Planning board approves four‑bedroom group home at Towns at West Windsor with lighting waiver

The West Windsor Planning Board voted to approve final major site plan PB25‑09 for a four‑bedroom group home at Lot 21.01 in the Towns at West Windsor development on Dec. 17. The approval included a design waiver for parking‑area lighting and a technical condition requiring the surveyor to confirm meets‑and‑bounds language before final compliance.

Charlene Roberts, representing the applicant K. Hovnanian's The Towns at West Windsor LLC, told the board the lot was part of a previously approved 2020 preliminary plan that included 94 townhomes and 60 affordable units and that the group home had been carried through that approval process. Roberts said the final application addresses the minor items identified in the preliminary resolution and the applicant had provided required notices and review responses.

The project's civil engineer described the site as “pad ready,” noting that Thompson Drive and key utilities (sanitary main, water lateral, storm line, gas and electric) have been extended to the lot. The engineer said existing work includes one dual‑head, 16‑foot pole and that the applicant is now proposing six downward‑facing, dark‑sky building‑mounted fixtures; the resulting average illumination is 1.1 foot‑candles. “We are proposing 1.1 foot‑candles,” the engineer said, and added that the design follows Illuminating Engineering Society guidance and provides additional light near building entrances to assist loading and unloading during winter months.

Board professionals reviewed memos dated Dec. 4 and Dec. 15, 2025. David Novak of Burgess Associates said planning and landscape comments had been addressed and found the architecture compatible with adjoining townhomes. Traffic consultant Kwasi Masood reported that the applicant had resolved six traffic comments but highlighted that the fire truck turning template requires the fire marshal’s concurrence. The board referred one minor technical item — final meets‑and‑bounds language for the access easement — to the board attorney and surveyor.

Regal Group Homes CEO Jacqueline Sims described program operations: the home will serve four medically categorized residents referred by the New Jersey Division of Developmental Disabilities, with 24‑hour staffing that includes nurses on 12‑hour shifts and direct support professionals on 8‑hour shifts. “There will be 4 individuals living in this home,” Sims said, adding that residents will not drive and the provider will transport them for appointments. The applicant confirmed nine parking spaces (one accessible), and that the building footprint was reduced by roughly 300–400 square feet, yielding a net impervious reduction of about 82 square feet.

Board members asked about left‑turn movements onto County Route 571 and the status of Thompson Drive, which is not yet open. Professionals and the engineer said prior traffic impact studies addressed turning movements and that Mercer County controls the roadway; the county may revisit restrictions if safety data warrant. Fire department guidance was satisfied in memo form, with the nearest hydrant located across Thompson Drive and within the required distance.

A motion to approve PB25‑09, including the lighting waiver and a condition requiring the surveyor to confirm meets‑and‑bounds, was moved and seconded and passed on a roll call vote. Recorded affirmative votes included Mister Pankov, Miss Barre, Councilman Whitfield, Mayor Marte, Vice Chairman Hoberman and Chairman Karp. The board adjourned after the vote.

The approval authorizes the applicant to finalize construction documents and proceed toward building the four‑bedroom group home subject to the stated condition and any ministerial filings required for resolution compliance.