Not yet. >> This advis that the notice of the time, date, location, and to the extent known agenda of subject meeting was primarily posted in the public place reserved for such or similar announcements on February 17, 2026. Transferred to the Times, the Princeton
packet on February 17, 2026, and filed with the township clerk on February 17, 2026. Trisha, please call the role. >> Mr. Patel, >> yes. >> Mr. Lavara, >> yes. >> Mr. Shel, >> Mr. Fanco,
>> yes. >> Mr. B. >> Miss Bar, >> yes. >> Miss Ale, Councilwoman Jvers, Mayor Marte, >> yes. >> Vice Chairman Hobberman here. >> Chairman Cart here. Thank you. We have a
quum. Um, I don't have any regular comments. Open up to the public for comments on non-aggenda non-pending items. Please step up to the left. Uh, microphone, state your name and address for the record. You'll be sworn in.
>> Um, Andrea Mandel for Ellsworth Drive, West Windsor, New Jersey. Um, I'm currently vice president of the township council. Uh, but I'm speaking for my um I just came up I just wanted to say
goodbye and my give my appreciation for the man sitting up in the front over here, Sam. Uh, who's and um I I was on the uh planning board for two years before I joined the
council six years ago. Um, I remember uh seeing Sam, meeting Sam I that he knows so much. Um, I was also on the planning board during uh one of my council years. Um, one of the
memorialable years we did the warehouses. Um, and um, when I was on the planning originally, I think I've figured out I did something like 50 meetings in in those two years. So we are an active planning board over here
and Sam some managed to get it all done. Um I don't think we will like to um somebody who knows absolutely everything that's going on in this town. uh every place um every every road, the
history of every road. Um every house, what used to be there, what never was there, what was supposed to have been, what what um somebody planned to be there but but didn't put it in, what somebody put in and took out, whatever
it might be on anything in 26 square miles um over a period of Yeah. We you 25 years Sam I'm I'm trying to remember how long you've been here 30 38 years but so many as as um you started as a planner
um and I don't think um you know he will be extremely hard to replace I don't think in our hearts we'll be able to um he has a terrific sense of humor and I'm >> and um you know he has a very dry rice
sense of humor. It's um uh you never know exactly what he's going to say and I'm I usually can >> I know and and during these meetings he tends to be more quiet. He does all the work, prepares everybody and then tends
to quiet be quiet on it. So anyway, I just want to be show my appreciation for all of your years that uh you were here and um the um council did re did give you a proclamation and we read it on uh
on Tuesday uh when we had our meeting last night and um I didn't get to see you while we did it. So I figured I'd come here and and give my piece and thank you very very much for what you've done for the town. Thanks.
>> Thank you. appropriations that >> where's the West Windsor newspaper that put on the front page? What is going >> Sam? Do you have You have every street
memorized in town, right? >> I think so. Every time there's like some obscure street where the building's going to go up. Oh, yeah. I remember that. Um, okay. Minutes from February 4th.
Are there any amendments, changes, clarifications? Um, as usual, extremely detailed. Anybody? I entertain a motion to approve February, 2026 regular planning board meeting.
Move by the mayor. Second. second. >> Second by Curtis, all in favor that are eligible to vote say I. >> I. >> Okay. Thank you. >> Okay. Um Okay. Next up, application PB25-10 Montasauri Kids Universe.
>> Mr. Chairman, proof of publication service are in order and the board has jurisdiction. Thank you. >> Thank you. Uh good evening, Mr. Chairman, members of the board. For the record, my name is Peter Flannry with the welcome Biscair Hall on behalf of the applicant Avalon West Windsor LLC.
Um although Avalon is the official applicant, this is also really an application for the tenant. Um that's uh Brilliant Buddies Academy doing business as Monasuri Kids Universe Princeton. Uh the Monasuri School also uh known under the u zoning as a childcare center. Um,
this is for property at block 6.30, lot 5.01, uh, 401-404, Avalon Square. It's part of the WS squared, uh, redevelopment at Princeton Junction. Um, it'll be located in one of the mixeduse buildings. Um, this of
course is part of the larger 25 or so tract there at Washington Road and Station Drive. Um, some members of the board may recall this was part of a preliminary final site plan that were granted back in in 2021 for the overall
development. Um, and this is for a minor site plan application conventional use approval um for the childcare center. um going to have three witnesses who I I hope will be relatively brief um in just a moment, but just to give a quick
overview. Um this is for an 8,912 square foot uh interior space on the first floor, the mixeduse building. Um this will be uh rooms for infants, toddlers, and children, multi-purpose room, kitchen, reception lobby, um other
uh associated uses. Um there'll also be a an approximately 4,450 square foot outdoor play area which will have an a 5 foot tall aluminum fence around it. Um enrollment will be up to approximately 138 children. Um
approximately 20 to 25 staff members um total. Um and I'll have uh the principal of the tenant uh Mr. plutonium food operico provide a more detailed overview of the proposed use um in the operations.
So if I could have um food sworn in Peter why don't we do this why don't we swear in all of your witnesses at this time. Okay >> I have our architect and I also have
represented Avalon Bay who will actually be discussing in greater detail the traffic and circulation issues. Um excuse your manager chiefs at >> Okay. If you could all raise your right hand, do you swear or affirm the testimony you're about to give me the
truth? So swarm or affirm. Could you state your full name and spell your last name? >> I'm sorry. Say again. >> Christopher B. Yes. How the last name was spelled Os. >> Oh, okay.
