wish. >> Uh the December 17th planning board meeting is called to order. This advisor notice, time, date, location, and to the extent known agenda of subject meeting was promptly posted in the public place reserve for such or similar announcements on December 4th, 2025.
Transmitted to the Times of Princeton packet, West Windsor and Plansboro News on December 4th, 2025, and followed the township clerk on December 4th, 2025. Please call the role. >> Mr. Patel, Mr. Lavaro,
Mr. Shaktel. >> Mr. Pankov, >> yes. >> Mr. B, Miss Bar, >> yes. >> Miss Applegat, >> yes. >> Councilman Whitfield, >> yes. >> Mayor Marte, >> yes. >> Vice Chairman Hobberman,
>> here. >> Chairman Karp, >> here. We have a quorum. Thank you. Um, at this time before we go into the agenda, I'd like to any member of the public wish to come up to the microphone, state your name and address
for the record, and talk to any points that are not on tonight's agenda or pending in the township. Seeing none, we'll move on. Uh, have we all had a chance to review the
very thorough minutes from November 19th, 2025? Any comments? Uh, I doubt there's any corrections be because Oh, you do have a correction. Okay. Or clarification, I should say.
S O >> S O R E Y. >> Yeah. You were the lead. >> That's it. >> No, no. I I think Martin was here. I'm one of the few meetings I missed, but I
know >> November 19th, I was present. >> Okay. Um Trish, you got that? Martin, I think you might have come in a couple minutes late, right? >> Okay. So, November 19th minute should reflect that um Councilman Whitfield was
here. It says >> it says he joined the meeting at 6:30, >> but he's listed as absent in the top right. >> Oh, okay. >> Yeah. >> Yes. I saw I I didn't look at the absent because I saw that he he joined late. >> So, if you can correct that, that'd be
great. >> What? >> Yeah, Allan actually Allan came late also, I think. Right. >> Yeah, both of them have to be moved over to the president column. >> Uh, anything else?
Okay, I'll entertain a motion to approve the November 19th, 2025 incredibly thorough minutes. >> Corrections, edits. Yep. We got here. Okay. Second, Jica. Uh, all in favor say I. >> I. >> Okay. Minutes approved. Thank you.
>> I abstain. >> Okay. Mayor Mayor abstains. That's right. Okay. Um uh Annis is not here obviously but um I think there's no um affordable housing.
Um you have Okay. So nothing nothing for tonight. Okay. Thank you. Okay. So next up on the agenda is application PB25-09 towns at West Windsor group home final major site plan.
And Charlotte be Charlline before we start um proof of publication and services are in order and the board has jurisdiction. >> Thank you Jared. >> Yes, thank you. And I I did want to note though there was mentioned being a publication in more than one uh newspaper. We only published in the
Trenton Times just so that that's clear. I think that there may have been mention of one or two of the other papers, but we did uh publish in the Trenton Times and it's in the half statement publication. >> Okay. Does one of them? >> That's right. That's right. >> Does sorry
that's one of the the times is here but does it have to be all three or it could be any other? >> No, just >> Okay. Thank you. >> Sure. Um so I'm Charlene Roberts. I'm representing the applicant tonight. The applicant is Khubnians the towns at West Windsor LLC. This is an application for
final major site plan approval for blocked uh for lot 21.01 in block 28. The subject property has an address of 379 Princeton Heightstown Road County Road 571. Uh this lot received preliminary site
plan approval as part of a larger major uh subdivision and site plan approval from the town home community that I'm sure everyone knows as the towns at West Windsor. That approval was given back in October of 2020. It was memorialized by
resolution on January 13, 2021. That's uh in relation to uh planning board uh file number 19-08. Uh the just for a quick background that town home community approval was for 94
market town homes, 60 affordable town homes and one uh fourbedroom group home for residents with developmental disabilities which along with the 60 affordable town homes was um counting towards the township's affordable
housing obligations. uh the uh the lot 21.1. We'll call it the group home. >> Third round >> for third round. Yes. U the I'll call it the group home lot. Lot 21.01 is uh part
of the the approvals, but it is not part of the town at West Windsor. So, uh it's not it has no responsibilities. It's not a member of the HOA. uh the residents of that home will not have rights to the recreational amenities. Uh it is just it
is a it's a it's a neighboring uh property uh that goes towards the affordable housing um obligations. As part of that approval, uh the planning board, the preliminary approval, the planning board asked that Kinian comeback or the or the then
applicant which was our uh predecessor developer to address the following items and they're what I would call you know dotting te's dotting eyes and fossil te's uh clarifying elevations relative to access points and sidewalks showing
stop sign and uh a stop line at the entrance of that lot. adding parking space and aisle dimensions, adding sidewalk uh to Princeton's Pikestown Road, which actually already been completed, uh making sure that we include a dishwasher in in the home, uh
showing a 6 and 1/2 ft minimum sidewalk from the home to parking stalls on the premises, showing light calculations uh with an average 6 foot candle, and providing basement details, which there is no basement, and therefore there will be no details tonight or on the plans.
