PLAINSBORO TOWNSHIP PLANNING BOARD
FEBRUARY 17, 2026 MEETING
MINUTES
MEETING HELD:
Tuesday, February 17, 2026 at 7:00 p.m. in the Municipal Building Court Room

PLANNING BOARD MEMBER ATTENDANCE:

Ed Yates, Cary Spiegel, David Bander, Arthur Lehrhaupt, Richard Keevey, Joseph Greer and
Avanti Kanitkar were present.

Peter Cantu, Jetal Doshi, Sanjana Raturi and Sanjeev Agarwal were absent.

TOWNSHIP & CONSULTANT STAFF ATTENDANCE:

Bonnie N. Flynn, Director of Planning and Community Development; Ron Yake, Township
Planner/Zoning Officer; Lou Ploskonka, CME Associates, Planning Board Engineer; Trishka
Cecil, Mason, Griffin & Pierson, P. C., Planning Board Attorney and Josi Easter, Board
Secretary.

MEMBERS OF THE PUBLIC:

There were 16 members of the public present, including the applicants.

MEETING CALLED TO ORDER:

Arthur Lehrhaupt called the meeting to order at 7 p.m. and read the certification of meeting
notices.

ROLL CALL:

Yates - yes Keevey - yes Raturi - absent
Spiegel - yes Cantu - absent Agarwal - absent
Bander - yes Doshi - absent Kanitkar - yes
Lehrhaupt - yes Greer - yes

It was MOVED by SPIEGEL and SECONDED by KEEVEY and passed unanimously to approve
the January 20, 2026 Planning Board Reorganization meeting Minutes as submitted.

It was MOVED by YATES and SECONDED by KEEVEY and by voice vote the January 20,
2026 Planning Board Executive Session meeting Minutes as submitted were approved.

Trishka Cecil indicated that the proposed resolution is changing the Legal Notice
requirements because as of March 1, 2026 all public entities must publish their notices on
their website. Therefore, Municipalities are no longer required to designate an official

paper.

It was MOVED by KEEVEY and SECONDED by GREER and approved unanimously the
resolution for the Legal Notice Law Change.


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PLAINSBORO TOWNSHIP PLANNING BOARD - MINUTES
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February 17, 2026

P20-04 Trustees of Princeton University — Five Year Extension, Temporary

Addition to Princeton University Art Museum Storage Facility Minor Site Plan
with Submission Waivers, Block 701, Lot 29

Christopher DeGrezia, Esq. of Faegre Drinker Biddle & Reath on behalf of the applicant,
Trustees of Princeton University, is requesting a modification of a prior Minor Site Plan
approval related to a temporary building that was constructed. The University has an art
storage building in the Forrestal Campus, located on the east side of Route One on Forrestal
Road. In 2020 the University came before the Board and asked for an approval to build a
temporary addition. The intent was to house critical operations while the new art museum
was being built. It was anticipated that once the art museum was built the temporary
addition would be decommissioned. They are asking the Board for a five-year period to
integrate some of the operations back and to study and evaluate current and future needs.
The building was constructed to last and be of high quality since it was to keep art
collections safe. There are no changes to the building or any of the improvements.
However, the uses will be less intense because as part of the original approval some
teaching classes were moved to the facility which have been moved back to the main
campus.

Ms. Flynn indicated that staff did not create a report; there are no further comments and
are hoping a decision can be made from the testimony this evening.

Mr. Keevey asked what is in the building?
Ms. Cecil swore in James Steward, Director of Princeton University Art Museum.

Mr. Steward indicated that the annex was an integral part in ensuring the completion of the
new Art Museum and allowed the University to maintain critical operations during
construction. It allowed support for teaching from their collection, which served about 199
courses with 2,000 students. The facility was essential in the preparation of nearly 4,000
objects to be displayed in the new Art Museum including conservation, mounting, matting
and framing. Teaching has fully been transferred from Forrestal to the new Art Museum,
resulting in a reduction in traffic, the annex remains a vital part of their operation.

