Edison, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Edison, NJ and summarizes what was decided — variances, site-plan and subdivision applications, and Board of Adjustment hearings. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 112 items on file; most recent August 27, 2026.
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Case Z11-2026: NJ American Water Inc., 2160 Oak Tree Road (preliminary/final site plan; D(2) use variance for expansion of nonconforming use; approval)
The board approved NJ American Water’s application for replacement/expansion work at an existing booster pump station at 2160 Oak Tree Road, including a D(2) use variance for expansion of a nonconforming public utility use and site plan approval, based on testimony that the project modernizes aging infrastructure with minimal impacts.
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Case Z14-2026: Priyank Patel, 37 Girly Road (bulk variances including D(4) FAR; approval)
The board approved an application to demolish an existing one-story home and construct a two-story single-family home with a one-car garage at 37 Girly Road, granting bulk variances including a D(4) FAR variance after testimony on reductions made and neighborhood compatibility.
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Case Z6-2026: Rajes Kumar Patel, 96 Overbrook Avenue (bulk variances; new application; approval with condition)
The board heard a new application for demolition and construction of a two-story single-family dwelling at 96 Overbrook Avenue with multiple bulk variances, discussed reductions and neighborhood fit, and approved the application with a condition that floor area ratio not exceed 0.50 and revised plans be submitted.
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Case Amended Z8-2025: Sacred Foundation, 3880 Park Avenue (continuation; public comment and vote on requested modification to access condition)
The board heard extensive public comment primarily opposing a requested change to a prior approval condition restricting use of Park Gate Drive for ingress/egress, then denied the requested modification after applicant summation proposing signage and internal controls and residents citing ongoing wrong-way traffic and safety risks.
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Case Z10-2026: Middlesex Water, 83 Favor View (summation and vote)
The board approved Middlesex Water’s application for an addition and site improvements at an existing water treatment plant, including a D(6) height variance for a silo exceeding the 45-foot limit by 10 feet, citing public health mandates and inherently beneficial use.
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Case Z2-2026: Emmerit Craw, 194 Washington Avenue (summation and vote)
After counsel’s summation requesting approval of a minor subdivision with D(4) bulk variances, the board voted to deny the application, citing failure to meet zoning requirements and neighborhood characteristics.
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Chair’s procedural statement on zoning board process and decorum
The Chair provided a detailed explanation of zoning board procedures, public comment rules, and decorum expectations, including swearing of witnesses, limits on repetitive or irrelevant comments, and the order of testimony and summations.
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Announcements of carried applications and hearing dates
The Chair announced multiple carried matters and their rescheduled hearing dates, including KZ31-2025, KZ8-2024, and KZ12-2026, with instructions that parties would receive and serve additional notice.
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Adoption of resolution Z53-2019 (American Outdoor denial)
The board adopted a resolution for case Z53-2019, described as “American Outdoor denial,” by roll call vote.
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Adoption of resolution D15-2026 (Swan Nan approval)
The board adopted Resolution D15-2026, described on the record as the “Swan Nan approval,” by roll call vote.
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Case Z8-2025 (amended): Sacred Foundation request to amend condition 3A regarding Park Gate Drive access — public comment taken; carried to August 25, 2026
The board heard an application to amend a prior approval resolution for Sacred Foundation at 3880 Park Avenue to remove/modify page 8 condition 3A requiring permanent closure of an ingress/egress point at Park Gate Drive. The applicant proposed replacing the closure requirement with a prohibition on congregants using Park Gate Drive and compliance measures. Multiple residents and an association attorney opposed the change on traffic and safety grounds. The matter was carried to August 25, 2026 due to time constraints and remaining public speakers.
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Case Z10-2026: Middlesex Water Company site plan and variances for PFAS treatment upgrades (83 Fair View Avenue / 300 Cedar Lane) — testimony and public comment; carried to August 25, 2026
The board heard an application by Middlesex Water Company for preliminary/final site plan approval and bulk/use variances to construct a new 58,360 sq. ft. building, a new 55-ft PAC silo, and related water treatment upgrades to meet PFAS regulations, including a new secondary access route via 300 Cedar Lane. After testimony and one public speaker raising notice and tree removal concerns, the matter was carried to August 25, 2026 for a vote due to needing five votes and seeking additional board member participation.