So, as you can see, the um approval was was uh point preliminary. It was it was preliminary, but uh we were coming back for final just on these very few things. Um obviously, we'll be prepared to show you uh much more about the home. Uh when
I put on our architect, we are asking for one design waiver and that's related to lighting. uh the average lighting of 1.1 foot candles um is what's being provided whereas the township standard is 6 um for residential parking lots and
our uh engineer has been working with the township engineer um with respect to that. So we'll go into that uh in in a moment. >> J did you say there's no basement? >> There is no basement. No. Uh it's a it's a one it's a singlestory home
essentially a ranch although there is an attic and again we'll provide a little bit of testimony later about that the attic we just housing some of the HBAC equipment. Um so again there's no living or uh it's not a finished space there's no living area in the attended
TRC on November 12th and we retain complete on December 3rd. Uh we've received the following review letters um from uh the traffic consultant um and from that the letters the latest one being December 16 uh we have um
satisfied all of the outstanding items we have um a letter from Mr. Novak uh with respect to planning issues uh from township engineer Mr. music. We have a letter from him, a landscape architect letter uh uh by the
way it indicates that we satisfied all the landscape architect comments. We have uh fire chief uh Lynch's memorandum uh from December 12th. His question just related to location of 5 minutes which we'll go into and we have an affordable housing committee memo from November
which also asked about the attic space. Um very happy to say that the letters had very few um comments uh that uh we need to address tonight and we can satisfy all them. Uh so there's really no outstanding concerns or issues as far
as uh work. Uh tonight I have our engineer Ze Cullen from Mid-Atlantic. uh Joseph Delusia from CPL Partnership, our architect, and we have our uh our CEO, the CEO of our group home partner, Regal Group Homes,
Jacqueline Sims, and she's here tonight to answer questions about their um ownership and operation of the home uh once we complete construction of the home. And finally, uh just housekeeping. Yes, we did uh provide notice to property owners within 200 feet. We also
provided it to the towns at West Windsor Homeowner Association as well as the two homeowner board members that sit sit on the board right now. We gave them directly. We sent them notices as well and we did publish times and um the
board secretary has all of the affidavit of of service and publication. And so with that, if it's okay, I would like to put on uh my first witness, which is our engineer. >> Okay. Can we swear in through all your witnesses at the same time and then they
can speak separately? It's just easier. Thank you. >> Would you like >> you could each raise your right hand and swear or is this on? >> Yeah. This morning you're about to give it be
the truth. So it's one or can everybody go around state say state say state say state say state say state say state say state say state say state say state their full name and spell our last name >> sense I didn't catch >> sense s i ms
>> okay thank Joseph Joseph. D U C I >> I A Did you say >> C E L U C I
>> Okay, thank you. >> Okay, thank you. >> Thank you. >> Sure. Okay. Um, Zeke, if you wouldn't mind um providing the board with your education and your professional assist,
>> could you speak into the mic? Thank you. >> Where do we have we have a little There you go. I received my bachelor's of science uh degree in civil engineering from the College of New Jersey in 2013. Been practicing uh engineering professionally
ever since. Um I've practiced engineering uh throughout the tri-state area and testified at boards and commissions throughout the state of New Jersey uh for the past seven years. Uh I received my um I've been professionally licensed in New Jersey as a civil
engineer since 2018. Um and my license is uh active and current and in good standing. >> And and have you been qualified as a expert point? >> I have. Yes. >> Okay. We would like to have him qualified as an engineering expert.
>> Uh accepted. >> Thank you. >> Okay. Uh, Zeke, would you mind uh please give the board uh just an overview of the uh towns at West Windsor uh community and where uh and orient
them to lot 21.01 and we would like to mark these as we have two boards for engineering. >> Yeah, let's mark this one as A1. Um, and if you want to vote mark both at this point, you can. A1 and A2. And if you
could identify what they are. >> I do have a smaller version. >> Wonderful. >> Sure. >> Or you can give them to us. >> You can just give them to me and I'll hand out. Could
you identify A1? >> Sure. So A1 is uh called overall development rendering dated uh December 16th, 2025. >> Yes. So A2 will be called uh group home
rendering with the same date December 16th 2025. different. Okay, different. Send that back if there's any extra mic. Okay.
>> Yep. Got it. Thank you. >> Okay. So, uh here we have the overall development rendering which as Miss Roberts uh indicated is showing the overall development of the towns at West Windsor or previously Heritage at West Windsor which was approved back in I
believe uh the end of 2020. Um so this kind of shows the overall development. Uh we have Trenton, Old Trenton Road located to the south here. And then we have Princeton Heightstown Road or County Route 571 located over here to the believe this is the north direction. Uh and then the the subject property
that we're here to get final approval on is block 28, lot 21.01, which is in the north here, right along Princeton Heights Road. >> Okay. And then um we want to switch to two and we'll talk a little bit about
that lot specifically. Um so can you describe uh for the board a little bit about uh what is currently the status of the site work for this lot? >> Sure. So um I I believe as was mentioned the uh the
towns at West Windsor uh construction has started on that. It's a it's a phase construction project. So, uh, as construction began, I believe in phase 1, there were some, uh, improvements that were constructed on lot 21.01, uh, that made sense to do at that time. So,
in phase one, Thompson Drive was built and constructed along with a lot of the site utilities and the utility infrastructure. So, uh, specifically on the group home lot, uh, the curbing for the parking lot and drive aisle there and the asphalt has been constructed as
well as much of the utility infrastructure including, uh, sanitary main which extends from the main and Thompson Drive. There's a manhole situated in the drive here and then a service lateral that extends towards the building's proposed location. Um
similarly the water service lateral or water service has been extended from a main and Thompson drive to the uh to the proposed location of the group home. Uh there's also a storm line that has been constructed and and a catch basin over here at the west side of the property uh
that exists today. And then um gas and electric I believe has been brought to the site and will be uh the installation of that will be finalized with the respective utility companies. Uh there's also sorry uh there's also one light pole uh that was constructed here to the
south of the parking lot. It is a uh dual head um uh 16ft tall light fixture. >> Okay. And what about grading or the building pad? >> The so the the site is what I would call pad ready or uh has been graded
essentially rough graded uh based on the preliminary design the preliminary approval. Uh so everything is rough graded and will just need to be final graded for the construction of the building >> or physical conditions that was on site such as fencing. Uh are there any
changes that we propose uh from the preliminary tables? >> Yes, a couple minor changes. Uh you mentioned fencing, so I'll touch on that. There is a 6-ft tall uh white vinyl fence that is proposed along the west uh and along the east side and also wrapping around the back. So essentially
three sides of the proposed group home. Uh the building itself has been um was really in the preliminary stages at the preliminary approval. Uh that building has been finalized. We do have a final design of that which uh our architects will get into a little bit more. Uh I'll note that the building the overall
building size decreased slightly maybe by I think three or 400 square feet. Um the sidewalks are very slightly different. Um we have added uh a trash enclosure and fencing uh on the east side of the group home. And then um
we've also extended in order to add a turnaround space here. That was uh one of the requirements of the resolution. We actually extended the pavement or will be extending the pavement by about seven feet west to provide that turnaround area.