Mr. Spiegel asked if it was their intention to demolish the building at the end of the five year
extension.

Mr. Steward replied that they do not know because they need this time period to evaluate
the overall operation of the museum. The building was constructed to be durable, but they
don’t know at this moment whether the need for it is there, and they will come back to the
Board if that need arises.

Ms. Kanitkar asked if they have staff offices at that location, to which Mr. Steward replied
that no they are adjacent to the building.

There being no further questions from the Board or from the Public, it was MOVED by
KEEVEY and SECONDED by SPIEGEL to approve the request and to close the Public Hearing
via a voice vote.


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PLAINSBORO TOWNSHIP PLANNING BOARD - MINUTES
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February 17, 2026

Ms. Cecil indicated that the resolution explains that the applicant is requesting to keep the
building in place for another five years and it will include the detailed letter and project
narrative that Mr. DeGrezia submitted as exhibits.

It was MOVED by YATES and SECONDED by GREER to adopt the resolution.

ROLL CALL:

Yates - yes Keevey - yes Raturi - absent
Spiegel - yes Cantu - absent Agarwal - absent
Bander - yes Doshi - absent Kanitkar - yes
Lehrhaupt - yes Greer - yes

P25-07 PFV Holdings LLC. and PFV Holdings Land LLC. Preliminary and Final
Major Subdivision, Block 104, Lots 1.03, 1.06, 1.05 and 1.08

Mr. DeGrezia representing the applicant stated that the application is for a preliminary and
final major subdivision plan that takes place in the Princeton Forrestal Village in the PMUD
Zone. What is unique about this application is that there is no development being proposed
because the building, infrastructure and roads are already in place. What it is going to do is
carve out the existing pad sites so that they may have better investment opportunity. The
three pad sites are Ruth’s Chris, Salt Creek Grille and Harmony School and the remainder fot
that will contain the other six buildings that are on the property. Subdivisions have been
done in the past at the Forrestal Village, such as the Hotel which is on a separate lot, and
the Eden School. The intension is to have the lots be part of a shared infrastructure
through a declaration or easement agreement which will be shown to the Township
Attorney for review prior to recording. It allows for the buildings to be owned and taken
care of individually but share in the cost of the infrastructure and have access to the
utilities, stormwater management, driveways etc. throughout the whole Village.

Ms. Cecil swore in Ken Schilling, PLS (NJ) — Pennoni Inc., Licensed Surveyor, who gave an
overview of his credentials and was accepted as an expert without exception by Chair
Lehrhaupt.

Mr. DeGrezia marked the following exhibits: A1 entitled Final Major Subdivision Plan dated
10/7/25 and A2 entitled Easements, Restrictions and Constraints dated 9/25/25

Mr. Schilling stated that the applicant, PFV Holdings LLC. and PFV Holdings Land LLC. are
the owners of Lot 1.051, which is being proposed to be subdivided. The property is located
at College Road West and Route One and is in the PMUD Zone. The uses are mixed retail,
commercial and office with parking, roadways and site improvements. The adjoining land
uses are the undeveloped portion of the Princeton Nurseries property to the north, to the
south is the Eden Autism Services and 150 College Road West, which is the state police
facility that fronts Route One. To the East is Route One and the Westin Hotel and to the
west is the Princeton Windrows and the Carnegie Post Acute Care Facility. Lot 1.051 is
36.426 acres, and the applicant is seeking to create three new lots which will include the
existing buildings with a fourth lot containing the remaining land. The new lots will be as