>> R. Thank you. >> Tell me. Yes, I do. M Ah, >> thank you very much. just briefly describe your proposition with >> so good evening. Uh my name is Tony Mood. I am the owner uh and operate of
Montasuri Kids Universe Princeton Junction. So we are proposing a licensed early childhood education uh serving children 6 week through six years. uh consistent with our conditional use applications, we will operate our school Monday through Friday yearong from 6:30
a.m. to 6:30 p.m. Uh our program is going to include seven classrooms with a maximum license capacity uh of 132 children uh and working with the New Jersey uh DCF and application. Uh within the ratios, we will have maximum
enrollment of students of 132 children and 24 employees at peak hours. Um our outdoor play is going to be staggered by classrooms uh to accommodate the 4,500 square f feet and supervision of those rem of ratios will remain consistent
indoors as it would be outdoors. Uh to manage traffic flow >> so you say again how many staff members you expect to have? >> Roughly 24 staff members at peak hours. Uh to manage traffic flow, we will utilize a staggered drop off schedule uh
starting at 6:30 a.m. going all the way until 8:45 a.m. uh to allow uh our parents to be able to do early drop off or within our staggered line where staff members will operate and support students as they are walking into our child care. We will also in working with
Avalon have retail space that's available within the garage and seven designated prominade spaces that are strictly for our school during our school operating hours. All families that will be entering the garage will have license plate readers in place for monitoring as well. With regards to food
service, that food service is going to be limited in scope. All meals will be prepared offsite through a catering company. They will be delivered prepackaged for individual students. There's no commercial cooking, no grease producing equipment, no hood systems, no wearashing operation on site. Snacks and
meals will all be prepackaged for the students individually. Lastly, we want to say on behalf of myself and my family, West Windsor is a strong family centered community with high performing schools. Our program supports local families with structured early education while operating
responsibly within the mixeduse development. And we thank you for its application. Bye. drop off stagger drop off having long lines in the area. >> That that is correct. So the reason why we did it this way is to we want to
allow first the early drop off from 6:30 to 7:45. If I want if I break down the timing for you all, uh infants uh will have a staggered drop off between 6:30 a.m. and 8:45 a.m. But of course, given the scheduling of infants, parents could drop them off anytime that they would
like. Uh with the primary age group, ages 3 to 6, their staggered time will be between the hours of 7:45 to 8:15. Our pre- primary will be between 8 and 8:30 and our toddlers will be 8:15 to 8:45. This allows structure staggered times for our parents to come in. But of
course, any parents that would like to stay a little longer for the drop off and have conversations between myself and the out of school, that is where the parking in the rest of the prominade and in the garage comes in where they're able to also park and stay a little longer. It's right on
the ground floor. Go right a short walk back to the uh school. Um and there are 60 to 70 parking space. >> That is correct. And those parking spots
will be for our faculty and it will be for the parents who decide to come in and have conversations with us longer than the drop off uh line. There will be two main exits out of the garage and then where that allows the parents to come and enter our school. One will be from the front of the prominade, one
will be from the back of the prominade where they will have access to go through the play area which is secured gates and they will have access to and then enter the front of the building from there. That's correct. So, we uh are working with New Jersey DCF. Uh we've already
had them come on site and give us feedback about our location. We're working with them on licensing. We will be entering into the buildout and once everything is done within the buildout, we will get our full licensing once our CO is approved. >> I have a quick question. I thought I heard there was a kitchen, but you said
no kitchen. >> It's it would be a warming kitchen. Javier can speak a little bit more about that. >> Okay. >> Is there a possibility of curbside um drop off or is it basically just park and walk the child or carry the infant to the school? >> So that is what we will be doing in
terms of the staggered drop off. The parents will be pulling up to the designated parking spots. We will have staff members that will grab the children from the vehicles and bring them into the school. That allows faster uh transition and ease of use for our parents not have to walk their children in. Uh so with those seven parking spots
that we are using that are designated for our school during the school hours that is how we will be aligning those stagger drop off for the parents. >> See and I I imagine you'll point it out on a map or something but how long of a walk is that from the parking spot to >> get
actually walking themselves. >> Sounds good. Thank you. >> Yeah the seven parking spots are immediately in front of our building. That is how we will have the stagger drop off and then the parking garage will will give access to more parking for parents should they decide to park and enter the building and and have conversations with us. It is a very
short walk that Mr. Bulls had >> the staff that meets the car they they have some kind of identification that the parent knows that from the school. >> That's correct. We we'll utilize a system called ProAre uh that allows us to manage all things in terms of uh
signing the children in, our parents being able to sign the children in, and then monitoring the children throughout the school day. So, our staff members will be equipped with those materials and then they'll sign the children in. >> Sounds good. >> This might be premature to ask, but
>> here I go. Do you anticipate um that uh some of your patrons might be commuters? >> We do. Okay. Uh one of the biggest factors for us wanting to be part of
this mixed use development is for the commuters uh for the train station, even folks who will be staying within the development. And it's welcome for anybody within even the nearby Westminster or Plainsboro Township who would like to participate within our >> So here's where I'm going with my question.
um uh knowing the uh lack of reliability of New Jersey Transit to meet its schedules, knowing that the Gateway Tunnel project uh in New York through
adding two more tunnels under the Hudson River uh will affect New Jersey transit operations on the Northeast Corridor. Do you think uh 6:30 p.m. is ambitious for somebody to pick up their child if
they're coming back from New York City after normal working hours? >> Yeah, I certainly respect that that question. Uh we aimed for a 6:30 start time for 6:30 p.m. >> Correct. The 6:30 p.m. Uh we can certainly look at if there's going to be
a need from family members that need to extend a little longer. uh we will work with you all and what the limitations will be there and how we can then extend those operating hours for them to accommodate our parents. We certainly want to do as much as we can to accommodate our parents. We will not just close the doors on our children at
6:30 when we have parents that are still stuck in in commuting. I was a commuter myself. I have a young child um in a school and I commute an hour and a half on a daily basis and they've done that accommodation for me as well. Um we own this as a family. So we are leading with
the support and the accommodations for our families. So anything that they need, we'll certainly accommodate within whatever jurisdiction and restrictions you are and constraints y'all are giving us. >> I mean I bring that up in terms of the board and how we memorialize things
>> more than tunnels. I mean NJ transit is delayed at least once a week, right? So, um, parents may be stuck, especially both are working in New York. They may be stuck and sometimes there's no train coming. >> That's that's where I was going with my question. And so, as a board, I'm
wondering if >> when we if if we decide to approve this application with all its provisions. >> Do we have to nail it in stone? The 6:30? >> I don't think we have to nail in stone, but my question is, >> go ahead, Michael. >> Why?