>> As a result of those changes, what's the um the impervious coverage? Is it the same less or more than area? >> So, as I mentioned, the group home reduced in size by about three or 400 square feet. Uh the overall impervious coverage is more or less a wash. about
the same amount of area was extended uh uh for this turnaround area and some of the additional concrete spaces uh for trash enclosure. The exact reduction was uh 82 square feet in impervious service. >> Okay. So been needed for storm water
management. >> That's correct. >> So um you mentioned lighting that there's one poll out there. Uh let's talk about that some more because there were comments that we received from the board professionals about lighting and um as a result of those conversations
we're asking for a design waiver um from the town uh standard for residential parking lots uh that is uh section 200-31K for sub subsection four although I think there might be a reference to subsection
one in one of the review letters but that might have been just for typo. Correct. Correct. >> Okay. So, can you um go through that the relief that was 16? >> Sure. So, um so the the lighting that we're proposing as I mentioned is this. There's already an existing pole here
that that was constructed 16 ft tall. The remaining um proposed lighting will be building mounted. There will be no additional 16 ft poles or poles of any kind that will be proposing. Um, so I believe it's six uh building mounted fixtures that are all uh downward-f
facing recessed LED style that are all uh dark sky approved. Um, the that was an intentional uh design to provide additional lighting where we believed was most necessary, which was along the sidewalk here at the front of the building and in the parking stalls with
the existing or constructed light pole providing uh lighting for the drive aisle itself. Um the uh I guess per township code the required uh average foot candle intensity in a residential
area which this is is 0.6 foot candles. We are proposing 1.1 foot candles which uh meets and exceeds the code requirement. Um I believe this design provides more than adequate lighting in the parking and drive aisle. And I would I would state that um a lot of what we
use when we're doing our lighting designs is the illuminating uh engineering society standards. Uh and typically use that to govern my lighting designs. They recommend a lighting uniformity ratio for um residential areas of 4:1 which is essentially the
the ratio of uh the maximum lighting intensity uh or rather the minimum lighting intensity to the average. uh we propose here a uh a uniform uh lighting ratio of 3.7 to1 which is in line with with those recommendations. Um I also
I'll further state that I believe the use of this site being uh a group home for uh developmentally disabled adults um kind of uh begs for a little bit of an increase in lighting as opposed to a
normal residential use. um especially near the entrances to the building and in the parking areas uh specifically for loading and unloading from vehicles or staff assisting maybe members of the group home uh during especially during winter time like like we have here in
December >> site shows nine parking spots one of which is for uh a handicap it's a handicap space correct >> correct >> that just uh for in case the board is not aware in the preliminary proof those nine spaces were approved. So that's we
didn't change anything with respect to the number of spaces and in fact I believe that exceeds what is required under uh under standards. >> That's correct. Three was three was required. Uh nine is proposed and approved. >> So we didn't change
that regard. Uh all right then let's just move on quickly because really there's only a few other things. Uh, Fire Chief Lynch as wanted to know uh or have us show hydrants in the area of the building. If you can just point that out. Uh, where are they located? Although they're not they're not shown
on that. >> Correct. Not shown on here. Shown on the uh the latest site plans that were submitted as part of the application, but I can indicate the nearest hydrant is in right across Thompson Drive uh adjacent to this proposed building and it is less than 100 ft from the group
home. uh whereas the fire chief requested uh 600 feet or less. >> Sure. So, um very simple very simple procedure for that. Essentially, um we have this whole area to the west of the property where snow plow can just plow
all the snow right past the curb uh and into this plenty of space here for for snow storage. In my opening um statement to the board, I mentioned all of the review letters that we had received. Um you've reviewed all those studies. >> I have.
>> Okay. And um as as far as engineering uh for the site, um is it your opinion that we're able to or have satisfied all of those comments? >> Yes. >> With the except we we're asking for the design waiver for lighting as an exception. Okay. Um that's all I
have for my engineer. >> Just a quick question. How how many people are proposed to live in the home? >> It's a fourbedroom home, so four residents. >> Okay. So, each per each person has their own bedroom. And then there's some um is
there some like counselors or living in the home too? >> Yes. So, Sims, the CEO of Home is here tonight. It's my intention to have her after architect >> testifies for a few minutes and then she can um cover with
>> the board um the staffing and and you know if you have operational questions she's here. >> I was jumping the gun. Sorry. >> Thank you for asking. >> Okay. So then um any other questions? >> Yeah. Um in looking at the engineering docs I'm
looking at she uh 3.04 04 which is part of the vehicular movements and this one particularly shows a garbage feed. Uh but I but my question is um and I'm trying to remember from
five years ago uh can uh for traffic going westbound towards Princeton Junction um can one make a left turn into the driveway or did we not allow that?
