Howell Township, NJ Planning Board
Sundays tracks every public Planning Board meeting in Howell Township, NJ and summarizes what was decided — master-plan re-examinations, redevelopment areas, rezonings and land-use ordinances. 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. 86 items on file; most recent August 24, 2026.
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Meeting schedule reminders and email review request
The chair and secretary discussed upcoming meeting dates, including September 3 and September 17, and reminded members to check emails regarding the ordinance review and to ensure a quorum due to Labor Day timing.
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Action — SP1150 Route 9 Howell LLC (Maple Manor): preliminary approval granted (final deferred)
After discussion of outstanding design and technical items, the board granted preliminary approval for SP1150 (Maple Manor). The board discussed using preliminary approval to allow the applicant to proceed with NJDOT submissions while returning with final details. The motion passed unanimously by roll call.
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Application — SP1150 Route 9 Howell LLC (Maple Manor) (preliminary/final major subdivision; design waiver relief) — testimony and board discussion
The board heard testimony for SP1150 (Maple Manor), a mixed-use ML16 development described as 152 units with 30 affordable units and commercial/retail components, plus HOA-owned roads, basins, and amenities. Witnesses addressed site layout, stormwater, signage, architecture, a mikvah within a community center, and NJDOT access/jughandle traffic issues.
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Correspondence — carry request for SP1147 (G7B LLC) to September 3, 2026
The board secretary reported an email request asking the board to carry application case number SP1147 (G7B LLC) from the current agenda to September 3, 2026. The chair announced the matter was carried to that date with notice given.
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Public hearing and adoption: amend township code to prohibit data centers in zoning districts
Council held a public hearing and adopted Ordinance O-26-18 amending the township code to prohibit data centers in zoning districts. One resident spoke in support, emphasizing the distinction between hyperscale facilities and smaller data centers.
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Public comment period (consent agenda items) — zoning enforcement, alleged illegal rentals, and neighborhood tensions
A resident reiterated concerns about alleged illegal use in an R-3 zone and alleged illegal rentals and construction, describing a personal incident with a neighbor and arguing that some residents do not “assimilate,” while urging enforcement of zoning and rental registration requirements.
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Public comment period (consent agenda items) — rebranding Howell and leveraging public schools; proposed incentives
A resident urged the township to pursue a “rebranding” strategy for Howell, emphasizing the public school system as a key strength and proposing ideas such as incentives for young families, tax breaks for retirees, mentorship programs, and solar grid subsidies, while acknowledging zoning and public safety issues.
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Public hearing and adoption: amend township code to prohibit data centers in zoning districts
Council held a public hearing and adopted Ordinance O-26-18 amending the township code to prohibit data centers in zoning districts. A resident supported the prohibition of large-scale data centers while recognizing smaller data centers’ role in internet infrastructure.
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Council/administration responses and updates: concert/fireworks event; habitability checklist review; data center ordinance intent; preservation efforts; DPW thanks; solicitation registration; rental/investor concerns; community relations
Officials responded to public comments and provided updates on a recent concert/fireworks event, review of rental habitability standards, intent behind the data center prohibition ordinance, ongoing land preservation efforts, DPW performance, solicitation registration, limits of local control over home purchases, and community relations concerns.
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Public comment: concerns about illegal rentals, zoning enforcement, and neighborhood behavior; assimilation remarks
A resident reiterated frustration with what they described as illegal use in an R-3 zone and illegal rentals/construction, and recounted an interaction suggesting a nearby house was being rented without landlord registration; they also discussed cultural tensions and the concept of assimilation.
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Public comment: rebranding Howell by leveraging public schools; incentives for young families and community programs
A resident proposed a “rebranding” approach for Howell centered on promoting the public school system and suggested exploring incentives and programs to attract and support young families, while continuing to address zoning and public safety issues.
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Board/Staff Discussion: Master Plan Subcommittee Timing and September Meetings
Board members and professionals briefly discussed master plan work, indicating an email would be sent to a subcommittee to identify topics for discussion and that items could be postponed until September, noting there would be two meetings in September.
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Application Approved: 96 Industrial Court LLC (One-Year Extension of Time)
The Board heard SP1104 for 96 Industrial Court LLC requesting a one-year extension of approvals for a warehouse previously approved in 2024, with the approval stated to have expired around June/July 18. With no public comment, the Board granted an extension to July 18, 2027 by unanimous vote.
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Public Comment Period (During Submission Waivers/Agenda Clarification) — No Comments
The Chair invited residents to speak, including noting that the Cree Plaza/Free Plaza application had been carried, but no members of the public provided comments.
