Revised Ridge Oak 29-Unit Senior Affordable Housing Site Plan Discussed

BASKING RIDGE, NJ — The Bernards Township Planning Board continued to hear a proposal to build 29 age-restricted independent living units in Bernards Township on Tuesday.

Luke Pontier, of the law firm Dave Pitney, appeared on behalf of Ridge Oak Management seeking preliminary and final site plan approval, along with one variance and exception relief, for age-restricted independent living units with parking, stormwater management, walking paths, landscaping and related improvements.

Pontier said the existing driveway connecting the property to Manchester Drive would be eliminated. Access to the site would instead come through a driveway at the adjacent 150 Manchester Drive, with some modifications to parking and circulation there.

As a result, he said there would be no overall loss of parking spaces and that 150 Manchester would otherwise remain as it is.

The project is included in the township’s fourth round housing element and fair share plan, which was approved in May 2025 by the Township Committee.

The township adopted an ordinance on April 15, 2025, creating the SH4 senior housing zone for the property.

Pontier said the application is consistent with that ordinance.

Bonnie Kelly, representing the applicant, told the board that Ridge Oak Senior Housing was founded in 1976 and described it as a private nonprofit organization.

She said the original campus has 248 apartments, with 247 rent subsidized, and said later phases added 40 apartments at Ridge Oak 2 and 20 apartments at Ridge Oak 3.

Kelly said there are 362 residents on the campus now, and said 41 percent either lived in Bernards Township or have families in the Bernards area.

Kelly said Ridge Oak has 598 names on its waiting list, including 331 unduplicated applicants - meaning the applicant is on multiple lists but only counted once.

She said 29 percent of those waiting live in Bernards Township or have family in the area.

"The Ridge Oak 4 29 one-bedroom apartments proposed for construction will enable us to help people on the waiting list and will assist Bernards in meeting its fourth round affordable housing obligation," said Kelly.

Project engineer Rob Michello testified about revisions to the lighting plan after the board's April 7 hearing.

Pontier said the applicant no longer needs an exception for lighting fixture spacing because the revised plan complies with the township requirement for one fixture every 60 feet.

Michello said the updated design increases the number of parking lot and driveway lights to 11 and reduces LED wattage to 28.2 watts from about 56 watts.

Michello said the revised plan brought average lighting down to 0.7 foot candles in vehicular roadways and 0.9 foot candles on sidewalks.

However, he said the applicant still needs an exception because township standards for residential areas allow averages of 0.4 in vehicular roadways and 0.2 on sidewalks.

The hearing was continued to May 19.

• Previous Reporting: 29-Unit Senior Affordable Housing Site Plan Heard By Bernards Township Planning Board

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