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Case Z2-2026: Minor subdivision and variances for two single-family dwellings (194 Washington Avenue) — hearing opened, testimony and public comment taken; carried to August 25, 2026
The board heard extensive testimony and public comment on an application to subdivide 194 Washington Avenue into two lots and build two single-family homes with multiple variances, including lot size, lot width, front setback, lot coverage, and FAR. After exhibits and many public objections, the matter was carried to August 25, 2026 due to having five voting members and the request for additional board review.
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Case Z15-2026: Bulk variance approval for rear addition and rear deck (47 Stony Road)
The board heard testimony from the homeowner seeking bulk variances to build a rear addition and rear deck at 47 Stony Road and approved the application after a public hearing with no in-200-foot speakers and one speaker outside 200 feet supporting the project.
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Closed session for litigation (Care1)
The board voted to enter closed session for litigation related to Case Z46-2017 (Care1).
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Chair’s opening statement on zoning board procedures and public participation rules
The Chair delivered an opening statement describing the zoning board’s quasi-judicial role, training requirements, hearing procedures, public comment rules, and expectations for decorum.
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Notice issue and renotice announcement (Rajes Kumar Patel, 96 Overbrook Avenue)
The Chair announced that Case Z6-2026 (Rajes Kumar Patel, 96 Overbrook Avenue) was improperly noticed and would be renoticed with a new hearing date to be determined.
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Approval of resolution 13-2026 (Jeremy Jithl)
The board considered and approved Resolution 13-2026 (Jeremy Jithl) by motion and roll call vote.
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Approval of resolution Z9-2026 (Chirons Patel)
The board considered and approved Resolution Z9-2026 (Chirons Patel) by motion and roll call vote.
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Approval of resolution D5206 (PSNG)
The board considered and approved Resolution D5206 (PSNG) by motion and roll call vote.
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Board deliberation and motion to deny Z-53-2019 (American Outdoor Advertising Remand)
The Board deliberated on the remand’s negative-criteria issues and voted to deny the application, finding the applicant did not meet the negative criteria and that the proposal would impair the zone plan/ordinance and harm the public good due to height, massing, and impacts on nearby residences.
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Post-public discussion: suggestion of compromise/settlement to avoid continued litigation
After public comment closed, a speaker urged the Board and applicant to consider compromise to avoid continued court proceedings and costs, referencing prior discussion of compromise and the expense of ongoing litigation.
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Close public portion for Z-53-2019
The Board voted to close the public portion after hearing comments from residents within 200 feet of the site.
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Public comment (within 200 feet): opposition to proposed 110-foot double-sided digital billboard
Multiple nearby residents opposed the proposed billboard, citing the magnitude of requested variances, visual and quality-of-life impacts, potential light impacts into homes, and safety concerns on I-287. Several comments were limited or redirected by counsel and the Chair to the remand’s negative-criteria scope.
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Board discussion: master plan re-examination timing and documents referenced
Board members discussed master plan re-examination history and whether a re-examination report was adopted, referencing a December 2021 letter/report and a 2024 master plan update, and debating how Judge McCloskey and the Appellate Division treated the issue.
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Board questions to applicant: billboard structure height and pole diameter; applicant testimony
Board members questioned the applicant about the billboard’s physical structure, including the 110-foot height and the pole diameter. A principal of American Outdoor Advertising testified about the unipole design, materials, and why the height was needed for visibility from I-287.
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Applicant counsel presentation: procedural history, variances, and court decisions
Applicant counsel Jeff Lehrer summarized the application history, the variances and ordinance standards at issue, the prior hearings and denial, and the subsequent Law Division and Appellate Division decisions that remanded the matter for the Board to address negative criteria findings.
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Board Attorney explanation of remand scope and limits (negative criteria focus)
Board Attorney Scott Seman explained the remand hearing’s limited scope: the Board is bound by the prior record and appellate instructions, with positive criteria treated as satisfied and the hearing focused on negative criteria (substantial detriment and impairment of the zone plan/ordinance).