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Submission Waivers Discussion: Brickyard LLC (Amended Preliminary/Final Major Subdivision) — Application Incomplete Concerns
The Board discussed submission waivers for SD 2893A (Brickyard LLC) but noted outstanding escrow fees and concerns about whether an amended major subdivision filed long after original approval meets time constraints. The matter was not voted on in the transcript segment.
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Resolution Memorialization: Area in Need of Redevelopment (Route 9 South, Southbound Side)
The Board memorialized a second resolution for an area in need of redevelopment along Route 9 South on the southbound side. The resolution passed unanimously by eligible voters.
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Resolution Memorialization: Area in Need of Redevelopment (Route 9 South, Northbound Side)
The Board memorialized a resolution for an area in need of redevelopment along Route 9 South on the northbound side, described as the first of two related redevelopment actions. The resolution passed unanimously by eligible voters.
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Determination of Substantial Consistency of Ordinance 0-26-18 with the Master Plan (Data Centers Prohibition)
The Board considered Ordinance 0-26-18, described as prohibiting data centers in the township, and voted that it was substantially consistent with the Master Plan’s goals and objectives related to environmental protection. The motion passed unanimously.
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Meeting scheduling discussion: August meetings and quorum concerns
The Board discussed upcoming August meetings (August 6 and August 20) and noted potential conflicts affecting quorum, emphasizing the importance of having a quorum for discussion of the data center ordinance review.
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Vote: Non-condemnation area in need of redevelopment designation recommendation (Route 9 Northbound study area)
The Board voted to recommend designation of the Route 9 Northbound study area as a non-condemnation area in need of redevelopment, based on the planner’s report and testimony.
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Vote: Non-condemnation area in need of redevelopment designation recommendation (Route 9 Southbound study area)
The Board voted to recommend designation of the Route 9 Southbound expanded study area as a non-condemnation area in need of redevelopment, based on the planner’s report and testimony.
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Public comment: Redevelopment area designations (Route 9 studies)
One resident spoke during the redevelopment public hearing, supporting efforts to improve Route 9 but questioning why a property that had recently changed occupancy appeared on the list. No other public comments were made before the Board closed the public portion.
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Public hearing: Area in need of redevelopment (Route 9 Northbound) — planner presentation of parcels and criteria
The planner presented the Route 9 northbound redevelopment investigation report for a non-condemnation area in need of redevelopment, listing included blocks and lots and summarizing statutory criteria A, B, C, D, E, H and other criteria reviewed. The planner stated the entire study area could be designated, with specific parcels meeting criteria H, D, and E.
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Public hearing: Expanded area in need of redevelopment (Route 9 South) — planner summary and Board discussion
The Board heard a summary of the expanded Route 9 South area in need of redevelopment investigation, described as a non-condemnation designation. The planner identified specific blocks and lots and summarized the statutory criteria found to apply, including conditions of substandard/dilapidated buildings, discontinued use/abandonment, municipal/vacant land criteria, and smart growth consistency.
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Agenda reordering announcement
The Chair announced the agenda would be rearranged to begin with the redevelopment area hearing, then proceed to SP 1111A (KMTS/KTS), SP1148 (Ravenbolt), and end with SP1146 (Redevelopment Capital Holdings) while discussing area in need of redevelopment.
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Resolution memorializing submission waivers: Ravenbolt Incorporated
The Board voted to approve a resolution granting submission waivers for case SP1148 (Ravenbolt Incorporated).
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Resolution memorializing submission waivers: G7B LLC
The Board voted to approve a resolution granting submission waivers for case SP1147 (G7B LLC).
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Resolution memorializing submission waivers: Committs Inc.
The Board voted to approve a resolution granting submission waivers for case SP11A (Committs Inc.).
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Resolution memorializing submission waivers: East 3rd Street LLC
The Board voted to approve a resolution granting submission waivers for case SD3030 (East 3rd Street LLC).
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Ordinance 0-26-18 introduced: amend township code to prohibit data centers in zoning districts; Planning Board review for master plan consistency
The Board discussed Ordinance 0-26-18, introduced by Council to amend the township code to prohibit data centers in zoning districts, with a public hearing scheduled for adoption on August 18. The Planning Board was asked to review and comment on whether it is substantially consistent with the master plan, with the Board Planner to provide an opinion.
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Correspondence: carry request for JNS Flex Center application
The Board Secretary reported receiving a letter from an attorney for JNS Flex Center LLC requesting that the application be carried to August 20, 2026 with notice.