There's no sign. >> I'm trying to remember what we decided five years ago on the traffic >> turning in into this site or up >> 571. Yes. Going towards you. >> Can can traffic turn into
>> in there or see a solid line on your highway. >> So that's why I'm wondering what was decided on my >> understanding is yes. I don't follow I'm approval. I don't follow any restrictions on turning movements. So >> and my the followup question would be
turning movements out of the >> and and can can they make left turns leaving say the group home site to go towards Princeton Jones? Um the traffic study that was done as part of the overall approvals and granted final five years ago
>> and the preliminary for this the uh there was a traffic impact study done and that was all covered at that time. So I I candidly I don't uh I didn't read the report before >> do you have any memory on this? >> He has to be sworn in. >> Oh yeah.
>> Why? Yeah. If if if all our uh staff could raise the right hand, um do you swear or affirm the testimony about would be the truth? >> I do. >> Okay. So So sworn affirm just please state your full name as you go around.
>> David Novak with B Associates Township of Planning. It's also Sam Certis Township land use. Thank you. >> So, so before we When will that road be opened? It's not open right now, right? >> No, Thompson is not open yet.
>> So, will it be open before the home is occupied? >> I'm not sure about the timing of that just yet. >> Well, if it's not open and the home is built, >> it's going to be tough to get in there. >> They'll have they'll make a right and go on downtown Thompson. Oh, they have to
come around, right? Yeah. Okay. I mean there's already traffic issues on Old Trenton Road. So, and uh just to piggy back on his question because some people from the development called me, we went there and looked. It's not easy to turn left
there. I mean, there's you can't see much down on 571. There's a traffic light coming because of the warehouse that will help, but that left turn is very difficult. left on 2571. >> Wow.
>> Yeah. Yeah. I know. I know. I'm just making a comment that that left is not easy. >> Yeah. >> Um Quasi, coming in out of a driveway, you can pass a yellow line, a double yellow line, right? >> Uh unless it's unless it's restricted.
>> Yeah. No, unless it's restricted. You have to have a sign in order. >> Now, who who would issue that sign? Would it be the county as in Prince High Road? >> It's it's a county road. The county would be >> okay. I mean, I guess you if it was deemed like it's unsafe, they would
maybe request it, but I don't know if we're going to resolve that here, >> right? >> If I if I may, I this was two years ago. I think we were back here for for for a cross access easement. And my memory is not perfect, but I believe this came up.
Uh and and the conversation was about um left in left out was a concern here, but it was not going to be restricted. Uh and if in the future there was issues there or accidents there, uh it could be revisited and implemented at that time.
>> Excellent. >> Yeah, that that is correct. >> And you're right. Uh, and I don't have those county letters in front of me, but I remember the county observing its right. Uh, after if there was information about accidents over the years, they might revisit it. But you're
right that it is a county. >> And I'm just going to state this is my opinion here for everybody. There's only a few people living in this house. So, the issue is really not this house and the left in and out. It's the development. So,
>> just want to point that out. >> It's only four people. So he they probably generate one trip >> and they may not even none of them may drive. So >> to the house >> might be staff may come and help out there. That's your traffic but the residents may not drive.
>> But I would like I would not like to wait for an accident to happen before >> No, of course. But direct action is taken >> but but that's going to be the developments issue you know and the left out you know. So >> right and if I recall two or so years ago >> that's my opinion
>> there was discussion about you know the township making calls to the county >> right and we did have comments on that left in left out and >> yeah I think I remember that >> yeah I mean and the mercy county said that they have to wait until something happens
>> I don't like that as a planning >> that's great planning yeah I two questions u is there any reason not to open that road when you pardon. Is that any reason not to open that
road? >> Right there. The road's not ready to be open yet. >> And I still have town houses across from this development. They haven't started building. >> Yeah. This one right here, this does not exist currently. This is a future development.
>> Yeah. Because one of the concerns the residents have is people will use it as a cut through because old trendon road is a mess. People will just come this way and try to turn right on old Trenton road going to elements or any other place.
>> Just put a a fake local traffic only and they'll resolve that >> and only the residents will know you can cut through. >> Any other questions for the engineer? Anybody?
>> Nope. That's it. Thank you. >> We have two more exhibits and I do have reduced copies just to make everybody's life easier so they can >> Sure. Thank you. You don't mind? Hey, you need to thank
>> Thank you, Mr. Sort. Thank you. Okay. May I proceed? >> Yes, please. >> Thank you. Would you give your name and the leadership and you have licenses? >> My name is Joseph Delucha. I am the uh
lead architect at CPL Partnership. I'm a partner there. I got my bachelor's of architecture from NGIT in 2001. I've been a registered architect since 2014. I'm registered in New Jersey and Pennsylvania. Um, and I've been
practicing architecture for over 20 years. I've been at CPL Partnership for about 22 years. >> Yes, I have. Um, my last hearing was yesterday. And your license is current. >> That's correct. My license is current in New Jersey and Pennsylvania and in good
standing. >> Thank you. >> Ask my >> accepted. >> Thank you. >> Uh so we have two um exhibits those. I would be A3 and A4. A3. A3 is a rendering of the front
elevation of the group home. And A4 would be, I believe, yes, sheets two of two. And this is the uh architectural drawings that were filed with the township for the group home. There's two sheets. This is the second sheet. >> Yep. It has floor plans and elevations
on >> uh as I indicated in my opening um much of what the board wanted us to come back on for final relates to the architecture just to give you some more details. Um and some of that I think did relate to elevations
elevations. So why don't you describe the materials and other features of the >> All right. So, um, the group home basically has the same exterior finishes as the rest of the townhouse development. Um, high quality horizontal
siding. It has culttered stone veneer um, on different parts of the building. Sometimes it's full height, sometimes there's a water table and it's below the bottom of the window. Um, typical shingled roof and typical residential windows.