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Case opened: American Outdoor Advertising (Remand) — 737 New Durham Road
The Board called Case Z-53-2019, a remand matter involving American Outdoor Advertising at 737 New Durham Road in the LI zone (Block 49, Lot 9), seeking site plan approval for a double-sided digital billboard.
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Chair’s opening statement on Zoning Board procedures and hearing rules
The Chair delivered the Board’s standard opening statement describing the Zoning Board’s role, member training, quasi-judicial procedures, witness questioning, public comment rules (including 200-foot notice distinction), and expectations for decorum due to recording by a court reporter.
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Applicant inquiry regarding withdrawn case (97 Garden Terrace) and resubmission
After KZ-3-2026 was announced as withdrawn, an individual who approached the microphone stated there was a miscommunication with counsel and asked for time to revise plans and reduce FAR; the Chair explained the application was withdrawn and could be resubmitted when ready.
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Board Secretary announcements: withdrawals, carry-overs, and re-notice requirements
The Board Secretary announced a withdrawn case and several carried matters with new hearing dates and notice requirements, including re-notice for certain applications.
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Resolution adoption: Harish Gowda
The Board adopted Resolution Z-8-2026 (Harish Gowda) by motion, second, and roll call vote.
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Resolution adoption: Michelle Campbell
The Board adopted Resolution Z-7-2026 (Michelle Campbell) by motion, second, and roll call vote.
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Resolution adoption: NHDPL LC
The Board adopted Resolution D-33-2025 (NHDPL LC) by motion, second, and roll call vote.
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Resolution adoption: Vivian Piera
The Board adopted Resolution D-25-2025 (Vivian Piera) by motion, second, and roll call vote.
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Scheduling notice: Z8-2024 Ultimate Collision — 115 US Route 1 (carried to July 7, 2026)
The Board announced that Case Z8-2024 (Ultimate Collision, 115 US Route 1) would be heard at the July 7, 2026 meeting at 7:00 p.m., to be carried without further notice.
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Elite Enterprises — 764 New Durham Road — Continuance to September 29, 2026 (without further notice)
After closing public comment, the Board carried the Elite Enterprises application to the September 29, 2026 meeting at 7:00 p.m., with the applicant agreeing to extend time and indicating revised plans would be submitted in advance.
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Elite Enterprises — 764 New Durham Road (gas station redevelopment with convenience store) — Public comment (outside 200 feet)
Additional speakers from outside the 200-foot notice area raised questions and opposition focused on traffic impacts and whether intersection improvements are on public property, lighting spillover and shielding, delivery truck activity, crime and safety concerns, property value impacts, and the large number of variances requested.
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Elite Enterprises — 764 New Durham Road (gas station redevelopment with convenience store) — Applicant responses during public comment (within 200 feet)
In response to resident questions and concerns, the applicant’s professionals stated the project would improve environmental conditions with modern double-wall tanks and ongoing monitoring, reduce impervious coverage, remove a vacuum, provide lighting plans showing zero foot-candles at residential property lines, and improve intersection operations and pedestrian safety through driveway changes and crosswalk/sidewalk upgrades.
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Elite Enterprises — 764 New Durham Road (gas station redevelopment with convenience store) — Public comment (residents within 200 feet)
During public comment on the Elite Enterprises application, multiple nearby residents opposed the proposal to demolish and rebuild the gas station with a 2,820 sq. ft. convenience store, citing traffic congestion and safety at the intersection, delivery/loading issues, environmental and stormwater concerns, lighting/noise impacts, crime and loitering fears, property value impacts, and the number/type of variances requested.
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Shyan/“Shrians” Patel — 20 Deborah Drive (bulk variances for additions and deck) — Board action
The Board heard testimony for bulk variances to construct first- and second-story additions and a rear yard deck at 20 Deborah Drive, including family need for multigenerational living. The public portion had no speakers, and the Board approved with conditions requiring corrected submissions.
