Bernards Township planning board approves 29‑unit Ridge Oak affordable housing project with conditions

The Bernards Township Planning Board voted unanimously on May 19 to grant preliminary and final site‑plan approval to Ridge Oak Management for a 29‑unit age‑restricted affordable housing development at 95 and 150 Manchester Drive, subject to technical conditions on fire service, stormwater maintenance, landscaping and lighting.

The applicant sought exception and variance relief for four site‑plan requirements and one wetlands easement provision tied to adjacent Lot 22.01; board members and professionals said the applicant’s revised plans and responses to the fire chief and the environmental commission addressed the board’s primary concerns. The motion to grant ‘‘all the relief’’ was made by the chair and seconded; roll call recorded votes in favor and the application was approved with conditions.

In testimony and by reading into the record a series of emails from the fire chief dated April 29 and May 6, the project engineer said two fire hydrants are being proposed: one in the new parking lot approximately 250 feet from the front door and one on Manchester Drive near the sprinkler system connection. The engineer acknowledged there is limited access for apparatus to the rear and explained why a looped driveway to Manchester Drive is not feasible given the site’s limited frontage and adjoining Somerset County preserve. He said the plan includes two vehicle turnaround areas and the emergency access is designed to support vehicles up to about 85,000 pounds. The board recorded a condition requiring the fire‑service plan be reflected in the final plan set and incorporated into the construction review process.

The environmental commission memorandum (dated March 23, 2026) raised items on wildlife habitat, seasonal tree‑clearing restrictions under a pending state wetland permit, and planting species. The applicant said it will update its environmental impact statement where appropriate, coordinate the revised landscape plan with township and board planners, and provide a letter explaining any non‑native selections. The board included a condition requiring that the applicant submit a revised landscape plan and a letter justifying non‑native selections and consult with township planners before final approval.

Stormwater questions focused on where the site ties into the existing Manchester Drive pipe network that ultimately discharges toward the Great Swamp. The project engineer said the design meets stormwater requirements at the connection point and that no downstream hydraulics analysis was required because the connection does not increase impact beyond the existing system. The board also required the applicant to supply a maintenance manual for the permeable pavement and to follow NJDEP BMP guidance; the applicant noted NJDEP maintenance practices (including vacuuming frequency) and the board asked the manual be included as a plan condition.

Architectural revisions presented to the board included shielded LED downlights to reduce light spill, an enlarged front‑porch detail with a bench, gazebo finish notes, two cluster mailboxes on the porch, and address number specifications above the main entrance. The architect said the proposed benches will match the campus‑style composite benches already in use.

Board members asked about energy systems and tenant costs. The architect said tenants will pay electricity while the project will pay for heat and hot water (gas), and that the building will be modeled to meet the New Jersey energy code, including required slab insulation and other measures.

The board’s recorded vote followed deliberations on four exceptions (loading spaces, open‑space percentage, illumination levels and a one‑foot deviation of the fire‑lane width) and a variance related to the wetland conservation easement for Lot 22.01. The motion approved relief ‘‘subject to the conditions that have been discussed’’; specific technical conditions noted during the meeting included the following: final fire‑service plan details and hydrant locations, provision of a maintenance manual and compliance with NJDEP BMPs for porous pavers, revised landscape plan and coordination with township planners, construction‑level details for retaining walls and tree planting, and compliance with applicable state noise standards for generator testing.

The application materials and minutes show the board engaged with applicant professionals across multiple meetings (initial hearing, a May 5 continuation and this May 19 session). The applicant’s attorney noted the project is part of the township’s fourth‑round affordable housing element and cited ordinance No. 2573 (adopted April 15, 2025) as the enabling context for the proposal. The board closed the hearing after motion, vote and conditions were recorded. The project will proceed to satisfy the conditions noted in the board’s approval as part of final construction permitting and review.

The board adjourned; it noted upcoming meetings on June 2 and June 16 and a planned August review of an area‑in‑need redevelopment study (Lord Sterling School area).