Planning board approves Princeton Promenade model-home and signage package with conditions; eliminates certain tall roadside flags

The Montgomery Township Planning Board on March 9 approved relief requested for the Princeton Promenade project, including a sales-center model home, a separate temporary parking pad for model appointments, and a multi-page commercial signage package with multiple sign-area and mounting-height variances. The board granted the approvals with recorded conditions: the applicant must remove the set of tall "number 8" roadside flags in their entirety; temporary model-home signage will be allowed for up to 120 days counted from permit issuance/installation; the applicant and planner will produce a consolidated variance-and-condition list to be incorporated into the resolution.

Ken Mills, land-development manager for NVR, testified the model-home operation will rely on scheduled appointments and a small off-street parking pad next to the model so there will not be large groups or curbside backups: "Most of the leads do come from outside... they are funneled in through what we call the funnel into appointments... so there's not going to be big days of traffic showing up," he said. Mills also described an ADA-accessible pad design and a plan to convert the sales garage to a permanent home when the model is conveyed.

Board professionals walked through a 14-page commercial sign package and identified multiple items requiring variances, including the Whole Foods main sign (area and mounted height in the presentation) and several tenant-mounted signs that exceeded the township's permitted mounting height. Board members expressed safety concerns about several proposed 16-foot rigid roadside flags along Route 518; the applicant agreed to eliminate those tall flags from the package.

On lighting and environmental concerns, an environmental-commission member said the commission was concerned about excess lighting and dark-sky impacts. The applicant responded that building signs would be backlit channel letters (no up-lighting) and that parking-lot/security illumination would remain for safety and comply with municipal standards. The board recorded the environmental concerns and asked the applicant to consider mitigations during tenant selection and final design.

Residents who live along Route 518 spoke during public comment in support of the redevelopment's goals (traffic improvements, retail access) but urged improved developer-to-neighbor communication and advance notice about construction activities, fence placement and sewer connections; several residents also asked the township to consider lowering nearby speed limits and to minimize after-dark lighting.

The board voted to approve the applicant's relief as presented and conditioned in the hearing record; the board also directed staff and the applicant to produce a consolidated, exhibit-linked list of variances and conditions to be memorialized in the resolution.

Next steps: applicant to obtain sign permits and building permits (construction permits remain subject to existing development-agreement sequencing and building-code approvals); permits for temporary signage will include the 120-day removal condition tied to permit issuance; staff and the planner will circulate the consolidated list of variances and conditions for inclusion in the formal resolution.