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Jeremy Ginthal — 119 Idlewild Road (bulk variance for garage addition) — Board action
The Board heard testimony for a single bulk variance to construct a garage addition at 119 Idlewild Road, closed the public portion with no comments, and approved the application subject to compliance with the engineer’s report.
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PSE&G / Public Service Gas Company — 130A Meadow Road / 101 Meadow Road / 101 Silver Lake Road (preliminary & final site plan; D1 use variance; bulk variances) — Board action
The Board heard continued testimony on the PSE&G electrical substation application, including civil, security, landscaping, and planning testimony, then closed the public portion with no public comments and approved the application with conditions referenced in testimony and professional reports.
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Board Deliberation and Vote: Denial of Whispering Woods Settlement Agreement (Care One Birchwood)
After deliberation, the Board voted to deny the Whispering Woods settlement agreement and associated revised application for Care One Birchwood. The Vice Chair moved denial citing failure to meet positive/negative criteria and conflicts with residential zoning and the master plan; the motion passed by roll call.
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Applicant/Insurance Counsel Statements: Federal Court Ruling, Settlement Rationale, and Potential Trial/Damages
Counsel for the applicant and counsel for the township’s insurer addressed the litigation context. Applicant counsel stated a federal judge ruled in March 2024 that the prior denial violated federal laws and said rejecting settlement could lead to a jury trial with claimed damages of about $40 million; objectors questioned jurisdiction and timing.
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Close Public Portion (Care One Birchwood Whispering Woods Hearing)
After the public comment period concluded, the Board voted to close the public portion of the Whispering Woods hearing.
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Public Comment on Care One Birchwood Settlement: Requests to Postpone; Noise, Traffic, Safety, Environmental, and Process Concerns
Residents and community members opposed the settlement and requested postponement, citing lack of access to settlement documents, alleged inadequate notice, and reliance on old studies. Speakers raised concerns about generator noise, traffic and pedestrian safety near schools, flooding/wetlands impacts, building height/visual impacts, tree maintenance, and emergency evacuation risks for memory care residents.
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Architect Testimony (Michael Pomerico): Building Redesign, Reduced Height Near Lewis Court, and Relocation of Service Functions
The applicant’s architect testified that the revised design removed the third floor on the east side to create a two-story elevation near Lewis Court, modified rooflines, redistributed units, and moved service functions (generator, waste, deliveries) to the west side to reduce activity near the residential edge. He stated the facility remains within assisted living licensing guidelines.
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Engineer Testimony (Brian Wazner, Langan): Revised Site Plan, Parking Calculations, Stormwater, Landscaping, and Bulk Variances
The applicant’s engineer testified to the revised site plan for a 10-acre site, including a two-story portion near Lewis Court and three-story portion to the west, 206 proposed parking spaces versus 203 required, stormwater design under updated rules, an 8-foot board-on-board fence, and a zoning chart with multiple variances including lot coverage and FAR.
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Applicant Counsel Presentation: Case History, Litigation Context, and Summary of Revised Proposal
Applicant’s counsel summarized the history of the denied assisted living application, subsequent state and federal lawsuits, and the proposed settlement amendments. The revised plan proposed a 114-unit/122-bed memory care facility with reduced height near Lewis Court, relocated generator/trash to the west side, and specified building area and parking counts.
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Settlement Agreement and Plan Exhibits Entered into Evidence; Hearing Procedures Restated
After a brief interruption/recess, the Board stated it would enter the proposed settlement agreement and plan sets into evidence as exhibits and explained that the applicant would present testimony first, followed by sworn public comment limited to the settlement and revised site plan.
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Pre-Testimony Objections: Notice, Jurisdiction, and Reliance on Prior Record
Before applicant testimony, attorneys and a residents’ representative objected that notice was insufficient and that the Board lacked jurisdiction because the lawsuit was allegedly filed years after denial. They argued the modified proposal is a new use requiring a new application and that the public had inadequate time and access to settlement materials.
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Whispering Woods Hearing Introduction: Care One Birchwood, 1350 Inman Avenue (Proposed Settlement of Litigation)
The Board opened Case Z46-2017 as a Whispering Woods hearing to consider a proposed settlement of litigation involving Care One Birchwood at 1350 Inman Avenue. The Chair explained the process is not a rubber stamp and that the Board must hear testimony and public comment before voting to approve or reject the settlement.
