Planning Board — April 7, 2026
The Board deemed Ridge Oak's 29-unit affordable senior building (PB26-001) complete, 8-0, and opened its public hearing with engineering, environmental and architectural testimony; the hearing was carried to May 5. It deemed the Kearns/Vaccaro amended conditional use application (PB24-002A) complete, 7-0, and adjourned Aucta Pharmaceuticals' extension request to May 5.
- Housing
- Development
Meeting recording
Recording plays on the township archive
This meeting does not play on this page. The township's recording is complete and plays in full on the township's own channel.
What happened
What the record shows
Attendance
Present: Agarwal, Bannan, Crane, Eorio, Manduke (arrived 7:42 p.m.), Mastrangelo, Seville, Subervi and Tompkins. Absent: Schaefer and Smith (excused). Also present: Board Attorney Jonathan E. Drill, Esq., Board Planner Allison Fahey, Board Engineer Aaron Schrager, Township Planner David Schley and Board Secretary Joanne Slaman. The meeting notice was now also posted on the township website.
Applications
- PB23-001A, Aucta Pharmaceuticals Inc., Block 2401 Lot 4, 170 Mt. Airy Road: an 18-month extension to complete construction and obtain a certificate of occupancy (to January 16, 2027, Schley noted). No one attended for the applicant; Crane said he had visited the site and had requests. The Chairwoman adjourned the matter to May 5; Drill said the applicant must be represented by an attorney.
- PB24-002A, Kearns/Vaccaro, Block 1602 Lot 2.01, 174 South Finley Avenue: a request to amend the 2024 approval for an added variance, because the addition was built too close to the front property line. Deemed complete on Schley’s memo of Mar. 13, 2026 (motion Subervi, second Mastrangelo, 7-0: Agarwal, Bannan, Eorio, Mastrangelo, Seville, Subervi, Tompkins; Crane recused).
- PB26-001, Ridge Oak Management, Inc., Block 1611 Lot 40 and Block 1609 Lot 22.01, 95 and 150 Manchester Drive
(Crane recused). Deemed complete (motion Tompkins, second Agarwal, 8-0), and the public hearing opened:
- Attorney Luke S. Pontier said the design is consistent with the exhibit in the township’s affordable housing ordinance.
- Engineer Robert C. Moschello, PE (Gladstone Design): a two-story building with 29 one-bedroom units; 39 parking spaces where 29 are required; one EV charging space with a second to be added and four make-ready spaces; two accessible spaces; 26 trees removed and 78 planted; a stabilized-turf emergency access; a generator for common areas and for heat and hot water; a new hydrant; stormwater handled by two basins and porous pavement; six pole lights 12 feet high with LED bulbs and shielding. The Board asked for a demonstration of light levels and Schrager suggested measuring existing footcandles for comparison. The Chairwoman said a Landscaping and Lighting Committee of at least three members would visit after construction.
- Environmental consultant John Peel, PP (PK Environmental) entered a letter (Exhibit A-6) confirming no wetlands or transition areas on Lot 22.01; NJDEP permits are pending for the work on Lot 40.
- Architect Mary M. Johannesen, RA (Thriven Design): all one-bedroom units, fully sprinklered, a common gas boiler, through-wall air conditioning, two fire stairs and one elevator, and a gazebo.
- Carried to May 5 with no further notice required.
See Fourth Round housing and land use applications.
Minutes and other business
March 3 minutes adopted, 6-0. The Chairwoman cancelled the April 21 meeting. The meeting adjourned at 10:24 p.m.
Public participation
One member of the public spoke: Todd Edelstein, 172 Riverside Drive, asked on PB26-001 whether recycling would be in the same area as trash; Moschello said it would. No one questioned the environmental or architectural witnesses.
Records
- Minutes (township document page)
- Agenda (township document page)
- Video on the township’s YouTube channel. This page follows the Board’s minutes.