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Master Plan Discussion Deferred
The Board briefly referenced master plan discussion and indicated it would be pushed to the second meeting in August, with no substantive discussion recorded.
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Carry/Tabling of Public Hearing — Route 9 Northbound Side Redevelopment Study to July 16, 2026
The Board also carried the Route 9 northbound-side redevelopment study public hearing to July 16, 2026, after staff read the blocks and lots and noted outreach and correspondence from affected owners/attorneys.
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Carry/Tabling of Public Hearing — Route 9 Southbound Side Redevelopment Study Amendment to July 16, 2026
After discussion about consulting with the governing body and timing, the Board voted to carry the Route 9 southbound-side redevelopment study public hearing to July 16, 2026, with notice to be provided as required.
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Public Hearing Opened — Area in Need of Redevelopment/ Rehabilitation (Route 9 Corridor) and Public Comment (Southbound Side)
The Board opened a public hearing on an advertised study to determine whether certain Route 9 corridor properties should be designated as an area in need of redevelopment (non-condemnation). Staff summarized the statutory criteria and the proposed additional lots. Public commenters raised sewer/water cost concerns and supported redevelopment designation for utility access and corridor improvement.
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A-4 Park Golf LLC — Resolution Granting Submission Waivers
The Board memorialized a resolution for SP10009 (A-4 Park Golf LLC) granting submission waivers. The resolution passed unanimously.
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Vander Industrial Partner LLC — Resolution Granting Submission Waiver
The Board memorialized a resolution for SP1145 (Vander Industrial Partner LLC) granting a submission waiver. The resolution passed unanimously.
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Bill and Pamela Hill — Resolution Granting Submission Waivers
The Board memorialized a resolution for SD 3028 (Bill and Pamela Hill) granting submission waivers. The resolution was approved unanimously by the eligible voters listed.
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Correspondence
The Board moved through the correspondence portion of the agenda without substantive discussion recorded in the transcript.
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Council and staff responses to public comments (zoning application limits, geese management, data centers, advisory boards, splash park planning, and youth initiative coordination)
Township officials responded to several public comment topics, including limits on commenting on pending zoning applications, geese management and contract status, data center ordinance review, potential restructuring of rental advisory efforts, splash park funding and operational considerations, and coordination support for the teen workforce initiative.
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Public comment: request to pursue grants for a township splash park
A resident asked the council to direct a grant writer to actively pursue funding for a state-of-the-art splash park in Howell Township and to treat it as a master plan priority. The speaker cited quality-of-life benefits, accessibility needs, and potential funding sources, and suggested planning for two splash parks long-term.
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Public comment: data center ban research, proposed advisory committees, and concerns about zoning board professionals’ conduct
A resident asked whether council received documents about other NJ towns banning data centers and urged Howell to consider an ordinance. The speaker also proposed a landlord-tenant advisory committee and a municipal ethics board. The speaker criticized conduct by township professionals at a zoning board hearing and urged council to review hiring and oversight of professionals.
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Public comment: concerns about zoning approval and environmental impacts of proposed plastic bottle/container manufacturing
A resident raised concerns about a zoning board matter involving a property previously approved for warehousing that is now proposed for plastic bottle/container manufacturing. The speaker questioned whether the new use was improperly relying on prior approvals and cited concerns about forest clearing, endangered bat habitat, air and water quality, and proximity to a local elementary school.
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Amend Township code to prohibit data centers in zoning districts (introduction)
Council introduced Ordinance O-26-18 amending the Township code to prohibit data centers in zoning districts.
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Responses to public comment: open space funding, enforcement, and ordinance preparation
Officials responded that the farm purchase would be funded from the open space fund, offered to meet with a resident about a lot/building issue, stated the Township was aware of activity at 126 Darian Road, emphasized enforcement and potential fraud implications for misleading permit applications, and thanked staff for expedited work on the data center ordinance.
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Ordinance amending Township code to prohibit data centers in zoning districts (introduction)
The Council introduced Ordinance O-26-18 to amend the Township code to prohibit data centers in zoning districts. The ordinance was introduced unanimously.
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Administration and Council responses to public comments
Mr. Gross and Councilmembers responded to public comments, addressing zoning review processes, the June 4 JCP&L incident inquiry, Lake Louise dredging status, data center ordinance work, a planned complaint portal/ticketing system, local events, and building/zoning compliance concerns.