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Carry to August 25, 2026: Fire Plan and Subsoil/Asphalt Support Analysis for Car Lifts
The Board carried Case Z8-2024 to August 25, 2026 at 7:00 p.m. to allow submission of a fire plan acceptable to the Fire Chief and an engineering/subsoil analysis regarding asphalt support for the car lifts; the applicant agreed to provide the requested materials and revised plans.
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Planner Testimony (John Mcdana): D2 Use Variance and Bulk Variances; Visual Impacts; Master Plan Consistency
The planner supported the requested D2 use variance and related bulk variances, stating the lifts are visually buffered and the project retrofits an existing site without expanding the footprint. He referenced purposes of zoning advanced by the proposal and stated the application would not substantially detriment the zone plan or ordinance.
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Architect Testimony (Charles Deetsz): Rooftop Area Enclosure and Security Door; Building Coverage Clarification
The architect testified about enclosing an existing rooftop/upper-level area with storefront-style aluminum and glass to create a controlled environment for parts/equipment and adding a coiling security door at the top of the ramp. He stated the building footprint is not changing and discussed building coverage figures tied to sheds/trailers.
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Engineer Testimony (William Lane): Site Layout, Fence/Screening, Generator, and Prior Agency Letters
The applicant’s engineer described the existing 12,323 sq. ft. building footprint, parking and lift locations totaling 22 lifts, a proposed generator behind a 10-foot fence with screening slats, and sheds needing approval. The Board discussed police and fire review letters and the need for a fire plan submission.
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Board Questions and Discussion: Lift Anchoring/Safety, Hours, Intensification, Amazon Vehicles, and Parking/Operations
Board members questioned whether the lifts are properly anchored on asphalt, whether the use is being intensified, and whether vehicles are parked on nearby streets. The applicant stated hours are not increasing, Amazon vehicles are no longer a major issue, and lifts are tied together; the Board discussed conditions restricting relocation of lifts.
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Applicant Testimony (Owner): Operational Need for Car Lifts, Fence, and Removal of Trailers
The owner testified that collision repair timelines have increased to about 24–25 days, requiring longer on-site vehicle storage. The applicant installed car lifts believing they were movable fixtures, later told board approval was needed. The owner stated trailers were removed and described a proposed 10-foot fence and generator area.
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Application Introduction: Ultimate Collision, 115 US Route 1 (Bulk/Use Variances; Exterior Car Lifts; Fence; Coverage; Sheds/Trailers)
The Board opened Case Z8-2024 for Ultimate Collision at 115 US Route 1 in the GBH zone, seeking approvals related to 22 exterior car lifts, a fence height variance, building coverage variance, and approvals for sheds; trailers previously on site were stated to have been removed.
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Chair’s Opening Statement on Zoning Board Procedures and Public Comment Rules
The Chair explained the zoning board’s quasi-judicial role, training requirements, impartiality rules, the order of testimony, and public comment procedures including time limits, swearing-in, and limits on repetitive or irrelevant remarks.
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Oral petitions and remarks (second public comment period): traffic safety, zoning board concerns, bamboo ordinance enforcement, Flock cameras, county stadium project, disbursements, permits, and other issues
In the second public comment period, residents raised concerns about an unsafe intersection near Edison High School, a proposed convenience store variance at 764 New Durham Road, ongoing bamboo ordinance summonses and grandfathering, Flock camera privacy/data sharing, Middlesex County’s stadium/restaurant project, township spending and congestion, and permit/engineering responsiveness.
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Carry/continuance: Z8-2024 (Ultimate Collision, 1115 Route 1) carried to June 30, 2026
The record reflected that case Z8-2024 (Ultimate Collision, 1115 Route 1) was not heard and was carried to June 30, 2026 at 7:00 p.m. in Council Chambers, with re-notice to be provided.
