PARSIPPANY, NJ - A proposed apartment development on Hill Road returned to the Parsippany-Troy Hills Zoning Board of Adjustment on September 30 with a significantly redesigned building, but unresolved stormwater and site-engineering issues pushed further consideration of the project into January.
Urban Nest LLC is seeking preliminary and final major site plan approval, along with several variances, to construct a residential building at 3676 Hill Road near Route 46. The application originally proposed a four-story, 33-unit building.
The revised plan reduces the building to three stories and 32 apartments, including seven affordable units. The proposal currently calls for 18 one-bedroom and 14 two-bedroom apartments, although testimony indicated that one unit may need to be converted to a three-bedroom apartment to comply with affordable housing requirements.
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The redesign also reduces the overall building area from approximately 51,000 square feet to about 47,600 square feet. The building would include two residential floors above a ground-level parking area, with 55 parking spaces provided between indoor and outdoor parking.
Architect Yogesh Mistry told the board the new design was developed in response to concerns raised during an earlier hearing. The previous building reached approximately 45 feet, while the redesigned structure has a flat-roof height of roughly 34 feet, with decorative peaked architectural elements reaching approximately 38 feet.
The project also includes a playground, electric vehicle charging spaces, landscaping and a combination of brick and siding intended to give the building more architectural character.
Several variances are still required because of the unusually shaped and sloped property. Among them, the applicant proposes a setback of approximately 20 feet from Route 46 where 50 feet is required and approximately 16 feet from Hill Road where 50 feet is required. Building coverage is also proposed at approximately 30 percent compared with the 20 percent permitted.
Board members questioned whether 55 parking spaces would be sufficient, particularly when residents have visitors. The applicant's engineer said the parking count complies with state Residential Site Improvement Standards after applying credits for electric vehicle spaces.
The biggest unresolved issue involved stormwater management. Township professionals raised concerns about the proposed drainage basin, steep slopes and whether additional engineering changes could affect the site's layout.
Because the site is already tight, Board Engineer Thomas Lamanoitz cautioned that changes to the stormwater design could potentially affect parking, setbacks and the extent of the variances required.
Rather than continue testimony before those engineering questions are resolved, the applicant agreed to pause the hearing so its professionals can work with the township's professionals on revisions.
The Urban Nest application was carried to January 13, 2027, when the Board of Adjustment is expected to continue its review.
In other business, an application involving 755 South Beverwyck Road, seeking a use variance for commercial activity in a residential zone and outdoor storage of vehicles and materials, was carried to December 16. The board also carried an application concerning 30 Battle Ridge Road to December 16.