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Public comment: rental housing committee, complaint hotline, nuisance property enforcement, and data center bans
Residents urged Council to replace the mobile home rent control board with a broader landlord-tenant advisory committee, create a non-emergency complaint hotline with tracking, strengthen chronic nuisance property ordinances tied to landlord licensing, and adopt master plan/ordinance protections including bans on AI data centers.
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Administration and Council Responses to Public Comments
The Township Manager and Council members responded to public comments, including zoning process notes, a plan to contact JCP&L about the June 4 incident, status of Lake Louise dredging (no current plans/funding), ongoing work on data center restrictions, and a forthcoming complaint portal tied to GovPilot software. They also highlighted community events and a local business reopening.
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Public Comment Period (General Matters / Consent Agenda Items)
Multiple residents addressed the Council on rental-housing governance, a proposed non-emergency complaint hotline, chronic nuisance property enforcement, data center restrictions, a reported late-night utility incident involving a transformer, concerns about dredging Lake Louise, and zoning/code enforcement concerns regarding a neighbor’s construction and alleged misuse of a garage.
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Announcements: upcoming meeting dates and format
The chair announced upcoming meeting dates, including a special Zoom meeting scheduled for Friday, May 8 at 10:00 a.m., and the next regular planning board meeting scheduled for Thursday, May 14 at 7:00 p.m.
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Memorialize the approval by resolution
The board took a second action to memorialize the prior approval, explicitly referencing a resolution. The motion was made and seconded, and the roll call vote was unanimous.
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Approve acceptance of the re-examination report
The board acted on a motion to approve acceptance of the re-examination report. The motion was made and seconded, followed by a roll call vote that passed unanimously.
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Close public comment portion
With no further speakers, the chair closed the public portion of the meeting and returned to the board for action on the re-examination report.
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Public comment: environmental and climate-related master plan goals; request for stronger township focus and questions about upcoming ordinances
A resident speaking as a Green Team and Environmental Commission member urged the township to prioritize environmental and climate-related master plan goals, including renewable energy and hazard mitigation. The resident also asked whether the public would be able to review the text of ordinances expected to be introduced at the next night’s council meeting.
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Public comment: speeding concerns on a local road
A resident raised concerns about excessive speeding on Addison Road. The chair indicated the planning board did not have authority over the issue and advised the resident to contact the Township Council or Town Hall.
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Public comment: access to re-examination materials; architectural aesthetics and building colors along Route 33 redevelopment
A resident asked how to obtain copies of the re-examination report and questioned who controls exterior building colors and aesthetics for new Route 33 development. Board members and staff explained the document’s availability and described how architectural appearance is reviewed through the application process rather than by a dedicated color or design authority.
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Township Planner presentation: 2023 master plan re-examination report overview and recommendations
Township Planner Jennifer Beam presented the 2023 re-examination report, describing statutory topics reviewed, what goals were already addressed or partially addressed, and key recommendations for zoning and ordinance updates. She emphasized the report provides recommendations for the governing body and does not itself change ordinances.
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Meeting opening, purpose, and procedures for special meeting on re-examination report
The chair opened a special meeting, explained that Township Planner Jennifer Beam would present the re-examination report, and set expectations for respectful conduct and public comment. The board noted the meeting was being run similarly to a zoning board meeting with public questions permitted.
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Introduction: accessory buildings and miscellaneous structures (accessory structures)
Council introduced Ordinance O-26-13 amending Chapter 188 (Land Use) zoning requirements for accessory buildings and miscellaneous structures, including Section 188-11 on accessory structures. The ordinance passed unanimously on introduction.
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Announcements — Upcoming Meetings and Master Plan Update Status
The board discussed upcoming meeting dates and formats, including an in-person meeting on April 27 at 6:00 p.m. and a Zoom meeting on May 8 at 10:00 a.m. The board also stated the master plan update was on track and that materials had been submitted to the county.
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Public Comment Period (During SD 3029 Application) — No Comments
The board opened the public portion during consideration of SD 3029 and, hearing no one wishing to speak, closed the public portion.
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Memorialization Resolution — Archangel Michael Adult Day Health Care Center Inc. (Submission Waivers)
The board memorialized a resolution granting submission waivers for SP1133A, Archangel Michael Adult Day Health Care Center Inc.
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Correspondence — Request to Carry Applications; Announcement of Carry for SD 3024
The board reported correspondence from an attorney requesting that certain applications be carried to May 21, 2026. The board announced that application SD 3024 (1120 Farmingdale Road LLC) was carried to May 21, 2026 without notice.
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Master Plan Update Mentioned
A brief reference was made to a “master plan update,” with no substantive details provided in the transcript.