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Testimony: Traffic impact, driveway design, crash history, and intersection improvements (Z-37-2025)
The traffic engineer testified about reduced curb cuts, on-site circulation, conservative trip generation assumptions, crash history at the New Durham/Durham intersection, and a proposed county-approved concept to square the intersection, add turn lanes, and improve pedestrian safety, reducing delays on Durham Avenue.
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Testimony: Architectural renderings and building layout (Z-37-2025)
The applicant presented building renderings and floor plan sheets for the proposed convenience store, describing a pitched-roof, residential-style design with screened rooftop HVAC and interior layout elements such as POS, coffee area, and refrigeration.
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Testimony: Civil engineering/site design, operations, lighting, landscaping, signage, utilities, and off-site improvements (Z-37-2025)
The civil engineer presented existing and proposed site conditions, including reduced curb cuts, 18 parking spaces (11 striped plus fueling positions), reduced impervious coverage, a 5:00 a.m.–10:00 p.m. operating limit, lighting and buffering measures, signage variances, and county intersection and sewer improvements.
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Case opened: Z-37-2025 (Ali Enterprises, 764 New Durham Road) — use and bulk variances; redevelopment of gas station with convenience store and intersection improvements
The board opened case Z-37-2025 for 764 New Durham Road (Block 57.02, Lot 12), a pre-existing nonconforming gas station in the RB zone. The applicant sought preliminary/final site plan approval with a use variance and bulk variances to redevelop the site with a new canopy, four pumps, and a 2,820 sq. ft. convenience store plus site and intersection improvements.
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Carry/continuance: Z-31-2025 carried to May 19, 2026 with re-notice and extension of time
Due to concerns raised about notice, the board carried case Z-31-2025 to May 19, 2026 at 7:00 p.m. in Council Chambers, directed that a new 200-foot list be obtained and notice re-served, and obtained the applicant’s consent to extend the board’s time to act.
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Testimony: Planner on variance criteria, neighborhood context, and FAR/building coverage (Z-31-2025)
The applicant’s planner testified that the 800 sq. ft. rear addition requires only building coverage relief (23% to 28%), is driven by medical necessity for first-floor living, and would not substantially impair the zone plan or harm the public good. FAR was stated as well below the maximum.
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Testimony: Architect on proposed addition, building coverage variance, and basement/crawl space work (Z-31-2025)
The applicant’s architect testified that the addition fills the rear ‘void’ where a deck exists, maintains setbacks and height, and triggers only a building coverage variance (23% to 28%). Board questions focused on basement excavation, crawl space conversion, and the extent of work already performed.
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Staff input: Construction Department on photos, stop work order, and summons dates (Z-31-2025)
A construction department representative identified photo dates and referenced the stop work order and summons timing for the Calvert Avenue property, including the stop work order date and signature information.
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Testimony: Applicant (homeowner) on need for single-story addition and circumstances of unpermitted work
The homeowner testified about purchasing the property to live in the neighborhood, needing a ranch-style layout due to family health limitations, and seeking the building coverage variance. Board members questioned the timeline of permit denial, demolition activity, dumpsters, and summonses.
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Case opened: Z-31-2025 (Tanuja Adiani, 110 Calvert Ave East) — bulk variance for building coverage
The board opened case Z-31-2025 for 110 Calvert Ave East, an RB-zoned single-family property. The applicant sought a bulk variance to increase maximum building coverage from 23% permitted to 28% proposed to construct a single-story addition.
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Chair’s opening statement on zoning board procedures and public participation rules
The Chair provided an overview of the Zoning Board of Adjustment’s role, training requirements, quasi-judicial procedures, and rules for testimony, questioning, public comment, decorum, and the order of proceedings.
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Announcement: Carry of case 24-2025 (Vivian Pereira, 1651 Woodland Avenue) to May 12, 2026
The Chair announced that case 24-2025 (Vivian Pereira, 1651 Woodland Avenue) would be carried to the May 12, 2026 meeting at 7:00 p.m. in Council Chambers, with notice to be provided.
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Resolution approval: 34-2023 (Muhammad Zubair)
The board approved a resolution for case 34-2023 (Muhammad Zubair) by motion, second, and roll call vote.
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Resolution approval: Z-19-2025 (Jessica Lasky)
The board approved a resolution for case Z-19-2025 (Jessica Lasky) by motion, second, and roll call vote.
