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Planning board approves Montessori Kids Universe at Avalon Square with conditions on fence access and drainage
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Summary
The West Windsor Planning Board granted conditional‑use and minor site‑plan approval for Montessori Kids Universe (PB25‑10) at Avalon Square, approving a 8,912 sq ft childcare with up to 132 children, seven dedicated drop‑off stalls and conditions requiring accessible manhole access, reserved‑stall signage and an engineering review of turf drainage.
The West Windsor Planning Board voted to approve a conditional‑use and minor site‑plan application (PB25‑10) for Montessori Kids Universe at Avalon Square in Princeton Junction, permitting an 8,912‑square‑foot licensed early‑childhood center with indoor classrooms and an approximately 4,450‑square‑foot outdoor play area.
Attorney Peter Flannery, representing applicant Avalon West Windsor LLC, outlined the proposal as a tenant fit‑out for Montessori Kids Universe and said the center will include rooms for infants, toddlers and preschoolers and accessory uses. “This is for an 8,912 square foot interior space in the first floor of the mixed use building,” Flannery said during the board presentation.
Nut graf: The board’s approval came after testimony about daily operations, parking and technical reviews. Owner‑operator Tony Mahfoud testified the center will seek state licensing and operate year‑round from roughly 6:30 a.m. to 6:30 p.m., with a maximum licensed enrollment of 132 children and about 20–25 staff at peak times. Mahfoud said drop‑off will be staggered by age to reduce queuing and that meals will be prepackaged off‑site.
Board and professional concerns focused on site circulation, parking and technical site details. Chris Boles, senior manager for mixed‑use construction at AvalonBay, told the board there are 26 promenade parking spaces and that seven stalls will be dedicated to the school during operating hours; he said families may also use the garage, which has roughly 60–72 spaces. “There’s currently 26 total spaces, 7 dedicated for Montessori kids’ universe during their operating hours,” Boles said.
Town engineer Francis Guzik recommended conditions and additional plan notes: details and signage for the seven reserved stalls; clarification of trash and recycling storage and event parking; and an engineering assessment of turf drainage because proposed artificial turf can behave as nearly impervious surface and affect stormwater management. Guzik also flagged a potential conflict noted in a reviewer’s memo about a sanitary‑sewer manhole near the proposed playground fence.
Applicant witnesses including the project architect (Javier) and the Avalon project manager told the board the playground is enclosed by a five‑foot aluminum fence with interior panic hardware and that the design team will adjust the fence alignment if necessary so utility access remains available. The board accepted a condition that the fence be located or constructed so the manhole cover remains accessible for maintenance.
On operating hours, board members discussed commuter delays and whether closing times should be codified; the board and applicant said hours are operationally driven and that late‑pickup accommodations and fee structures are typical, so no hard‑limit hours condition was imposed. The applicant said they will work with Avalon and licensing authorities to address any practical issues and that the center aims to accommodate commuters.
The motion to approve the conditional‑use and minor site plan, with the discussed technical conditions, passed on a roll‑call vote. The motion was made by Curtis and seconded by Simon; the board recorded affirmative votes during roll call and the chair announced the application approved.
The approval is subject to the conditions and plan notes discussed on the record — including submission of signage details for the dedicated parking stalls, a civil‑engineer assessment of the turf/stormwater change, and a plan note that the playground fence will allow access to the manhole and other utilities. The applicant and the landlord said they are coordinating state licensing steps with New Jersey DCF and will not occupy the space until all required state and township approvals are completed.
The board closed the public hearing and moved to a vote after professionals confirmed outstanding report items could be addressed as conditions or plan notes.
The board’s next meeting is scheduled for March 18.