We're not we're we're setting at 6:30 p.m. What's it? They want us to stay open till 9. I mean, do we have a problem with that? I don't I certainly >> No, but I just don't want us to nail them down to 6:30 p.m. It's actual operations. >> Basically, what happens is, you know, >> they have a set time, you know, pickup,
drop off. Sorry, I'm taking your thunder here, but what happens is if you go over the time, there's there's a fee that you pay for late pickup like drop. >> They've got that fig. It's it's probably part of um the fee structure and you
know if I'm sure that they're not closing the doors if someone hey staff guess what New Jersey Transit shut down it's going to be delayed by two hours so I need some people to stay a little longer. Sorry I'm taking a maybe >> no chairman you're staying it better
than I am. Thank you. >> You're making sense Michael. That's fine. So >> they're not going to close the door and so the kids the train will eventually come. that parents will panic and think that their kids getting locked up and but eventually they'll get their kid. >> No, I I realize that >> we're not restricting. Do we have a
restriction of 6:30 p.m.? I don't think >> I just want to make sure. >> No, I don't I don't think so. And I don't think that we even need to address that in in the the approval. I mean, the closing hours and how it's to be handled by um >> by the owner >> by the owner. Okay. It's up to the owner. >> That's fine with me.
>> Say what I always say. The market will dictate. They clos at 6:30 and people don't like it. They're not going to bring >> no go elsewhere, >> right? >> I mean, more than that, if most of them will be commuters. I agree. >> Yeah. >> Can they just park in your garage whole
day or they have to just move out and go somewhere that would be my concern that parent doesn't want to get off twice? They just park there for a whole day. >> Mhm.
>> Exactly. Yes. No, we've had that, you know, in other things around there, right? They, you know, they'll park, they may park in their, you know, the the lot and then walk the kid over and get on the train. >> They could see that happen. >> Yes.
>> In the >> I just want to add too that operation, we would additional use standard. So, >> right. And then like total catastrophe like a 911 happens let's say
you know parents may not get home till 11 you know so guess what emergency staff we need to stay not going to abandon the kids or you know hey you know throw them out in the parking lot I know I didn't get home till like midnight that day >> yeah
like that >> certainly make necessary accommodations for them >> um the the seven seven parking spots is that what we talked Um, now would they be uh reserved all day long for use by uh Kids Universe or
>> So that's an all day thing. Those seven spots. >> That's correct. During the operating hours, >> during operating hours, >> those are those are parking spots for just our school. >> Okay. >> That's for anyway. Okay. >> Which we certainly welcome because it it didn't uh maybe Mr. Balls can address
this. It didn't look like on the site plan that there was nine spots directly in front of the use. It looked like seven or something. >> That's I thought you wanted nine. Did you see seven? >> Seven. Okay. Proposing seven. >> Okay. Thanks.
>> That you'll need to make to make seven. Right. I believe in the prominade itself there's about 20 parking spots. Right in front of our building is still going to be seven parking spots dedicated. Okay. Thank you. >> And they can't park in the prominade in all day either, right?
>> No. >> Okay. >> Okay. Two hour park. Yeah, that would make sense. >> Okay. >> Uh any other questions from Mr. Okay. Next witness, please. 19
architect in multiple states including New Jersey been architect for 36 36 years. Uh I've done multiple child uh across the country. Um
excited about this one. This is a really unique location. I was intrigued by the fact that it's right next to a train station and how commuters would be using the facility.
Um but we spoke to you all about the whole facility. Uh I'm not going to go over all of that again. Um I wanted to hit a couple of points that uh during the technical review meeting um there were a couple things that were brought up. Uh one was and to your question
about the kitchen. Uh the kitchen that is on the plans is a staff kitchen. So it's basically a frame. >> So it's not a functional kitchen with an oven and microwave and to just hang out. And >> there's a microwave and a couple
refrigerators all for staff. But it could be used by caving company as a staging area. They need to >> but the way caving companies have it these days they basically come in and
everything runs so smoothly that there really staging that they need to do. Um there were a couple of questions about the play. The playground is fully enclosed by a 5-
foot aluminum fence. Has two egress gates that are required by the fire. Both of those gates have panic hardware so that everyone can get out, but there's no hardware on the outside, so
there's no access into the playground. And that's all done on purpose for security reasons. In the playground, there's a manhole and an area drain that we took that into account when we laid
out the playground. Um, there's a manhole that is going to be in an area that is a weather station, which we can easily make sure the manhole is accessible. And then the area drain is in the that
right corner where there's a pizza wheel that is a piece basically a hard structured mag and we will position that the way that itates
any issue which are working to civil engineer to make sure that all is done properly for the site in fact Currently, the playground is a grass area, and
we're proposing removing the grass and putting down a a turtle that is has a 6-in layer that is fully drainable. And so, the engineer is looking at that.
Other than that, those are the technical questions that were raised on that review. So, >> did you have a chance to look at our professional um reports like you mentioned the manhole cover in in the playground? There's an issue in 1.05 and
brand goose 6 report that says that um the fence prevents the lid from being opened on the manhole. >> That is actually inaccurate. The manhole is probably guessing about six or seven feet away from the fence.