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Application hearing and approval: Vivian Pierra new single-family dwelling at 1651 Woodland
The Board heard a revised application for a new single-family home at 1651 Woodland, reduced to comply with building coverage, lot coverage, and setbacks, leaving only a 0.16 vs. 0.15 floor area ratio variance. Two residents raised HOA/private road and stormwater questions. The Board approved with conditions including compliance with the Board Engineer’s report.
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Application hearing and approval: NHDP LLC second-story addition at 136 Floyd Street
The Board continued the hearing for NHDP LLC to add a second story to a single-family home at 136 Floyd Street, revising the proposal to a 0.35 floor area ratio. With no public comment, the Board approved the application with conditions including compliance with revised plans.
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Application hearing and approval: PSE&G substation at 19–21 Meridian Road and 1750 Oak Tree Road
The Board heard testimony from PSE&G and its professionals for a new 2030 kV electrical substation spanning two parcels, including two 181-foot monopoles, security wall/fence, access drives, storm sewer repairs, and landscaping. With no public comment, the Board approved the application with conditions and professional report compliance.
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Chair’s opening statement on zoning board procedures and conduct
The Chair delivered an opening statement describing the Zoning Board’s quasi-judicial role, hearing procedures, public comment rules, and expectations for civility and orderly proceedings.
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Approval of resolution: Solomon Afua
The Board approved Resolution Z4 2026 (Solomon Afua) by motion, second, and roll call vote.
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Approval of resolution: Ronach Park
The Board approved Resolution Z1 2026 (Ronach Park) by motion, second, and roll call vote.
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Approval of resolution: Vikas Sharma
The Board approved Resolution Z28 2025 (Vikas Sharma) by motion, second, and roll call vote.
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Public Comment Period (4 Fielding Place Application)
The Chair opened public comment for the 4 Fielding Place application for both residents within 200 feet and those outside 200 feet. No one spoke, and the public portion was closed by motion.
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Case Z7-2026: 4 Fielding Place — Front Yard and Rear Yard Setback Variances for New Single-Family Dwelling Elements
The Board approved bulk variances for a new single-family dwelling at 4 Fielding Place: a front yard setback variance for a two-story portico (28.5 ft proposed where 35 ft required) and a rear yard setback variance for a raised terrace/patio (43.69 ft proposed where 60 ft required). No public comments were offered, and the application was approved unanimously.
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Public Comment Period (97 Garden Terrace Application)
The Chair opened public comment for the 97 Garden Terrace application for both residents within 200 feet and those outside 200 feet. No one spoke, and the public portion was closed by motion.
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Case Z3-2026: Suresh Mandanka, 97 Garden Terrace — Testimony Taken; Vote Carried to June 23, 2026
The Board heard testimony for a second-story addition/renovation at 97 Garden Terrace requiring multiple variances including FAR (0.64 proposed), lot coverage (43 proposed), and pre-existing undersized lot and side-yard deficiencies. After testimony from the homeowner, architect, and planner, and with no public comments, the Board carried the vote to June 23, 2026.
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Public Comment Period (52 Alexander Street Deck Variance)
The Chair opened public comment for the 52 Alexander Street application for both residents within 200 feet and those outside 200 feet. No one spoke, and the public portion was closed by motion.
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Case: Harish Gowda, 52 Alexander Street — Rear Yard Setback Variance for Deck/Patio Extension
The Board approved a rear yard setback variance for 52 Alexander Street to replace and extend an existing deck by 10 feet, resulting in a 20-foot rear setback where 30 feet is required. No public comments were offered, and the application was approved unanimously.
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Public Comment Period (Case Z6-2026)
No public testimony was taken for Case Z6-2026 during the portion reflected in the transcript; the matter was carried before a public-comment segment occurred.
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Case Z6-2026: Rajesh Kumar Patel, 96 Overbrook Avenue — Continuance to July 28, 2026
The Board heard initial testimony on a proposed second-story addition at 96 Overbrook Avenue requiring multiple variances (including FAR, lot coverage, building coverage, and front yard setbacks). After limited presentation and Board feedback requesting more specifics, the application was carried to July 28, 2026 with an extension of time to act through the end of August 2026.