A4 is >> yeah A4 is the floor plans and elevations. All right. So on this sheet um we show the this is the first floor plan and we also show a roof/addic plan um because it was requested that we show a little
bit more detail about how that mechanical area works in the attic. Um the floor plan has as there are four bedrooms in the group home. There is um two common areas, a kitchen, two large
bathrooms. There is an office for a staff member. Um, and there's a laundry room and there's various storage areas throughout the floor plan as well. Um, the the attic plan shows over here the uh mechanical area that is built into
the roof trusses of the home. There is a stairway that goes a residential stairway that goes from the first floor to the attic area. Um, we provided that because we figured it would be easier to access and service the mechanical
equipment in that manner as opposed to a pull down attic stair or a access hatch through the ceiling. In that attic area, um, the attic air the air handler equipment is located. Uh the the heating and cooling equipment is
a typical split system with a condensing unit on the outside and an air handler on the inside and the air handler is located in the attic. >> Okay. And um now going to the comments that we received professionals, have you reviewed all?
>> Yes, I have. >> That's right. >> We have. Um, that's all I have for uh my witness. Any questions? >> Anybody questions? Go ahead. Good.
>> Just curious. Um, two of the bedrooms have exterior doors. >> Yes. >> Why? And why don't all >> Okay. So, >> have exterior doors. So the way that
these group homes are designed um there is so we follow the building code right then we the building code points to the accessibility code which I also adhere to then New Jersey the development the department of developmental disabilities
the DDD they have their own it's like a one sheet page of recommendations and requirements all right so the secondary egress is not a building code thing that is actually a ddd requirement from the state. And it's actually not a
requirement, it's a recommendation. They recommend that two of the bedrooms, at least two of the bedrooms have um a 3'6 wide door with direct access to the exterior. I guess that would be for let's um let's say temporarily uh a
resident is stuck in a bed, like they're in a bed and they have to be wheeled out to get care at another place. Therefore, I guess you don't have to wheel the gurnie through the actual group home. It can be it can just go right outside. And
that's why at these two doors, there is a flush sidewalk that connects right to the sidewalk in front of the group home. So, it's a to answer your question, it's a DDD requirement recommendation. I apologize. It's a recommendation. >> Okay. So, you did the minimum
recommendation of the code, >> correct? Yes. >> Thank you. Is is the door is is that door can be opened and closed like the front door of the house? Like the person that lives in that room that has a secondary door can go in and out as they want.
>> I will let I will let the group home. It's a it's a typical exterior door. Whether or not it's locked fulltime or something, I I do not know. >> Okay. In a similar way to what Simon just asked, does that DDD reasoning also
go for one bedroom having private access to a bathroom and the other three do not? >> Um, no. One of the I believe I don't remember offhand what the recommendations are, but whatever the recommendations and requirements for the bathrooms were, we followed them. And
I'm pretty sure that every >> bedroom bedroom number three has private access to a bathroom. The other ones have to go through a bit of corridor. >> Correct. Correct. I I don't think it's a requirement for >> it's not >> Okay.
>> Yeah. Yeah. Well, just so that we can avoid guessing. uh it's not a requirement and um and Miss Sims will come up and she can talk more about it. But I will say that um Regal Group Homes, we're under contract for them to uh for us to give them the property once
the home is constructed for them to own and operate it. They did review the architectural plans and and were uh they accepted them. So, uh it she could uh testify, but uh it works for their um
business uh and operations. >> So, the town um the town at West Windsor, the developer
is building this home for another agency to operate. Yes. So I hope that the towns at West Windsor, the developer
is providing that agency with some sort of say 10-year warranty on the house so that there aren't any uh issues with construction or
3 four years from now that HBAC breaks or something like that and now the agency has to uh you know shell out the money for uh replacement. >> Yes. So we are under contract and there is a warranty section in our contract
and we do have provisions with respect to warranties >> and you indicated that the residents of this group home um are not entitled to any of the homeowners association
uh I don't know activities or uh >> amenities >> amenities or whatever it is. Um, does that mean that for example snow removal that the homeowners association would be
doing or the development as a whole would not be uh included in this uh group? >> So I I would like to uh break it into two different categories. What I was referring to before was more related to
the recreational amenities. Um and in fact the the resolution of approvals actually specifies that and I think the forward acknowledged at that time that the residents of that home will not um have uh the benefit if you will of those
recreational amenities. So that's already been established. Uh with respect to HOA fees for snow, you know, snow plowing the roads and whatnot that um they don't have to they're not part of the uh HOA and therefore they don't have to pay us any uh the HO they don't
have to pay the HOA any monthly fee towards any of those expenses. They do have to take care of their own parking lot and their own sidewalks, but they do not pay anything uh towards the cost of Oh, I'm sorry. I was thought the site plan was still up. Um they don't pay
towards the cost of snow plowing or any maintenance for repair or replacing the cost associated with Thompson Road which is their means of ingress and egress to their property from Princeton Heights.
>> And uh they then qualify for uh township uh trash removal or that's a separate contract. I actually um I is it private? I actually don't know the answer to that. It's private. So, they will have to contract for private just like the
HOA um has to um contract for private ballers. And I and I I honestly don't know if actual uh unit owners have to contract separately. Y >> um >> the town has a contract for whatever
they need to pick up. So these folks would be part of their house also. >> Okay. >> Thank you Sam. >> Thank you. >> Um question. So so grass cutting, um landscaping, snow removal, that's the responsibility of whoever maintenance
worker the group home hires. Is that right? >> Yeah, that one. This is all this is akin to it's just a residence. >> Okay. >> And we it's a separate lot. We happen to be building the home and then we >> Okay. uh uh sell it or convey it to a
a buyer. It's the same thing. >> You hire a landscaper to trim the and cut the grass. You hire a person to come plow your your parking lot, right? >> And you can get PSNG worry-f free for your HVAC after your warranty expires.
