to fund
additional acquisitions uh particularly for open space that are identified in this plan. Um finally there are I touched on them earlier but the final section of the document does include um different recommendations that I I gave an overview at the beginning um to kind
of action items from this document that can um be acted on um now or at a later date. Um and overall the appendices does include those those Rossi properties. Um it indicates um if they receive funding,
if they are encumbered, um who owns them, who manages them, um and some of the names. And so some of those do need to be cleaned up as far as the naming, maybe the acreage or something like that. But um overall, we do have a pretty um a pretty robust Rossi, which is a good thing. Um the township has
been very proactive in in acquiring and maintaining open space. But there um as you'll see in if you read through this in more in depth, some of the fields um have constraints, have um you know modern requests for um multi-purpose
fields or parking for tournaments or there's just um some limitations on them. And so there are some recommendations about how they can be improved in in small and big ways. Um, and so I highly recommend that the board members um, read through this in more depth. Um, that concludes my
presentation, but I'd be happy to answer as many questions um, that I can. >> Thank you very much, Miss Sarma. It was a very thorough presentation and uh, given the considerable amount of time that this board has spent uh, in reviewing the comprehensive master plan. This board certainly welcomes the additional time to review the open space
element to this as well. So I would ask if there are any preliminary questions for Miss Sarmad based on uh the presentation just heard. >> Well, if there are no questions, I just have a comment. Um well, first want to complement the the thoroughess of the
document, but just acknowledge that um you know, we we have had in our history um a robust open space uh acquisition program. Um we do have a considerable um
inventory of of open space. Several instances uh where we have been able to uh uh prevent what what what was believed to be uh hazardous um uh development uh and or uh you know
add to uh valuable potential recreation opportunities. Uh it bears noting that the open space uh advisory committee um is active um will continue to be active. Its membership may change a little bit in January. Uh but uh that committee
remains active. Its work remains important. Um and between the administration uh and and the township council uh there is is ongoing consideration uh of a variety of of locations. Uh and certainly um you know
th those bodies uh you know welcome additional uh thoughts, ideas and consideration. Um with that said, we are at a point in Bridgewater Township where much of our land is spoken for. Um so
that's why typically speaking the community will see um very targeted and strategic instances of the use uh of our open space money uh for acquisition. Um and certainly um you know beginning in in the new year there'll be a new
council um and uh you know that'll continue to be a focus um and um I'm sure as those members come on board and become u you know continue their their knowledge acquisition uh you know of of township affairs open space will
certainly be a continuing high priority. Thank you, Councilman Kers, for that comment. Any other questions? Any questions from our members of the public? >> Hi, Kathy Franco. We road. Um, it sounds like the plan is very comprehensive. I
would just like to know how the public gets access to it um so that we can review it. I I will u make sure that an electronic copy goes on our master plan website. So I'll make sure that's up. Um we just got
this 10 days ago from CME. So um we have hard copies >> down at the planning office if you ever want to come and review, but we will make sure that it gets at least in this unadopted form gets online. >> Awesome. Great. Thank you very much. >> No problem. >> Thank you, Miss Franco. >> Anybody else?
Okay, that'll close the public portion for this as well. Any final comments from the board? Ma, would you like to close it? >> Thank you for listening to the presentation. Um, I look forward if you have any recommendations upon, you know, further mulling over the document and
reviewing it. Um, and we can look forward to hopefully adopting this early next year. >> Very much again, Miss Sarm. We look forward to it. Okay, moving along this evening. Miss Propes, would we like to discuss what
look the calendar looks like at this point? I >> think we're done for the year, I believe. >> Okay. Very good. Any comments? >> Yeah, Mr. Chairman, if I may, um, you know, before before we adjourn, uh,
acknowledge that tonight is my last meeting. It's not only the last meeting of the year. It'll be my last, uh, meeting, at least for, uh, for this tenure on the planning board. um one of my um incoming new colleagues uh on the township uh council. I believe it's
going to be councilwoman elect um uh Isla will be uh the um the member in this uh in this position. Uh but I just wanted to acknowledge uh my appreciation to each of you uh my firm belief that we've done outstanding work uh over the
last uh two years and then for those of you who are here uh two years for two years before those two years. So I I was the uh representative uh in 2122 no uh uh 2021
24 25 um so I just wanted to thank you for your friendship um for your hard work dedication contributions um and you know on behalf of the citizenry thank you for for the good work that's that's done here. I've I've said I've often said that changing uh
the face of Bridgewater needs to be done very carefully whether it's on a planning board, a zoning board um uh council um and and needs to be done deliberately and carefully considering um uh all all impacts and ramifications. And I'm I'm I'm proud to say that during
this time uh we we've we've achieved that. So, uh, also on a personal level, just want to thank you for, uh, making me a better board member, making me, uh, a better council person. Um, always learning something new every day when it comes to this stuff. Um, I also had, uh,
prior to prior to coming to council, I had eight years on the zoning board. So, for me, that's uh, I guess 12 out of the last 14. Um, so again, thank you for the wisdom that you've delivered to me and hopefully you've also received wisdom
from being on this board and in time can pass it on to others and um that's uh you know my my my comments and my thoughts and I'm not going anywhere. My council term continues, but uh my Tuesday nights will be a little different than they've been in the past.
>> Thank you very much, Councilman Kersh. And uh this board certainly does appreciate the insight that you brought to this board over the past two years and for your tenure prior to that as well. I know personally that I've benefited as well from your insight here on this board as we've reflected many of near sleepless nights uh deliberating
through some of these applicants that come before us. But I do thank you very much on behalf of the board for the work and the insight that you put in to the bridge town. So thank you again. >> Thank you. And and I I would be remiss also if I didn't mention our our professionals. So uh Mr. Pek and Miss
Propes, Miss Sarmad, thank you for your time, dedication, uh obviously Scarlett Doyle, uh before that. Um and uh you're you're you continue to be in good hands and and uh you know, good luck with your future work.
>> Thank you very much, Councilman. >> Other comments as well. I'd like to thank the board at the end of this clo closing of this year 2025. I think we've done exceptional work this year. It's difficult work. It's not easy. A lot of us leave our kids and our families and and some of us leave our wives at home
and our significant others. And uh it's time and it's dedication that's put into uh the township and uh I do thank everybody that's here on the day that joins us here. I thank our professionals, the administration, members of our governing body as well. And uh I think this board does uh excellent work. It's a lot of work. And
uh I'd like to personally thank board attorney Mr. Peek uh for keeping me true over here. >> Thank you very much. >> Appreciate it, >> Miss Sarmad. Thank you very much for helping us through uh a transition, certainly a transitional year after seeing a longtime planner in uh Miss Scarlett Doyle uh leaving. I think you
have filled her shoes very much so and we look forward to uh many encouraging years ahead as well. Thank you very much, Miss Pros. Welcome back as well. Thank you very much for the work that you put in as well this year and uh we look forward to uh to uh digging our heels into a lot of what's come coming
in 2026. Thank you. There any further comments? I'll take a uh motion. >> I have to make the motion to adjurnn. Right. All right. So, please So, with no nothing else on our agenda for the year, uh and with best wishes for a happy,
peaceful, uh and enjoyable holiday season, I'll make the motion to adjurnn. >> Second, >> Mr. Mcura. All in favor? I >> I