>> Okay. We'll have Bran address it when he gives this report. Okay. >> Uh lighting wasn't issue at all to the exterior of the building. Any new light? Okay. Um,
were there any other um, things that were in, let's say, Mr. Gusk's report that you have any issues with? >> No, I haven't seen anything. >> Nothing in there. Okay. We'll we'll address it when Frank gives
his report. Anything else? Anybody? >> No, I'm good. >> Okay. Next witness, please. >> Yep. >> I know I mentioned it. >> Yep. >> Absolutely. Yes. Thank you. Uh Chris
Bolson, I'm senior manager of mixed use construction in Avalon Bay. Um I oversee all of our tenant fit outs from design and construction during pre and post lease execution. So all our tenants and fit outs. Um I know there was a lot of questions in terms of traffic flow as it
relates to the prominade as well as additional parking. So um as we laid out the parking in the prominade so there's currently 26 total spaces, seven dedicated for kids for during their operating hours. In addition to that,
what we made available is we currently have a license plate reader system called way leader um that allowed for access for both residents and for kids families uh to access the garage. So as part of their family enrollment, they take collect vehicle data. It gets
shared with our team. It's uploaded to the weight leaders system and that allows for a seamless transaction of pulling up to the gates, being able to pull it to the garage party. So that's available for drop off times if they're not utilizing staggered drop offs with
the parking spaces. If they're not utilizing any other prominade parking, they have the garage available. The question about the distance to the garage, um it's roughly about a 90 to 2 minute walk from your parking within the first several spaces. Again, there's
upwards of about 72 spaces available on the first floor of the garage. Um that you can access from either side. So, it can be from either the service lane that goes to station drive or to Nash. Um but it's approximately about a two-minute walk from outside the garage to the
school >> and there sidewalks and it's easily accessible but >> Yes. Yes. >> And those spaces you mentioned those are only those are for res. >> Correct. It is retail only on the first floor. Now residents do have access to it but it's only really beneficial for
any of the first floor but they still have their own dedicated spaces on the upper of the garage. >> And you won't have uh parents of um the kids stay in the park all day. >> Correct. So there is an additional system that we have in place for that we
roll out with our executed leases for other retailers. It's with our third party metropolis that um they have additional same system of using a license plate reader but that's actually on a pay to park. So we can stagger in terms of how we do uh sort of a grace
period for initial parking but then it would kick in to do charges on top. Um and that's how we would roll out for additional future retailers and their clientele. Um but it would also be in place as well for for they can't take advantage of of being in the garage all
day. Um the other pieces so as we mentioned before is also we have two-hour parking on both Nash have as well as within the prominade. Um, and those are going to be monitored from our on-site staff when they do sidewalks and their monitoring in terms of who's
utilizing that two-hour parking. >> So, the first the first floor parking you talked about for the parents and it I thought you had said at one point it was for residents, but it sounds like it's not for res. It's not intended for residents, intended for users of the retail. >> Correct. >> Okay.
>> And the residents have assigned parking on the upper floors, >> correct? So there's no reason for them to park on the bottom floors because they have and the spots are numbered. I I guess. >> Yes. >> Okay. A question from a different angle. Sure. >> Um
on the grading plan and site plan, uh I noted that on the short side of the building between the building and the playground, you have a paved uh there's a paved walk there. Correct. >> Yes.
>> Okay. Um and Javier testified that the uh fence, the new fence with its gate gates plural um at both ends of that paved walk would be locked from the outside. Correct. So my question is um
since the walkway was there as part of the building does in terms of the operations of Avalon do you does Avalon and Avalon staff need access from the prominade to the back of the building along that side of the building.
>> Am I making sense? >> No, I understand what you're saying. Um, and that's there's more I mean there's additional ways where they can also come through the garage and get through that same way through the secondary egress points from the garage out to that service.
>> So there's alternative routes for you. It's not like in your day-to-day operations you necessarily would need to use that as a path >> as the track path. No. Okay. because the intent is also that was always patio area, you know, a patio or some area for the
>> I asked because it was part of your original uh submission to us way back in five years ago and I was wondering if it was necessary for operations now that we're giving it over to the playground connected to the building. >> No, no, no. It's not necessary, but there's other ways for us to be able.
>> Okay. >> I guess my my other my other question is we haven't talked to and had no presentation on signage um do it does do does all does all your signage meet the standards of Westminster Township and this zone? >> Yeah. Yeah. It will. And there was a
sign package I believe approved as part of the Avalon development. To the extent that we need any relief, we'll be back before the board. >> I was gonna say that this that the signage package we approved for the the Avalon development. That was just more of the general signs, wayfinding signs,
>> the whole package, >> including retail signs and used signs, >> temporary signs. Okay. >> Signs, all. >> So we we approved that already and they'll just abide by it. >> I think it was like two years ago or so. It's been a while. I know. >> Yeah, we'll abide by those standards.
>> Thank you. >> And again, the time we don't, we're back into my my bucket as well with all of our attendance and so any pre-approved criteria that get shared by school. >> Thanks. >> Are you going to be discussing the
circulation aspect of how um the parents will be getting into the site and then going to the school or is that something we discussed already when we discussed this application feedback? >> It's part of the way finding in terms of directing to the prominade go to this
and and part of science factor is also them applying the monuments on direction. So >> and that was discussed already. So >> but that's that I was just that's point is that's what would be part of that
>> and you would be doing that now >> you want to go over the industrial site plans >> on the site plan. Yeah. So we have I believe it's two monument signs that direct towards the prominade. So there's the one that's at the Rotary um and then there's an additional one that directs
towards retail towards the prominade off of Nash. Um and then from there there's just the actual storefront signs that would be part of all retail traditional suites. Is there still any discussion on traffic or
>> um Ed, you're going to go over traffic? >> I was going to ask a few questions about waiting for >> Yeah, we we're going to definitely go over traffic 100%. >> So, this this might be a a crazy question, but yeah, you you know your
property. Um the immediate adjacent uses along this part of the prominade, are they in place or they're still to be rented out? >> To be rented. Yes. Okay. We don't have any other currently executed. >> So, so let me just throw out a really crazy scenario >> and tell me how you would address it.