>> They like >> if you like. Um Okay. Thank you. Any other questions of the architect? Okay, thank you so much. And um and our last witness is uh Jacqueline Sims who
is CEO of Blue Homes. Do you want to take an >> R E L? >> Uh, welcome. >> Um, would you please uh tell the board a
little bit of your organization >> and your role in regalith? >> I'm sorry. Is it regal or legal? >> Regal. >> Regal. >> R E I I apologize. R E G A L. Thank you. >> Okay. So, uh, Regal Group Homes
operates, um, residential group homes for individuals with developmental disabilities. Uh, we currently have one home in, um, you New Jersey and this would be our second home. Um, it's a process getting through um, licensing
with the state of New Jersey, Division of Developmental Disabilities. We contract with them. This is where our clients come from. Currently, there is um over 5,000 individuals with developmental disability on the waiting list to be placed in the group home.
This particular group home will be what's called a medical group home uh versus a behavior group home. So, these individuals will have some type of medical condition to you know that uh for them to be placed in our group home.
We would only accept individuals with um medical disabilities and that can range from anything from being a diabetic to um something more serious, breathing conditions, various medical conditions. Um there will be four individuals living
in this home. Um they will not um these individuals will not be driving. Um anywhere that they have to go to medical appointments, they will be transported. Um there will be 24-hour staffing. Uh three um on the first shift, eight hour
shifts, uh two three on the second shift and two on the third shift. Um there's a total of 20 staff members um that will be employed by Regal Group Homes at this particular home. Um
what else would you like to know? Um, so you've I know that the board and the professionals want to know about the u residents to be served. You covered that. Uh, you've talked about anticipated staffing. Uh, what about deliveries? There was a question is what kind of deliveries would you expect?
>> Uh, they were uh terms of commercial vehicles coming, Amazon, groceries, things like that. >> Those would um maybe medical supplies um deliveries from um pharmacists. Um, Amazon, not too frequent. Uh, you know,
someone may order, you know, packages may come, but it's not going to be Christmas every day. Um, uh, let's see. That's pretty much it. We don't anticipate like having deliveries, uh,
commercial deliveries, uh, on a weekly basis. Of course, there will be um food deliveries also um Instacart deliveries at times, but generally the staff does the shopping in person. Uh we don't generally um do a lot of food
deliveries. >> Does it does the staff cook the food or is that >> Yes, staff cooks the food. >> Thank you. >> Uh 24-hour staff. Um there will be a nurse on um full-time days in addition
to um two other direct support professionals. >> So they're there all the time. >> You mean the staff >> and the nurse and >> the nursing um they are employed for nurses work 12-hour shifts and the
direct support professionals work eight hour shifts. So they do not live there, but they are employed. They will be employed there. So they will be a nurse on duty um seven days a week. Um the nurses work days and then there's always
going to be the direct support professionals um who are known as DSP staff. >> Is there some age group that you >> 21 and over? and I'll um we don't do any marketing because we contract with the division of developmental disability. So
uh they send referrals and we pick and choose which clients we feel would be a good fit for Regal Group Homes. >> Do you have any uh opportunities for these developmentally disabled persons? >> It depends on their level of you know functioning. Some are very high
functioning. Um, usually in a medical group home, um, they're not able to work. Um, but if they are, um, you know, we don't employ them ourselves, but we do attempt to help them find employment
if that is something they choose to do. >> Do you have programs with these um, residents where you would take them out >> to some recreational? >> Absolutely. or anything. And this is
done on a daily or weekly basis. >> Um everything is based on schedule >> because um residents do get to pick and choose what they would like to do. So uh they have contact with their family. Um there may be visits from the family
occasionally on the weekend or they may if if possible visit their family. the family has the right to come and pick them up if you know they choose to do so. Um as far as activities everything is based on that individual's you know capabilities.
So uh if it's possible like for example if um a staff member is going grocery shopping and um you know we an individual wants to go and pick out their own food. So that would be a trip. That would be, you know, um something
that we would do with them. Um every um individual has what's called the individual service plan. Um and that service plan is put together with the regal group homes, the family members, um
a provider support coordinator, you know, which is um someone who coordinates services for individuals. So there's a whole team for each individual and uh we put together what's called a plan and what that individual does is
based on what's written in that plan. >> And so if if um one of the residents is is employed, do they drive themselves to and from their work site? Um,
no. We don't um house individuals that are capable of driving, especially in a medical group home. >> Okay. >> You know, they would not be capable of driving if they're in a medical group home. >> So, how would they get to the work site? >> We would transport them. >> They would
>> if if they're capable of working it and and if that's something they choose to do. >> And aren't there four parking spaces for the residents? or they're >> right. But aren't four of them um a
function of of um the the residences? >> The residents will not be driving. >> Yeah. So the nine the nine is office staff. >> Yes. >> Or staff. >> Visitors. >> Right. >> Deliveries.
>> And just one more question. Sorry. Um did you say the nurses are actually not on site? Are they actually available? Nurses are on site 7 days a week. >> Oh, they are >> um 12-hour shifts. >> Okay. Thank you. So, so once you get
four once you choose four people to live there, they live there for their life or how does because the medical condition is permanent, right? >> Yes. Yes. >> So then once you choose those four, those four are there forever, right? You don't move them in and out.
