Toll's Mountain Avenue application

Toll NJ I, L.L.C. has applied to the Planning Board for preliminary and final major site plan approval. They have also applied for a minor subdivision. The plan is to build 174 townhouses on about 60.87 acres at 234 Mountain Avenue. The land is Block 82, Lot 12.02. This lot is in the AH-9 affordable housing district. The application number is PB 26-02. The Board received the application on June 26, 2026.

The plan proposes 25 buildings. Of these, 119 will be market-rate units and 55 will be deed-restricted affordable units. Access will be through one full-movement driveway on Mountain Avenue. This driveway is across from Dahlia Way. The application lists 145,900 square feet of building area. It also lists 470 parking spaces, with 105 at the surface. The tree-removal plan covers 10.8 acres of woods. It requires 295 replacement trees.

The minor subdivision would split the tract into a 25.552-acre development lot and a 35.325-acre lot dedicated to the township for open space and recreation. The application form gives the tract as approximately 60.877 acres, the minor-subdivision form gives 60.887 acres and the September 20 planner’s review gives approximately 60.87 acres. The records do not reconcile those figures. AH-9 requires dedication of about half the original lot area before construction.

The applicant’s October 2, 2026 response says testimony was provided at the September 23 hearing. The October 14 and October 28 agendas list PB 26-02 as hearing items, but the minutes need a browser; LocalWhy has not reviewed what occurred at those meetings or what the Board, applicant or residents said. The October 28 agenda set the Board’s next meeting for November 25, 2026; it does not list Toll for that meeting.

Reviews filed before the hearing: a traffic study dated June 22, 2026 estimates at most 85 peak-hour trips and finds existing intersections at Level of Service D or better; the Police Department’s July 31 memo says it has no traffic comments. The applicant’s September 2 letter says the township is studying downstream sewer capacity and that the applicant has committed funds toward improvements, to be set in a separate agreement. The Board planner’s September 20 report finds the plan generally conforms to AH-9 and states no objection to the Board acting.

The ordinance allows up to 176 units. This includes 121 market-rate units and 55 affordable units. The application proposes 174 units, which is two fewer. The traffic study counts 365 garage and driveway spaces. The planner’s table lists 366 spaces.

The Township’s agenda for August 26 listed PB 26-02 for 84 Liberty Corner Road, LLC. The agenda for September 23 listed PB 26-02 for Toll NJ I, LLC. The reviewed records do not explain why the case number was repeated.