Um, because it's now uh legal in the the the state of New Jersey. If a cannabis dispensary wants to locate right next to this property because they want to be in the neighborhood, would that be allowed? >> It's not permitted not peritted.
>> It would be permitted by authent. >> Okay. Okay. And it's not permitted in Wester, right? No, it's not admittedly >> and say it again. >> New Jersey licensing for childare not to prior to us signing.
>> So they know you've given them what uses cannot be next to you. >> Salons that have an effect on children even within the air cell. >> So Avalon knows all that from you. Fine. Okay. Thank you. >> Absolutely.
Anybody? Um just do you have intented you open date or expected when you >> don't want to put him on spot? I mean he smiled. So >> there's a few contingencies to
>> Yes. before then. So um contingent upon approval and a TCO for the building and ultimately for them to be able to apply for their building permits. Um we would anticipate somewhere for third quarterish. This is the general target. to look at >> the general contracts are already
aligned. Uh they've given them timeline anticipated starting point hopefully end of March u within start of the build out and then fully in operations by the end of July early given any things that we might run into issues or perce things
like that. Um, so hopefully we're aiming for July, September start date, which is typically a great starting point for our parents. >> Okay. >> And you don't need any outside approvals. The licensing that you needed from the state you've gotten. So the
only approvals you need at this point are all approvals from West itself. Correct. >> It's your New Jersey licensing. >> Oh, okay. They have not done >> We don't have that because So once we have the build out, we have to build >> I see environmental testing.
>> So, we already have a list from them and not following. Um, they already have a list of what is needed for the licensing, but obviously all of that is tented based on how our bills. >> Thank you, >> sir. Anybody else? No. Okay,
let's hear from our professionals. Um, Brand, you want to go first, please? Brandon, if you could raise your right hand hand and head as well. You swear affirming testimony about guilt the truth.
So one or please say your full name. >> Ednikas from Burgess Associates Professional Arts Department. Good evening. Francis Guzzik, township engineer prepared a memorandum of February 17th
reviewing the application. Um heard a lot of testimony tonight as requested on a number of the operations. Uh, a couple things I I don't believe I heard addressed were how trash and recycl collection and storage are
addressed and how they manage special events that may be conducted at the school. >> We can keep going or do we want to stop? >> This is what I would like to do. you have several um additional use uh point bullets and
maybe Javier you can um or anybody else can address them as Fran goes through them like 1.0 um what's the first one Fran 1.02 102. >> Yes. >> So, um, recycling, collect, garbage
collection. Um, what hours of operation? What hours do you anticipate that to happen? >> So, we have the infrastructure in place for retail site directly and it's for them to set up what they're commercial.
>> Thank you. immediately and access direct >> that's out through the back of the facility. >> Yes, >> I didn't catch what you said from the
back of the facility out the back of the facility to a service. >> There's no direct access from the school to the treasure room for safety purposes. The direct access is to the service hall that our staff have taken through the service hall.
And similar for recycling. >> Frankie, I'm sorry. Can you talk to the microphone? >> Sure. Uh, similar for recycling, I assume. >> All right. Uh based on your conversation
so far about their daily operations, um do you foresee a need for anything special to happen during special events like holiday celebrations or I I don't know what other things you may have throughout the year with the children and their parents.
>> Certain competition with Avalon to make sure that there's a notice limit for uh tenants who are uh live in that area. Uh so when we are requesting any special events for parents it will be happening within school hours. If it is happening
outside of school hours in terms of we'll be working on prior to it and ensuring that the noise level is honoring those. >> Okay. Now, what what type of parking
provisions are there for those type of events? Because obviously the cars of any other family members wouldn't be part of the card reader system. >> So, they would would just be part of the general retail. >> Yes. >> Okay.
Um, you know, I'll have the note for uh Okay, so 60 to 70 spots available in the garage for general retail, which would include this use. Um, okay.
Yeah. To your point, chair, uh, I guess they'll, you know, trial by fire. If there's a problem during one, they'll figure it out. >> Yep. or have a problem with the business. I >> I'm I'm interested in the sewer manhole
distance and how the fence uh you think it doesn't impede and you seem to think it does. Well, based on the information I had from the design plans and overlaying the architect's
uh proposed uh plan for the recreation area on top of the record site plans, it appeared that the fence dividing the two sides of the recreation area was immediately over top the the sanitary sewer manhole that's in the back of the
facility. Now granted, the manhole is only about 4 foot diameter, and I'm assuming if it does turn out to be a conflict that that fence could be shifted two feet one way or two feet the other, so it's not directly over the top without immediately affecting the top.
>> I'm looking at the it doesn't seem like it's uh near the fence. >> Do you have your recreation for decoration. >> Yeah, it's immediately under here where it says system. See how there's the leader point
and when I take this plan and that siphon >> y what's the let me ask you a question. What's the distance that you know the manhole to the fence? What's that distance? 1 foot, 2 foot, 3 feet, 5
feet. It's about >> Well, how about this? I'll ask a question. So, >> okay. So, can we make a condition that the fence will be at least 7 feet from the manhole cover? And is 7 feet um
sufficient, Fran? Well, I I would rather have it that if it's within the ability to adjust the okay the square footage of your dedicated play areas if it's not detrimental to be able to shift the fence one side or the other
>> adjustments. Yeah. I just didn't know if the state approval specifically indicates how much square foot by each group you have to provide for the measurement. But stack
times we were to really do it. >> Okay. So there's plenty of space for us at proper space for those. >> Yeah, that was that was my more immediate concern that if if the size of these areas were dictated and related to
the split license >> then to address it now, but it can be adjusted during >> So the condition would be the fence needs to be um um the manual needs to be accessible regardless of where they put the fence. >> Correct. >> Okay, Jerry, that's
>> right. If the during the time of construction, the fence will be adjusted as necessary to ensure the sewer remains accessible. >> Do you want to say anything about I wasn't I didn't quite catch it all because you were kind of sidebaring with Mr. um is it
having to be um do you want an adjustment to the square footage of of any >> No, no, no. My that was my question was if the state license requires a certain square footage of play area based on age
group which it doesn't adjust its to overall play area per student. So the the fence can be adjusted at what kind of construction was necessary. >> Right. So the condition is that the fence will be constructed in a manner in which the manal cover can be accessible
and um cover removed. >> Yeah. regardless of whether they shifted left, right, forward, backwards. >> Correct. >> Okay. Thank you. Thank you everybody. >> Sure. Um, so moving on. I think I'm I'm satisfied
with with what I've heard regarding that. Uh, comment 1.03 regarding the seven designated parking spaces. uh request that you add a detail for the proposed signage uh that's to be installed at each of
these parking stalls to indicate I'm assuming something like that wasn't part of the sign package that was obtained. >> Yes. And we'll provide that you know or confirmed that it's in compliance with the sign. But that's that's going to be a condition >> if it's not already part of the sign
package, the pre-approved sign because this would look like a more typical parking stall sign but indicating it's reserved for that retail right during operating hours.