>> Oh, no. >> Okay. And do they have like anything in common in the sense they have the same medical condition or something? >> No. Could be various medical conditions. Um they're not going to all be the same. >> Anybody?
>> You mentioned uh you mentioned that this is your second home, right? >> Yes. >> Um how does this compare in size and scale with your Euing, New Jersey location? The UN home is a four-bedroom home also, but it's a behavior home and
behaviors individuals who have serious behavior issues. >> So that that's your choice to make this a medical >> and it's not that um some of our individuals that the um that have the behavior issues, it's not that they don't have medical issues also.
Sometimes it's a combination because in the UN house we do accept both. So because of the challenges of the behaviors uh you know we decided moving forward we would stick to medical. >> So these individuals other than medical
conditions are fully functioning adults. >> Yeah. >> I'm sorry. >> Other than the medical condition they are fully functional normal adults. Um no um remember these are individuals with developmental disability which is
individuals who are on the autism spectrum and that can be some of them are very high functioning at the beginning of the scale some of them are you know not so high functioning. So it's usually a combination. It's
never just one rather it's medical behavior you know um because now remember these individuals come from the division of developmental disabilities. So these are individual individuals with a developmental disabilities. >> So when they move into this home where
do they come from? >> They come from the division of developmental disability. You mean who refers them or >> Yeah. Yeah. Where they are currently? >> They come from home. Sometimes they're living at home and it's gotten to a point where a parent or legal guardian can no longer, you know, handle it
because they're getting older or whatever reasons. Um sometimes they are in another home and maybe the guardian or the mom or dad is not happy with that particular home and would like to transfer them. Um so they come from various places um you know from being in
already being in a home to um being at home. Um, I I have personal experience in exactly what you're talking about. If you've not not somebody in my family, but if you've ever seen the movie Best
Boy, Academy War documentary, 1979, >> um, that was my next door neighbor. >> Oh, okay. >> So, Philip Wo was living with his elderly parents. His sister lived next door to me. The parents lived around the corner >> and he was development disabled, but he could sing everything about Fiddles on
the Roof. Yes. And they have and um his parents are getting up in their 80s years old and they didn't know what to do with him and they transitioned him into a group home and he lived >> to into his 80s. >> Oh yeah. >> He only died a few years ago. >> Yeah. >> So I recommend it documentary 1979
Academy Award winner. >> What's called Best Boy and they made they had a sequel. >> Yeah. Most of the individuals have some type of unique talent, >> right? >> Yeah. Photographic memory. >> Yeah. Yeah. I had a photographic memory for songs. >> Yeah.
>> Is that something that you >> um Well, we we have the nurse for the medical and we also have our behaviorist on staff. So, a behavior behavior does an assessment and then creates what's called a behavior plan and then
the staff is trained on that behavior plan. That's your nonprofit or for profit? >> We are for profit. >> Anything else? >> Anybody? >> Nope.
>> Well, that uh that's it for for us. We are asking for final site plan approval for lot 21.01, lot >> so that you can um construct this for bedroom home for residents with self
disabilities and um >> right we're going to go through our professionals >> okay >> right from what I heard from your witness testimonies that you've gone through our professional reports and
there was nothing that you weren't agreeing to to do I'd like to hear a little more on the exciting um issue. So anyway, David, you let's start with you. >> Okay, I'll start and I'll be easy. Good evening everybody. For the record, this is David Novak with Burgess Associates.
I'm also covering the role of Ed Snikis tonight. So just picture me about 8 inches taller. Uh we had two different reports. One from December 4th, 2025. The second one December 15th, 2025. In regard to my December 4th, 2025 memo,
I believe the applicant addressed everything. Reviewed this application, it is consistent with the preliminary site plan, subject to those small modifications that were proposed. Um, we uh also reviewed the architectural design of this building and found it to
be relatively complimentary to the adjoining townhouse development, which is a benefit. Otherwise, we have no additional comments. uh from a planning and zoning perspective, from a landscape architectural perspective, this pertains to our December 15th, 2025 memo, Mr.
Snikers reviewed the architectural landscape architectural plan and found that the changes that the applicant had instituted since the prior TRC meeting to be satisfactory and had no additional comments. So, from a planning and landscape architectural perspective, we're all good to go.
>> Okay, great. Thank you. Um, >> yeah. >> Okay. >> Yeah. Thank you, chairman. >> Next. >> Yeah. Thank you, Mr. Chairman. Thank you, David. Uh, this is Quasi Massu, traffic consultant for the township. We issued a letter December 16, uh, 2025.
Uh, we had a total of six comments. The applicant has addressed all of them. I would like to still draw attention to comment number five, which is shown on page 404. We requested the turning templates for the township fire truck,
SC30 and the trash truck. All of them the the applicant has provided. The the only thing I would like still like to point out is the fire truck because the way the turning template showed is the fire truck will reverse in to the
property and then pull forward. As long as the fire marshall is okay with that. I am okay with that as a traffic consultant, but I just wanted to make sure the fire marshall is okay with that. That's all I >> um sure please do. >> Thank you for the comment.
>> Yeah, >> we uh when the preliminary approval was granted at that time there were no expressed by the fire marshal. Uh since then we've had the fire for fire marshall look at our uh application and the only comment he had was just that we
point out where the hydrants were but he was okay with it. So we appreciate your comments but we do believe that um we've satisfied the foreign marshall in that regard and it is consistent with the existing approval for the >> Sure. Yeah. Um, at this time I'll, you
know, Chief Lynch's December 12th, 2025 that was referenced before is uh has no issues as long as the fire hydrants within 600 ft and point it out. >> No, as as a traffic consultant, we don't have any issues either. I just want to make sure that get a blessing from the fire marshal. That's that's all I have.
