Planning board approves two R & S Prime Properties site plans with conditions on trees, utilities and revised plans

The Township of Washington Planning Board approved two related applications from R & S Prime Properties on Jan. 7, 2026 — one for 680 McKinley Ave (Block 3103 Lots 1.01 and 1.02) and a companion application for 682 Pascack/PassCash Road (same block) — both described as the implementation of a previously approved minor subdivision.

For 680 McKinley Ave, the applicant’s representative (“Peter,” of record) said the application implements the prior subdivision and is not seeking use or density variances; both lots are proposed for single-family homes. Engineer Mr. Doolittle testified the McKinley site plan is largely a soil-move application: total soil on the lot is 563 cubic yards (341 cubic yards to be placed and 222 cubic yards to be removed). The applicant proposed removing 22 trees and planting 22 replacements (the earlier plan had shown 44 replacements; the applicant sought to reduce that to 22). The ridge height was described as increasing roughly 2 feet to an as-built target of about 27 feet, with the board noting the ordinance permits up to 28 feet as a maximum; the board recommended a certification showing final roofing heights conform to the ordinance prior to certificate-of-completion or similar sign-off. Board engineer Paul Azalina listed minor cleanup items and required that an easement created by the subdivision be shown on the plan and that certain development fees be paid prior to issuance of construction permits. The board also asked for a video inspection of the existing sewer connection so the construction official can determine whether reuse is acceptable.

For the companion lot at 682 Pascack/PassCash Road, the applicant reported approximately 514 cubic yards of soil movement (140 cubic yards to be retained onsite, 374 cubic yards removed), roughly 30 truckloads. The plan shows an above-ground storage tank and raised a question about a possible underground tank or former tank site; the board directed that the building department investigate the tank and follow applicable law for tank removal if required. That lot lacks an existing sewer connection; the board identified that a road-opening permit and coordination with county operations will be needed to extend or connect sewer/water services.

On landscaping and screening, the board discussed maintaining existing perimeter trees and planting a mix of species. The board suggested keeping some deciduous trees (for variety) in addition to arborvitae for screening; where the applicant proposed 22 replacement trees, the board recommended (by discussion) planting a combination such as 4 red maples, 12 serviceberries and at least 6 arborvitae as an acceptable minimum mix (the transcript shows variations in counts during the discussion; the resolution and final approved plans will specify exact species and counts).

Both applications were approved with conditions. The first application (680 McKinley Ave) was moved, seconded and approved by the board with a roll-call vote in which the following members were recorded as voting yes: Bill Carroll; Mr. Pulido; Mr. Toole; Mr. Toro; Councilman Michael Ullman; Mayor Calamari (transcript spellings vary); and Chairman Espino (transcript shows 'Espino/Sabino' variations). The second application (682 Pascack/PassCash Road) was similarly moved, seconded and approved by roll call with the same recorded yes votes.

The board instructed that revised plans addressing the board/engineer review letter be submitted and that the board engineer (Paul) perform a resolution compliance review and copy the planning board on the confirmation letter to the construction official. Development fees will be calculated by the tax assessor and paid prior to permit issuance; additional outside approvals (county road opening, utility permits) are the responsibility of the applicant.

The approvals concluded the board’s new-business hearing for the night; applicants were thanked and the meeting moved to old business and then adjourned.

Vote at a glance (as recorded in the transcript): - Application for 680 McKinley Ave — Approved (roll call: Bill Carroll — Yes; Pulido — Yes; Toole — Yes; Toro — Yes; Councilman Ullman — Yes; Mayor Calamari — Yes; Chairman Espino — Yes). - Application for 682 Pascack/PassCash Road — Approved (same roll-call yes votes as above).

Next procedural steps identified by the board include submission of revised plans in accordance with the engineer's review letter, payment of development fees, sewer/video inspection evidence to the construction official, and applicable county permits for road openings or utility work.