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Chair’s Opening Instructions on Zoning Board Procedures and Public Comment Rules
The Chair explained the Zoning Board’s role, training requirements, quasi-judicial procedures, and the rules for testimony, questioning, and public comment, including limits on repetitive or irrelevant remarks and expectations for decorum.
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Announcements of Carried Applications and Future Hearing Dates
The Chair announced that two previously noticed matters were carried to future meeting dates: KZ-31-2025 to June 23, 2026 and Z9-2026 to June 30, 2026, both at 7:00 p.m. in Council Chambers.
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Adoption of Resolution Z-36-2025-PSNG
The Board adopted Resolution Z-36-2025-PSNG by motion, second, and roll call vote.
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Continuation of PSE&G Application
The PSE&G substation hearing was carried to June 30, 2026, for further testimony.
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PSE&G South Edison Substation: Acoustical Evaluation
Joseph Keefe presented an acoustical study showing the substation will comply with municipal noise ordinances.
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PSE&G South Edison Substation: Engineering and Site Plan
Michael Blake, PE, provided engineering details on the substation site plan, including storm water management and required variances.
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PSE&G South Edison Substation: Site Operations Testimony
PSE&G presented testimony regarding the operation and security of a proposed electrical substation at 130A Meadow Road.
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Closed Session for Litigation Matters
The board entered a closed session to discuss litigation involving American Outdoor and Care1.
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Carrying of NHDP LLC Application
The board announced that the application for NHDP LLC at 136 Floyd Street is carried to the May 12, 2026, meeting.
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Hazabel Northeast LLC Approval
The board approved Resolution Z25-2025 for Hazabel Northeast LLC.
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Sesh Modi Approval
The board approved Resolution C17-2025 regarding an application by Sesh Modi.
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Case Z4 2026 - Solomon Afua Garage Construction Variance
The board reviewed Case Z4 2026 regarding bulk variances for an attached garage at 95 Bernard Street. The applicant sought relief for front and side yard setbacks. Public feedback was absent, and the board approved the application, citing minimal neighborhood impact and enhanced property functionality.
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Case Z1 2026 - Ronach Park ADA Compliance Variance
The board reviewed Case Z1 2026 concerning a use variance for ADA compliance at 61 Livingston Avenue. The applicant sought approval for a second-story addition to accommodate elderly parents with medical needs. Public and professional testimony highlighted the necessity and neighborhood compatibility of the proposed changes.
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Solomon Afua Attached Garage Variance Approval
Resolution Z4-2026 grants variances to Solomon Afua at 95 Bernard Street, Edison, NJ, for constructing an attached garage with reduced setbacks. The board unanimously approved the proposal, recognizing the project's alignment with neighborhood character and its benefits for safety, convenience, and property value.
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Ronach Park ADA Accessibility Variance Approval
Resolution Z1-2026 approves a variance for Ronach Park at 61 Livingston Avenue, Edison, NJ, to construct an ADA-accessible addition to accommodate elderly and ill parents. The project includes modifications to improve safety and accessibility. The board unanimously supported the application, citing its alignment with community values.
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Solomon Afua Garage Construction Variance
This ordinance pertains to a variance request by Solomon Afua to construct an attached garage on his property at 95 Bernard Street. The board approved the application unanimously, considering the minimal impact on the neighborhood and the practical benefits for the applicant.
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Ronach Park Variance Application for ADA-Compliant Expansion
This ordinance addresses a variance request by Ronach Park to construct a second-story addition for ADA-compliant living space for elderly parents. The board unanimously approved the request after thorough discussion and public feedback.
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Case Z4 2026 - Solomon Afua Garage Construction
Applicant Solomon Afua requested variances for front and side yard setbacks to construct an attached garage for vehicle storage and safety.
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Case Z1 2026 - Ronach Park ADA-Compliant Home Addition
Applicant Ronach Park sought a variance to construct an ADA-compliant addition for elderly parents, including a first-floor bedroom and bathroom.