>> Fire marshall lynch is okay. >> Okay, then we we're good to go. Thank you. They have all traffic and so it's >> Thank you, Fran. Uh good evening. We prepared a report of December 12th. Uh the applicant and the
professionals have provided uh all the testimony that was requested within the comments cited therein between the um the future home operator, the uh engineering consultant and the
architectural consultant. Um, one item uh not touched upon was a revision to the access easement for the group home property. Uh, basically the access easement gives this lot uh the
right to access the public roadway um and get ingress through that to both Princeton Heightstown Road and Old Trenton Road. There's no objections to the easement. the easements and make sense. Uh we're just asking that there
be a condition for technical approval of the meets and bounds description by my office and the language by the board of attorney's office >> that has actually been submitted um and
it's acceptable to me in terms of the form of the easement, right? But obviously we still have to get the meats and bounds. Um, and I and I apologize for the lateness of it, but I did um after I got your letter, I did send just this afternoon. Sure.
>> To your office the um recorded uh easement that has the meets and bounds, but I also provided I think you requested the closure report, >> right? >> So, everything goes as far as I know, but you'll you'll make sure that >> Yeah, we get it to the person who does our tax map maintenance as well. So,
he'll he's a licensed surveyor. He'll get double check it. If there's any technical comments, we'll get it back to you. But yeah, hopefully none since it's recorded already. >> So, uh, but other than that, there there really
were no other outstanding comments. Uh on comment 8 in the report, uh I was pointed out the the typo in the uh code section referenced as they indicated earlier tonight. It should be 200-31
K as in kappa uh parenthesy 4 and parenthesy instead of one that's referenced in the memorandum. And based on the testimony provided, I don't have any objections to to the lighting requested. I do not think it'll be
excessive or of annoyance to the uh future town home units to be placed uh across the street from this property. Okay. >> And Francis, just a quick quick question.
Um Chief Lynch talks about, and this was referred to earlier, identifying the hydrants near the building. Um, should that be on the I'm not exactly sure what he's looking for. Should that be on the plans? Is that >> it? It's not on It's not on there. It's
on the township the town home side. >> Yeah, I think for if they're doing a submission for resolution compliance, I think that's easily added to the site plan set before Okay. Okay. So,
>> Oh, okay. So, it doesn't need >> Okay. So, I'm not going to make that a condition then. >> Anything else? Anybody? Usually the part of the show requires >> adequate uh spinning the number
for response purposes and also requires a lot but if you're people are from seven >> a house. >> Yeah. It's not it's a house. It's not also a house,
>> right? People live there. >> It's available. >> Yeah. >> Okay. Anybody else? Okay. Just want to read something to the record from the affordable West Windsor affordable housing committee. Um they reviewed the submission and um of the proposed plans
for the towns at West Windsor group home and they had a question concern of submission but it might have been addressed but um basically what they're saying is the layout includes a staircase to the attic but there did not appear to be a plan showing how large the attic will be or any indication of
how the attic will be used. Example storage, a gym, so on and so forth. I believe there was going to be HVAC equipment in there. base, but if you'd like, you can come back up and >> um again,
>> no, I I know it's going to be HVAC equipment. Is is the space of the attict is that um outline how large it is in on the plan? >> I don't remember. >> It's not not finished. Uh,
>> right. It's to house the HVAC equipment. Is there >> anything else going to go in there? >> No, there's no dimensions on it, but you you can see uh Yeah, I'm just going to say it's 12 feet by 12 ft approximately.
>> Okay. >> And there's a stair there's a staircase. >> Not a little. >> It's a staircase though. >> The staircase staircase is right here. The staircase is about >> right. staircase leads up to a 12x 12 room that houses HVAC and it's not a finished space.
>> That's not even >> it's just carved out of the blue cross. >> Okay. >> No, there there's no walls. >> Okay, that's fine. Thank you. >> Any other questions? There is any plan
to uh use that added space for any storage? No, not at all. Okay. Fire code 36 in furnace or water heater
can't have anything. >> Yeah. There's they're not going to put anything on there other than that. >> Any other questions? Anybody? >> Okay. There's not. Okay. So, um, I'll entertain a motion to
approve. Oh, sorry. You're right. Thank you. I always forget that. Any members of the public wish to come up to the microphone and make some comments regarding tonight's application, please step up. Okay. No one's rushing up.
>> So, um, >> I'll move to close public. >> Thank you. >> Second. >> All in favor say I. Okay. Um, any other comments or anything? No. Okay. Then I'll entertain a motion
to approve PB25-09 as uh discussed and with any um >> and there's that one design waiver with respect to the the lighting where um the uh the parking lot lighting standard is
6 foot candles and one 1.0 zero foot handles is proposed and the one um condition with respect to a uh uh the the surveyor um confirming the meets and bounds description. >> It's 1.1 Jerry now.
>> Oh 1.1 thank you. >> So move Mr. Chairman with the waiver and condition to be ready. >> Okay. Do I have a second? >> Second. >> Please call the role. I'm sorry. Who seconded? Sue. >> Yeah, Sue.
>> Sue. Okay. Sorry milliseconds here. >> Okay. Sue second approval. Um Simon and um >> and Sue and then please call the role. >> Mr. Pancove.
>> Yes. >> Miss Bar. >> Yes. >> Miss Applegat. >> Councilman Whitfield. >> Yes. >> Mayor Marte. >> Yes. >> Vice Chairman Hobberman. >> Yes. Tanning K. Yes.
Okay. Um >> meeting a journ. Adrian, thanks.