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PLAINSBORO TOWNSHIP PLANNING BOARD - MINUTES
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follows; lot 1.052 will be 1.854 acres with an 11,000 sq. ft. building known as the Ruth’s
Chris Steak House containing 88 parking spaces; lot 1.053 will be 1.699 acres with an
12,000 sq. ft. building known as the former Salt Creek Grille with 103 parking; Lot 1.054 is
the Harmany School which is 9,700 sq ft with 54 parking space; and the proposed
remaining lot will have 31.478 acres with the 6 existing office and retail commercial
buildings as well as the parking garage which has roughly 1105 parking spaces. The
previously approved and recorded residential! lots within block 104 will remain unchanged
and include lot 1.03 with 2.476 acres, lot 1.061 with 2.474 acres and lot 1.08 with 0.932
acres. There are no changes to the previously subdivided residentials lots including lot 1.02,
the Eden Institute, and lot 2, the Westin Hotel. No new construction is contemplated and all
buildings, parking, access, utilities, stormwater will remain as they currently exist in the
properties.

Mr. DeGrezia clarified that the intent is to have a shared declaration of cross easement
agreement.

Mr. Shilling noted that there are no proposed separately delineated by metes and bounds
easements on the proposed subdivision at this time. They believe that this subdivision
furthers the intent and purposes of the Township Master Plan and Zoning Ordinance and
they are not requesting any design waivers or variances. They agree with the DRC and
staff comments and recommendations as per the memo dated 1/29/26 and will comply
accordingly with the memo to finalize and perfect the subdivision.

Mr. Yake stated that the review memo is dated 1/29/26 the applicant requested 20
preliminary checklist waivers and 8 final checklist waivers. DRC and staff have reviewed the
request which include justification for each and are of the opinion that the requests are
reasonable and support they be granted. The property is in the PMUD Zone, and all the
uses are permitted to the extent that the evaluation, standard and criteria apply to these
properties, they all appear to satisfy those standards. The applicant has stated that there
will be a declaration of easement providing a cost share approach of the utilities which
include all the common elements, access way, parking and will be reviewed for approval by
the Township attorney and staff prior to being recorded at the County’s Clerks Office. The
declaration will make sure that there are defined responsibilities for maintaining the
property. The applicant shall provide to staff that the University consents to the subdivision
prior to the filing of the subdivision map.

Mr. Ploskonka indicated that the applicant shall provide lot closure reports.

Mayor Yates asked why they don’t have the University’s approval, to which Mr. DeGrezia
replied that he does not represent the University.

Mr. Greer asked if there were any businesses for sale and Mr. DeGrezia said that they are
not for sale, that they are being leased.

There being no further comments or questions from the Board or the Public, it was MOVED
by KEEVEY and SECONDED By BANDER to close the public meeting via a voice vote.

Ms. Cecil stated that the resolution is divided into two sections which are the findings of


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February 17, 2026

facts and the conditions of approval. The findings describe the four lots that are being
created. The purpose for the subdivision and that there is no development as part of this
application. That they will preserve all the elements, existing circulation and putting access
easements as needed and that it is fully conforming. The conditions come from the review
memo which will be attached to the resolutions.

It was MOVED by KEEVEY and SECONDED by SPIEGEL to approve the resolution.

ROLL CALL:

Yates - yes Keevey - yes Raturi - absent
Spiegel - yes Cantu - absent Agarwal - absent
Bander - yes Doshi - absent Kanitkar - yes
Lehrhaupt - yes Greer - yes

P25-08 Greenskies Clean Energy LLC. — West Windsor - Plainsboro Regional
School District Solar Project at Community Middle School, High School North and
Millstone River School, Minor Site Plan, Blocks 1901, 1902 and 2001 Lots 2, 23
andi

Michael Floyd Esq. from Archer and Greiner on behalf of the applicant Greenskies Clean
Energy LLC. stated that the application submitted is for a Minor Site Plan to install solar
carports and provide clean energy to both the grid and to the schools known as Community
Middle School located at 95 Grovers Mill Road, High School North located at 90 Grovers Mill
Road and Millstone River School located at 75 Grovers Mill Road. They have four marked
exhibits as follows: exhibit 1 is an aerial of the site; exhibit 2 is a color rendering of
Millstone River School; exhibit 3 is a color rendering of Community Middle School and
exhibit 4 is a color rendering of High School North.

