Montgomery Planning Board Gets Update on Proposed ‘Belle Mead Station’ Transit-Oriented Development

Nicholas Mistretta

MONTGOMERY, NJ — Montgomery Township Administrator and Planning Director Lori Savron presented the Planning Board with an update on the township’s long-planned Transit Commercial site, outlining a concept currently being discussed as Belle Mead Station that would include 189 market-rate apartments, a park-and-ride facility, pedestrian connections and provisions intended to preserve existing affordable housing units elsewhere in the township.

Savron gave the presentation during the Planning Board’s Sept. 14 meeting as part of an effort to keep board members updated on projects connected to Montgomery’s Fourth Round affordable housing plan. The presentation was an update on the evolving concept rather than a site-plan approval. Savron said the next steps are to finalize the concept and develop zoning regulations, which would ultimately be considered for adoption by the Township Committee. 

Site Has Roots in 2014 Development Agreement
Savron began by providing background on the property and explaining how the designation “Transit Commercial site” originated.

She said the site was part of a 2014 settlement agreement between the township and Country Club Meadows involving several properties in the general Pike Run area. That agreement eventually led to a general development plan and related zoning regulations. Several components envisioned in that broader plan have since been developed, Savron said, including the 150 single-family homes at Country Club Meadows, 96 senior apartments, commercial development at Montgomery Grove and Montgomery Place, and the planned Thrive assisted-living and continuing-care facility. The Transit Commercial property represents one of the final pieces of that earlier plan, Savron said, with a park-and-ride facility long envisioned as an important component of the site.

189 Apartments Proposed as Part of Affordable Housing Strategy
The property resurfaced as part of Montgomery’s amended Fourth Round affordable housing plan adopted this year. Savron explained that one of the township’s strategies is to extend affordability controls on existing affordable housing rather than relying entirely on the construction of new affordable units. Among those properties are 96 affordable units at Pike Run Apartments. With rental bonus credits, Savron said, preservation of those units would generate 144 credits toward the township’s Fourth Round obligation. Existing affordability restrictions on the units are expected to begin expiring during the current 2025-2035 housing round, generally between 2028 and 2031.

Under the concept presented to the Planning Board, the Transit Commercial site would be developed with 189 market-rate apartments, currently being discussed under the name Belle Mead Station.

Savron emphasized that the proposal would not involve construction of new affordable units at Belle Mead Station. Instead, the affordable housing component would come from extending affordability controls on the existing Pike Run units.

Park-and-Ride Could Serve Buses Before Future Rail Service
A major component of the proposal is construction of a park-and-ride lot by the developer. The site sits along the rail corridor associated with the potential future reactivation of the West Trenton commuter rail line, and the concept would preserve access to that line. Savron cautioned that rail service remains years away, but said township officials believe the parking facility could provide a more immediate benefit by serving commuter buses.

She said the developer has contacted transportation companies, including Suburban Transit, about potentially establishing a stop in Montgomery. The township currently lacks a dedicated park-and-ride facility suitable for such service, she said. The proposed parking area would be situated with relatively easy access to Route 206 and Pike Run Road and could initially function as a bus park-and-ride. The plan would also include a pedestrian connection to the nearby Montgomery Place shopping center.

Township Seeks More Green Space and Buffering
Savron also walked the board through changes requested by township staff after reviewing an earlier concept plan. One area of focus was the portion of the property along Township Line Road, where staff requested a larger vegetative buffer. The revised layout also shifts the positioning of two residential buildings to create a larger open-space area. Savron said the township has additionally discussed incorporating a community garden for residents of the development. She noted that a senior housing property owned by the same developer across the street already has an active community garden, which she cited as an indication of interest in such an amenity among residents of multifamily developments. According to Savron, the developer’s revised concept reflects expanded open space, a revised parking layout and an enclosed maintenance area. The developer has also proposed possible decorative fencing along Township Line Road and an optional sound wall along the CSX rail corridor.

Mostly Two-Bedroom Apartments Proposed
Savron said the current residential concept calls for 118 two-bedroom apartments and 71 three-bedroom apartments, for a total of 189 units. The buildings would be three stories, and Savron showed the board an example of a similar residential product the developer already has along Amwell Road in Hillsborough. She also addressed a concern raised previously about placing residential development close to an active freight rail corridor. Savron said township staff contacted the Hillsborough Planning Department regarding a rental development there located near the same rail line and were told officials had not received complaints or encountered issues from residents of that development. She presented that information as one point of comparison for Montgomery’s consideration of the site.

Transit-Oriented Development Part of Planning Discussion
Savron also referenced New Jersey’s longstanding emphasis on transit-oriented development, noting that state transportation agencies encourage residential development within walking distance of public transportation as a way to support ridership. She connected that principle not only to possible future rail service but also to Montgomery’s existing and potential bus transportation options. Savron said discussions with NJ Transit during earlier affordable housing planning had similarly emphasized the importance of maintaining ridership to support continued transit service.

Concept and Zoning Work Come Next
Savron stressed that the proposal remains in the planning stage. Township staff and the developer will continue working toward a finalized concept plan. From there, zoning regulations would be drafted to reflect the proposed development. Those regulations would ultimately require action by the Township Committee, rather than the Planning Board. Savron said the purpose of bringing the project back before the Planning Board was to provide members with an ongoing look at how the township is implementing elements of the affordable housing plan the board previously considered.

Photo Credit: Nicholas Mistretta/headlinenewsmontgomery.com