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Clark Township planning board approves three‑story mixed‑use building at 86–88 Westfield Avenue
Summary
The planning board unanimously approved a site plan for a three‑story, mixed‑use building at 86–88 Westfield Avenue (Block 116, Lots 1 & 2). The project will add eight apartments (including two affordable units), about 850 sq ft of ground‑floor commercial space, 24 parking spaces and four EV charging make‑ready stalls; four variances were granted.
The Clark Township Planning Board on Feb. 5 approved a site plan for a three‑story, mixed‑use building at 86–88 Westfield Avenue, consolidating Block 116, Lots 1 and 2, and authorizing four variances required for the project. The board approved the application by roll‑call vote.
Applicant testimony described a roughly 7,000‑square‑foot building with about 850 square feet of commercial space on the ground floor and eight residential units above. Ivano Marlanda, the project architect, told the board the residential mix is six two‑bedroom and two three‑bedroom apartments and that the developer will provide two designated affordable units (one three‑bedroom and one two‑bedroom) to meet the township’s affordable‑housing obligations.
The application requests four variances: a reduced front‑yard setback along Fulton Street (10 feet proposed where 15 is required), permission for assigned tandem parking spaces, use of certain exterior panel materials that differ from masonry called for in the zoning district, and a small second building identification sign. Marlanda described material and color selections and said the exterior panels are not intended to replicate masonry.
Scott Loverich, the applicant’s site engineer with Neglia Group, outlined site engineering and circulation: the two lots would be consolidated to about 11,999 square feet; the design proposes 24 parking spaces (20 tandem, three standard and one van‑accessible ADA space), a 22‑foot drive aisle and a 20‑foot garage door. Loverich said the state‑required provision of four make‑ready EV charging stalls yields a parking credit under state statute that reduces the ordinance parking requirement by roughly two spaces.
Loverich also described stormwater controls including a proposed subsurface detention basin with approximately 899 cubic feet (about 6,700 gallons) of storage and a controlled outlet, and said the applicant will coordinate the final connection to the municipal system and comply with the board engineer’s review letter. The applicant agreed to prepare a developer’s agreement addressing items such as snow removal and to comply with outstanding planner and engineer comments.
Board members and the public questioned operation and access to the retail space, the assigned tandem arrangement, garage operation during business hours and how deliveries would be handled. The project team said the garage door will operate automatically during business hours to allow customer access and will be secured for tenant access after hours; deliveries would most likely use Fulton Street. The applicant confirmed the affordable units will have the same finishes as market units.
The board’s motion to approve the site plan was made and seconded during the Feb. 5 meeting and carried on a roll‑call vote. The chair announced "Application approved." The applicant’s counsel said the team anticipates county approval shortly and will provide the county materials to the board and proceed with the developer’s‑agreement drafting.
The board’s approval included the variances summarized above and conditions to address the outstanding technical review comments and the developer’s agreement. The project team said they will file the necessary will‑serve letters and final engineering details with the township.