Ms. Cecil swore in the witnesses.

Alexander Berry, VP of Engineering for Greenskies gave a background of the company. They
develop, build and own and operate their assets. The project will provide clean energy to
the grid and help the school district subsidize the cost of energy by entering into a Power
Purchasing Agreement which enables them to leverage the federal investment tax credit as
well as the SREC program.

Chris Rosati, P.E. P.P. Engineer for the applicant gave an overview of his qualifications and
was accepted by Chair Lehrhaupt without objection. All schools have access to Grovers Mill
Road as seen on exhibit Al and the surrounding uses are residential uses in the R100 Zone.
The solar project has different types of arrays; T; cantilever and carport structures. It is a
large array supported in the corners and in the middle with steal columns. The elementary
school will have 500 kilowatts ac system; the middle school has 565 ac kilowatts and 1,000
kilowatts ac system for the high school. The carports will have a 3 degree tilt and are very
large arrays as shown in Exhibit A2, which is a color rendering for Millstone River
Elementary School. Exhibit A3 is a color rendering of the Middle School which are standard
carports with a little bit of tilt and columns in the center. A4 is a color rendering of the high


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February 17, 2026

School showing the standard T type of arrays. Those are the only differences in the
projects that are seen as one application. The T sections are 6 panels in portrait across the
length of the array, the cantilever canopy section has 4 panels in portrait configuration, and
the larger canopy is a 36 panel in landscape configuration. They have 541 watt panels, and
the modules are wired together in strings which are tied to inverters. The inverters convert
the DC electric that the panel produces to ac electric that then runs down the column to the
underground conduit to the electrical room into each of the schools. Another difference is
that the high school has a longer conduit run, so they need an intermediate transformer and
switch gear midway. The arrays will be on steal frames attached to steal columns attached
to concrete footings. The footings will be a max of 36” in diameter and 36” off the ground.
There will not be a loss of parking spaces. However, since the columns at the head of each
parking spot are 36” wide there will be 18” on either side so where they have 18’ deep
parking stall in several locations they will have 16 1/2’ wide stalls where the ordinance
require 18’. They require a technical waiver from section 85-44B2 to allow the reduction of
parking stall length. In the elementary school 28 of the 105 spaces under the canopy will
be affected, in the middle school 24 of the 155 and in the high school 106 of the 370. The
end result is that a full size pick-up truck SUV will not be able to park in those spots. The
improvements will not interfere with ADA access path. The minimum clear height will be 14’
therefore, no issues with fire vehicles access or maneuverability. All panels are fixed in
place, and they will lose some light stands in the area by putting the solar arrays, but there
will be LED lights underneath of the arrays. The canopy lighting will coincide with the on
and off of the rest of the campus parking and lighting. The panels are typically 20 degrees
warmer than ambient temperature. The panels will have space in between panel. Run off
will drip each panel into the parking underneath. The panels have a 25 year life span, and
they do not have any issues with the recommendations in the review memo.

Mr. Yake stated that the review memo dated January 30, 2026 states that the property is
zoned R100 which is a residential zone classification and in that zone public schools as well
as the accessory uses that are being proposed are permitted uses. The applicant’s proposal
gave details of the hardware, structures and finishes being used that are largely consistent
with the Townships Design Standards for solar energy canopy installation. Including the
that all columns and beams are boxed in with a high quality finish on the outside. The
applicant is requesting a number of site plan waivers and the DRC and Staff are of the
opinion that they should be granted. The applicant is requesting for a site plan waiver
exception to allow for the reduction of a number of 18’ in depth parking spaces to 16’ in
depth do to the placing of columns. DRC and Staff recommend granting of the waiver
subject to the condition that a concerted effort be made by the applicant’s engineer to
design the solar canopies at each of the sites such that the support columns be located at
the corners of the existing spaces thereby minimizing the impact of the columns on the
existing parking spaces.