>> Okay. We talked about um >> uh they talked about how there be no exterior changes to the building entrances and the walkways etc. And I would just request as a condition they add a note on the plan to that effect.
Um was it >> Francis? >> Uh 1.04 because if there are changes then that brings into ensuring barrier free compliance. >> Right. >> Okay. barrier free was all reviewed under the initial burn building permit
for what's out there today. So, if they're modifying it, then that needs to be changed. But if they're complying with what's already been approved, then there's no need to address it. Uh we talked about 105 with the manhole. Uh 1.06 was touched upon with the change
from the lawn area to the artificial turf. uh basically because it is so good at removing water uh runoff, it's basically viewed as almost being impervious. Um, so
therefore there's a request that the uh applicant or owner have a licensed professional engineer uh do an assessment of whether the original development storm water management report remains in compliance
with this change or if something has to change that that uh be determined, assessed, detailed plans for that be provided how to mitigate the increase if there is a need to mitigate it. Also,
uh as Javier discussed, um there's a need for details demonstrating how that turf drainage will be collected and uh distributed into the stormwater collection system. So, details for that are needed on the drawings.
Uh and my final comment is with regard to the change in the use from retail to the school is a slight increase and the wastewater flow projections. Um not significant enough to require an
allocation increase from the township. Uh but based on the testimony tonight about the warming kitchen and outside catering, I just request that there also be notes to that effect be added to the plan for the record.
>> I thought the testimony was that it was not a woman kitchen. >> Well, a kitchen with a fridge and a microwave and and tables for catering and setup. >> Stay staff on
Okay. It'd be >> labeled on that plan as a stack home kitchen catering station. >> And based on everything else, I do not have any additional comments or questions at this level. >> Okay. So, so based on what France said,
you're okay with any of the conditions or changes, everything that he said you agree with and or great. Thank you. >> Any questions for Okay, Ed, you're up.
>> Thank you. Good evening, Mr. Chairman, members of the board. We have prepared two reports that I'll refer to. One is the uh professional planning report of February 9, 202.6. Just what is not of this is of course this is in the RF1
junction redevelopment plan district where the proposed use is committed use. That's why this evening in order to get that conditional use approval. Um, one question just looking through the proposed improvements compared to the testing. I know that you said we had 132
children last. So that's different than what we had some information small but just wanted to make that difference. >> It's 138, right? >> Can you move the mic closer? >> It's 132
>> 132. It's not 138. >> Not. >> Okay. >> Sorry. >> Thank you. >> Okay. Sorry about that. Um so that's the number of school children that will be at the facility the applicants provided the age groups that are going to be
served and the staged uh drop off and pick up times which I think is helpful from the standpoint of our questions regarding how circulation and drop off and pickup were happening because they're regulating certain age groups to certain times of day which is good uh
from that standpoint. Um the other aspects of circulation were addressed with regard to how or what spaces were going to be available to um customers or parents that are using the garage and how many spaces were
available as was mentioned earlier. Uh the circulation pattern, the pedestrian circulation pattern was one of our questions. I think they identified that there's going to be a two-minute walk maximum to from some of the spaces to the entrance to the facility from the
garage. Thank you. Um it seems like that would be occurring from the I'm sorry if I don't know the names of the roads, but from the front entrance to the uh garage, not the rear exit. I would imagine that would not be the arrangement my parents to go. Correct. >> Correct. It's from the dash.
>> Thank you. Thank you. So there pedestrian beet provided Ash Avenue and that would be a access that does not have to cross road lights which is good for children parents um for access to that. Um I did note that in the testimony they indicated that the fence
will only be operable from the inside of that play area although I think some of the testimony mentioned you can come in through those doorways. probably will be mostly just through the main reception area anyway within the facility just judging by the floor plan and the circulation pattern. Uh just looking at
our comments, we had looked at the zoning standards relative to the conditional use standards. Um they indicated the maximum licensing whether we'll be seeking a licensing influence with the state. We wanted to make sure the play area was properly sized. It's obvious that they're they're looking at that as well and we'll be getting the
state's approval of the square footage proposed. Uh what's good is that they do have the two two different age groups proposed for the outdoor play area. Uh that's sort of crossing over between planning and landscape architecture. The age groups are important. I'm going to walk the older kids with younger kids
outdoor play areas. Um the next items were the hours of operation. They indicated that although there obviously the board is offering that there could be some additional flexibility to that depending upon what happens with commuters. Um in the customer drop off
and pickup. I think what's also an important consideration for the board is that there's going to be I believe 868 units here um as total number of units. So there therefore there's sort of a a inherent uh population that will be using the daycare facility as well as
the access to the commuter parking lot which will also act as somewhat of a access for pedestrians uh coming to the facility daycare use. So I think that provides multiple options for um utilization and circulation of the
population that bring the daycare center um path area for the play area. It's indicated that the outdoor lighting would be sufficient for that area. Obviously, it probably have the feeling of evening hours, but it's
obviously the play. So, there's no additional lighting needed for that. Uh we had some additional questions regarding the well- drained outdoor play area. Brand has touched on all that that was relative to those questions. Um
fencing going on to number five that will obviously be changed to 132 and then maximum yeah we had 20 to 25 they've indicated it's 24 staff members some I imagine will be full-time some
part time as well. Um going on to the licensing already covered. Um no facade changes are being proposed. Signage was also directly addressed as well which was one of our questions.
