Amended Plan For 280-Unit Affordable Housing Project Approved By Bernards Township

BASKING RIDGE, NJ — The Bernards Township Planning Board approved an amended plan for a previously approved 280-unit housing development off Mountainview Boulevard.

On Tuesday, the board approved the application by Amzak Basking Ridge LLC seeking amendments to a 2020 approval with a five-to-one vote.

Attorney Tom Malman, appearing for the applicant, told the board the unit count is unchanged from the original approval.

He said the project remains a round three affordable housing development with 60 townhomes and 220 apartments.

Malman said the current application refines the prior plan under a new owner.

Two open issues were addressed, including a generator to provide heat to the community center. The generator was proposed to serve a portion of the clubhouse for emergency lighting, heating, and power.

Architect Michael Lawson also said that if service remains available during an outage, "it will still power the Wi-Fi in that area" of the clubhouse.

On the balcony issue, Lawson said the applicant proposed two protective conditions depending on the layout.

Where balconies sit above terraces, he testified the plan calls for an 18-inch masonry wall clad in stone with a cast-stone cap and fence above it.

In locations without a terrace, Lawson said the applicant would add 18-inch stone-clad bases at the balcony columns.

After questioning from the board, he agreed the same treatments would be applied consistently throughout, not only in spots where setback variances are needed.

A resident, Brad O’Brien of Riverside Drive, asked for clarification on a fence along the property line near a steep drop-off.

Engineer testimony explained that a 6-foot fence would run along the property line until the retaining wall begins, with a 4-foot fence on top of the retaining wall for fall protection.

Another resident, Todd Edlestein, raised concerns about fire safety, water supply and whether the amended plans had been fully reviewed against prior approvals.

During the discussion, the chair noted for the record that the fire department had approved the plan.

Board engineer testimony described the existing and planned water system improvements, including a higher-pressure hydraulic system and a future connection opportunity to Mountain Road.

After a brief recess, the applicant agreed to a new condition. If the approval stands, the fire official must provide a more detailed letter explaining why the water system design is acceptable.

The board then approved the amended application, including the balcony setback variance, with conditions tied to prior approvals, professional reports, the generator revisions shown on A10, and the added fire review letter.

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