Springfield planning board approves 38‑unit Gateway Manor senior housing at Morris Avenue amid traffic concerns

The Springfield Township Planning Board on Feb. 9 approved Ridge Apartments LLC’s application to redevelop the former Scotty’s site at 597 Morris Avenue into Gateway Manor, a four‑story, age‑restricted (55+) residential building with 38 units.

The board granted preliminary and final site plan approval and the requested bulk variances, while attaching conditions that include a requirement to enter a Redevelopment Agreement within 60 days of the resolution, an off‑site snow removal plan, enclosed trash collection, additional EV‑ready parking, and a $22,500 off‑track contribution to the township recreation fund in lieu of an on‑site dog park.

Why it matters: The project replaces a long‑vacant commercial parcel at a prominent downtown corner and is intended to add senior housing and streetscape improvements. Neighbors and board members, however, pressed the applicant for stronger traffic and pedestrian protections at the complicated Morris Avenue / Baltistrol Way intersection, which is under state (DOT) jurisdiction.

Engineer Michael Lanza, testifying for the applicant, described the 0.83‑acre site and the proposed building footprint. He said the project would provide 38 units with a mix of one‑ and two‑bedroom apartments and that site metrics meet the redevelopment plan’s floor‑area and bulk standards. "The building would have 38 units," Lanza testified, and he told the board the redevelopment will reduce impervious coverage slightly and is designed to meet stormwater and zoning requirements.

On parking, Lanza explained the RSIS and state rules the applicant used to compute parking demand and said the plan now shows 10 EV‑ready charging spaces (up from seven previously) and roughly 65–67 available parking spaces after applicable EV credits. "We're proposing 65 spaces," he said, adding that the team adjusted layouts and eliminated an on‑site dog park to gain two additional spaces.

Architect Jonathan Kabida described the proposed materials, massing and streetscape elements. He said the fourth floor is integrated into the roofline to reduce visual height and that the team will use thin brick veneer, cast‑stone base accents and LED, dimmable wall sconces to light sidewalks and pedestrian areas.

Traffic and safety were focal points of the hearing. Traffic expert Justine Fox of Stonefield Engineering testified that the driveway is positioned as far from the DOT‑controlled intersection as the frontage allows (about 140 feet) and recommended a "Do Not Block the Box" pavement treatment and signing to prevent queuing from impeding the new driveway. Fox said senior‑housing trip generation is low compared with the prior commercial use: "Based on ITE rates for senior adult housing, parking demand would be about 6.7 spaces per unit, which equals only about 25 spaces," she said, and added that a low‑rise multifamily comparison suggests peak vehicle counts that the proposed 65 spaces would accommodate.

Multiple residents urged stronger pedestrian protections. Michael Takis, a nearby resident, said crossing the intersection adjacent to the site is unsafe: "There's no way to cross the streets… I push the walk [button], the light stays green and cars start honking at me," he said, urging the board and applicant to work with police and DOT on sidewalks and signalization.

Board members and professionals acknowledged DOT control of Morris Avenue and described pedestrian actuation or larger signal reconstructions as subject to DOT review and potentially costly. The board directed the applicant to coordinate with the police captain and township staff on feasible signage, striping and enforcement steps; the applicant also agreed to maintain and clean the adjacent bus stop and to provide vehicle turning templates to the fire chief.

Other conditions the board required or clarified in the approval included: a street‑naming condition for the private driveway to aid navigation and enforcement; no outdoor trash storage and a fully enclosed trash/refuse system that discharges at collection times; snow removal off‑site with contract terms reflected in property management or HOA documents; rooftop mechanical screening; compliance with Mr. Disco’s and Harbor Consulting’s review memos; and that the applicant "consent to Title 39" (traffic regulations) where applicable.

The applicant also agreed to an off‑site recreation contribution of $22,500 in lieu of providing a dog park on the small site, with $15,000 due at building permit and the remainder 120 days later. The board said the township committee will determine the final use of those funds.

Next steps: The board adopted the application subject to resolution compliance and the conditions listed above; the applicant must finalize a Redevelopment Agreement within 60 days and obtain any required DOT highway‑occupancy permits and municipal sign/parking resolutions before operation. The board indicated it will review final materials, lighting and screening in resolution compliance filings.