Uh sorry if I skip around here but looking at the parking and circulation. Uh they indicated the dedicated spaces will be properly signed. Um so that that's apparent to people utilizing the parking spaces that are available out there.
Um they've indicated how the drop off and pick up will work from staggered homes. Um we also recognize that the shared parking requirements the non-residential uses must rely on that shared parking aspect. I imagine that works into the shared parking ratios
that are being proposed here. Uh when we look at uh daycare compared to um commercial utilization and times of day. So um I genally question regarding that unless the board
has further questions of that issue. Um, staff parking was also addressed that it would be internal. >> Just so >> I'm sorry, what did you say about staff talking? >> It seemed that staff was indicated by testimony inside.
>> Correct. >> Ed, I I think we have a kind of a problem. Do you have extra copies of your report? >> Okay. Because the report that was circulated to us was actually a report you were done for market.
>> No, I got I got I got Let me see. >> Yeah, there was a there was an application that was different. >> Oh, >> you're absolutely >> what I have is I'm going to go all the way. >> Right. But this is this to do with the current application?
>> I don't think it is. distributed. >> Yeah, they distributed the wrong report. >> Yeah, this is the >> Yeah, I don't know my report. >> Thank you. >> Thank you. >> And one sec. Does the the applicant have
Ed's report? The one that we don't have. Do you have a copy of that? >> No. February. I have the David Novak February 9th report. >> We have that. >> But is there a separate traffic report? No traffic. >> No traffic. >> So there's one report for this uh
application. >> Okay. We don't have that. The landscape. Okay. But you guys have Okay, good. >> Okay. That's the most important that they have it and and they agree with anything you point out >> and make sure Ed gets >> and maybe you can go because I know I
was confused trying to follow. Maybe you can go back over your point by point. >> Oh, sorry. >> Okay. Thank you. >> And you're asking for point by point relative to planning. >> No, not landscape. >> Thank you. So the next path that I'll
prepare is uh landscape architecture. We prepared a report of February 16th, 2026 uh for this proposal and in there we provided a several comments relative to also the the zoning standard relative
for conditional uses. Um wherein for the outdoor play area it be well drained and completely fenced. We noted the applicant is fencing the outdoor play area. Um it is being identified as well drained. Uh obviously we defer full
drainage review to engineer uh unless we are mistaken. It seems to play over surface extends over the area drains noted in the grading plan. Again I think that's where Fran was going how that drainage is going to be connected. It seems that they're using a subsurface drainage system for the e-urf and so
therefore that subsurface drainage system needs to be as properly uh directed towards the drains that are subsurface >> and applicant is you're okay with what Ed is describing and Fran went into a little bit with the drainage. >> Okay.
>> Thank you. Um and then we were also offering that access to the drainage features should also be maintained uh from the safety surface because in my experience the safety surface is a surfacing material could go over top of that drainage. Right? >> So we want to make sure you have the ability to access that drainage.
>> Uh then we talk about the outdoor play area which is the next item or two in our report. Um where we also mentioned that it's being fenced by the five foot fence aluminum picket fence. Uh all gates must be equipped with safety locking devices so as to include
inadvertent opening fence enclosure. The play area will be screened by adjustments noted on the landscape plan. We also receive those adjusted landscape plans. Um we find them generally sufficient although I did note that um they do indicate on the landscape plan
that the area will be turf which was the former proposal for that area. Um I just asked as we were asking a moment ago is to coordinate with the landscape plan as to the location by area specific just delineated on the landscape plan so for
the record it's clear. >> I didn't quite catch. Could you say that again? >> Sure. That they indicate on the landscape plan for the overall site where the play area fencing will be. >> Oh sure.
>> Good. Thank you. In addition to that, we did note there were some underground utilities in the area of the play area. Um those underground utilities should be coordinating with obviously putting in any uh foundations for the play structure.
So this is um I think that's the nature of our questions. But thank thank you very much. In Dave's report, he's pointed out uh um you know, last page uh number 12, the applicant should discuss how vehicles
should would circulate the site. Is that something that you >> Yeah, I think I excuse me. I think I heard testimony that they obviously using the pro site. they would be coming around the loop road in order to come and be the
right hand drop off to the building. Is that correct? >> That's correct. >> And that the spaces that were being preserved are closest to the building. >> Yes. >> Okay. So, we wanted to make sure we knew that circulation. >> Thanks, Francis.
>> Thank you. using the garage to get. >> So you're okay with the circulation and you know the staggered dropped off and >> that's correct. Want to make sure the board and test. >> Thank you. >> Um anybody else the manhole right? Is
that is that one of those big manholes the heavy rounds big ones or it's one of the small ones? >> No diameter passes. the big ones. The reason why I ask is I once partially fell in a man that hole in New York, but not the not the large
heavy one. The small ones that are in the built into the sidewalk are up to like maybe above the knee. >> He's still obsessed about it. >> Yeah, I'm obsessed. >> I've forgotten. That won't happen here. >> And then my next question is why are manhole covers round?
>> Exactly. It's one of my questions I ask uh um people that interview with me. I ask them why are man see if they uh pay attention to. Okay, that's all I have. >> That's your tough question. >> That's my tough question at the end.
>> I had one person that um actually they didn't know the answer, but then when they got home, they uh emailed me the answer. So, I was impressed. Uh yeah, but then I had to let her go because she was uh had a um shoplifting conviction.