Mr. Ploskonka asked Mr. Rosati if he could discuss two items: the system that is inter
connected with electric grid and the timing on the lighting under the canopies.

Mr. Rosati replied that the lighting will coincide with the other site lighting and with respect
to the connection to the grid, called a net meter system, they are tied to the system to a
certain extent. Therefore, if the arrays produce more energy than the school needs it will
flow back into the grid. However, it is unlikely because schools use a lot of power. Being


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PLAINSBORO TOWNSHIP PLANNING BOARD - MINUTES
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that it is connected to the school’s electrical system and that system is also fed by the grid
they are essentially connected to the grid, but they are not a producer. They are a user
from the grid on a yearly basis, but they will be supplementing it with the array.

Mr. Yates asked what is the voltage on the load side of the inverters? To which Mr. Berry
replied that it is 480 volts which is consistent with the main switchboard inside each of the
buildings.

Mr. Spiegel asked what percentage will the solar collect of the overall demand and Mr. Berry
replied that it is close to 100%.

Mr. Spiegel asked if there are any plans of battery installation if the solar collection
improves, to which Mr. Berry replied no.

Mr. Spiegel asked if there are any plans to install signs for compact cars where the parking
space is impinged and Mr. Rosati stated that yes.

Mr. Yates asked what kind of protection will there be around the transformers, to which Mr.
Yake replied that they will have a decorative board to screen the switch.

Mr. Greer asked how will the underground utilities be tied in, to which Mr. Berry replied that
they will be tied to the switch gear inside of the buildings.

There being no further comments or questions from the Board or from the public, it was
MOVED by KEEVEY and SECONDED by KANITKAR and by a voice vote it was passed to close
the public hearing.

Ms. Cecil reviewed the proposed resolution indicating that the findings are a generalized
overview of what is being proposed, specific findings with respect to each of the schools
with minor variations in terms of what is being installed and additional findings that are
common to each site and the conditions are drawn from the Planning Board Review Memo.

Ms. Cecil asked if the Board wants to add a condition for the parking stalls that will be
shorter than what is required, signs indicating that those parking spaces are for Compact
Cars Only, to which the Board stated that it should be added to the resolution as a specific
condition.

It was MOVED by KEEVEY and SECONDED by SPIEGEL to approve the resolution with the
addition.

ROLL CALL:

Yates - yes Keevey - yes Raturi - absent
Spiegel - yes Cantu - absent Agarwal - absent
Bander - yes Doshi - absent Kanitkar - yes
Lehrhaupt - yes Greer - yes


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PLAINSBORO TOWNSHIP PLANNING BOARD - MINUTES
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February 17, 2026

PMUD Zone Change Ordinance

Ms. Flynn stated that the draft ordinance is a direct response to the Land Use Element
Amendment that was adopted by the Board in January. It is implementing our compliance
mechanisms from our Housing Element and Fair Share Plan for our Affordable Housing
application.

Tt was MOVED by YATES and SECONDED by GREER finding that the PMUD Zone change is
not inconsistent with the Master Plan.

ROLL CALL:

Yates - yes Keevey - yes Raturi - absent
Spiegel - yes Cantu - absent Agarwal - absent
Bander - yes Doshi - absent Kanitkar - yes
Lehrhaupt - yes Greer - yes

Mr. Yates wanted to comment on Staff for a great job on the Affordable Housing
component.

Ms. Flynn stated that the Master Plan Subcommittee will be meeting on the Circulation Plan
and that the Fusion project has been submitted.

It was MOVED by KEEVEY and SECONDED by SPIEGEL and unanimously approved to
adjourn at 7:19 p.m.

Respectfully subnytted,

Board Approval Date:

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