>> A chief. >> So it only went so far that question. >> Is she the one she was trying to escape from the police and fell in a manhole? >> No. >> No. That's >> moving right along. >> Moving right along. >> You want you want to open this uh to the
public for comment? >> Yeah. Yeah. I Thank you. I have Thank you, Sam, for reminding what I have here. Um, before I open it before I open it to the public for comments because they're lining up. >> Do you have anything left or >> Oh, yeah. I'm sorry. Do you have
anything left? >> No, I just that's the port of >> I just I want to read in to the record uh chief the fire marshall um Chief Lynch. Um, applicants seeking improvements in existing building in WSquare
development for use at Montasuri School. Is it squared with a D at the end or square? >> Okay, that's what I thought because a lot of documents say only don't they don't have the D. Uh, Chief Lynch has the D. Fire and Emergency Services has
no comments or objections for this application and recommend recommends approval. That's uh Chief Lynch from February 17, 2026. His comments. Um now I want to open it to the public
for any comments on this application. Hearing none, I'll entertain I'll entertain a motion to close the public hearing. >> So moved, Mr. Chairman. Moved >> by Mr. Panov. Second. >> Second. >> Second by Jico. All in favor say I. I.
>> Okay. You have a question? >> Yeah. So, first of all, good tonight. Very vital. Vitalis. I didn't want to ask you about the growing trend for
second shift services and child education. Do you see any intention down the road for especially given what you first do you see any intention to have a second shift
potential business there welcome uh that anything that we can do to help do so whether Whether it be allowing siblings to who are part of the school system to
come for the wall. Um it is something that Jersey and that are able to get 13 years old. So it helps our parents who have heard
about the building for middle school. something. >> Work as a commercial broker. So, I've seen the trend and it's very very significant
>> especially the last few days. >> What to do with their We certainly want to alleviate any pressures that we can. So >> good. Yeah. Simon. >> Um I like the if Jerry could add a
condition of approval. I don't think the applicant will mind on this one since they need it anyway. Is the New Jersey D CF approval. they don't get the DCF approval, then they don't get the application.
But I don't see there being a problem with that. >> Well, if they don't get the the approval, then they >> can't make they don't get the signal. They have a certificate, >> right?
>> All right. Before the horse, right? >> We don't we don't need the condition. We don't need our condition. >> It's auto. It's automatic anyway. >> Automatic. They can't open up now. >> Okay. So, it's automatic anyway. No problem. Um, but I would like to say
that I really like this application because you had the landlord and the tenant both here and they're both in sync with each other. So, there's no issues.
They agreed to all of the conditions that our township professionals had. They answered all the questions of the board. So therefore, I don't see any issue with this at all. >> Okay.
>> It doesn't happen all the time. >> No, it's true. >> Um, one last question. How tall will the fence be? I'm sorry, I missed that. >> Okay. Is that tall enough? You think
>> that's actually higher than state? >> Really? But I mean, somebody can bend over a 4t fence and pick a kid up. >> Yeah. But even five feet if you know I I might not be able to see over it, but there's other people that will. >> Yeah. No, I was going to ask that
question because some >> over 5T chain link fence. >> Is it It's not chain. Is it chain link or No, >> it's an aluminum. >> Alum aluminum. Luin ticket. >> Luin ticket. Okay. >> Okay. So, you can't see through it. You
can see through it. Like a pool fence. >> Oh, like that. Okay. >> Got it. In the matter of PB25-10, Monasury Kids Universe, I move the
conditional use approval and minor site plan approval 401-404 Avalon Square block 630 lot 5.01. >> Well, it would be not minor site plan approval would be preliminary.
>> Yeah, it says minor site plan approval right there. >> It is minus >> right here. Right here. Look, >> minor site plan. >> Okay, I see it there. But here you it says preliminary and final site group. >> Well, that's the Burgess statement. I'm taking it off West Windsor's statement.
>> Francis, is it preliminary and final site? I don't see why it would be minor. >> It's minor site and conditional use. >> It is okay. >> For conditional use minor site planes report, >> it's a minor site plan conditional use approval.
Doesn't matter what the other reports say. >> Okay. >> Okay. >> Yeah, >> I'll second it. >> Thank you. >> Maybe it's my site plan for the Montasauri school, but it was preliminary final site plan for the
Avlon West. >> Maybe >> I'm taking off the application. >> And there's no D on your Burgess report square. That's what's confusing me because I remember the former chairman Jean.
>> He didn't like the squared. >> He didn't like the WW. >> He didn't like the W. He didn't like the W square. >> He didn't like that W period. He didn't like period. >> Yeah. Yeah. But I I like Westminster. He didn't He didn't He wasn't happy with that. Yeah. >> But I was glad they used West Vincent.
Motion's on the floor. >> Okay. We have a motion from Curtis to approve application. PB25-10. Simon seconded please. >> Okay. And that's that's minus site plan approval conditional approval and the conditions which we basically gone through.
>> Okay. With conditions uh please call the role. >> Mr. Patel. >> Yes. >> Mr. Lavara. >> Yes. >> Mr. Panco. >> Yes. >> Miss Bar. >> Yes. >> Mayor Marte. >> Yes. >> Vice Chairman Hobberman.
>> Yes. >> Chairman Cart. >> Yes. Congratulations. Thank you very much. Before you hit the dowel, no meeting on March 4th. The next meeting will be March 18th. And there will be an application. >> March 18th. Okay. Day after St. Patty's Days.
>> And I I just want to say goodbye goodbye to Sam. Uh tremendous service over the years. And uh we'll all miss you, I'm sure. >> Yes. >> I've been strong enough to remember Jerry when he had blonde hair. >> You remember me when I had hair?
And also I believe it's Mr. Leero's last meeting tonight too. >> Sorry to see you go Rob. >> Thank you for your service. Okay.