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Carry Date Entered on Record — StarCap Holdings LLC Continued to June 4, 2026
The Board placed on the record that Case SP-1135 (StarCap Holdings LLC) was carried to the June 4, 2026 Planning Board meeting with notice/publication requirements noted.
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Correspondence/Information Item — Case SP-1146 Redevelopment Capital Holdings LLC (Wheelhouse Howell) Submission Waivers Update
The Board noted correspondence indicating that for Case SP-1146 (Redevelopment Capital Holdings LLC / Wheelhouse Howell), additional information had been submitted and the Board no longer needed to consider submission waivers that night.
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Master Plan Subcommittee Update and Scheduling
A brief update was given that there was no master plan subcommittee meeting that night and the meeting would be pushed to next month due to limited availability. The next Planning Board meeting dates were discussed as June 4 and June 18, 2026.
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Township administration responses: staffing, meeting logistics, ordinance scheduling, events, AI data centers, energy aggregation, code enforcement process, and open space efforts
Township officials responded to public comments, addressing code enforcement staffing and court follow-through, DCA jurisdiction over multi-unit habitability, mercantile license intent and fees, May 12 meeting logistics and future larger venues, AI data center bans, energy aggregation monitoring, open space efforts, and upcoming community events.
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Public comment: parking, home-based childcare/homeschooling concerns, and enforcement priorities
A resident described a neighborhood issue involving many cars parked at a home and argued that residential areas are being used in ways inconsistent with zoning, raising concerns about children being cared for or homeschooled and the impact on schools and busing costs.
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Public comment: caution about communications and references to other municipalities’ experiences
A non-resident speaker urged careful coordination on mercantile licensing and planning/zoning and warned that emails and texts can be used against municipalities, referencing experiences in Jackson and Lakewood and a broader “playbook.”
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Public comment: neighborhood social tensions and development/zoning concerns including RLUPA and aquifer impacts
A resident described feeling ignored by new neighbors and raised concerns about zoning, development pressure, and environmental impacts, referencing RLUPA and threats to a regional aquifer from pumping and development.
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Public comment: May 12 meeting cancellation, enforcement staffing vacancies, AI data centers, and election/voting information
A resident criticized the May 12 meeting cancellation, asked for a plan to fill enforcement vacancies, urged master plan protections against AI data centers, and provided primary election and early voting information.
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Rescheduling of Applications
Two zoning applications were rescheduled due to outstanding submissions and internal delays, with updates provided on their revised timelines.
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Public Comments on Zoning Issues and Neighborhood Farming
Residents raised concerns about zoning violations and the impact of neighborhood farming strategies on Howell Township’s community dynamics.
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Community Participation in Master Plan Public Hearing
The Board emphasized the importance of community involvement during the April 23, 2026, public hearing on the Master Plan re-examination. They decided the meeting would be held in person to facilitate public engagement.
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Public Hearing and Submission Deadlines for Master Plan
Board members outlined the procedural steps to comply with New Jersey’s public notice and submission requirements. They emphasized the importance of timely notifications to the county, state, and neighboring municipalities for the April 23, 2026, public hearing and subsequent steps.
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Master Plan Update and Special Meetings Schedule
The Planning Board discussed the expedited timeline for the Master Plan re-examination process. They scheduled a special meeting for April 23, 2026, to address the Master Plan, and another for May 8, 2026, to review consistency resolutions. The document submission deadlines and public notice requirements were also emphasized.
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Discussion on Master Plan Re-examination and Public Hearing
The board planned a special meeting on April 23, 2026, to discuss the master plan re-examination and public hearing.
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Community Concerns on Land Use and Zoning
Residents raised concerns about land use regulations, citing specific cases of non-compliance and potential misuse of properties. They requested stricter enforcement of zoning laws and reevaluation of certain approvals to ensure compliance with township regulations.
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Community Concerns on Land Use and Zoning
Residents raised concerns about land use violations, improper approvals, and the need for stricter adherence to zoning regulations, urging the township to reevaluate specific cases and maintain compliance.
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Community Concerns on Land Use and Zoning
Residents expressed dissatisfaction with land use regulations and zoning issues, citing examples of mismanagement and concerns about adherence to existing policies.
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RCH162 Newton's Corner Road LLC - Case SD3027
RCH162 Newton's Corner Road LLC presented a revised subdivision plan for 24 dwelling units, addressing prior concerns about drainage, grading, and buffer zones. The board approved the application with conditions to ensure compliance with zoning and environmental standards.
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Concerns About Pole Barn Construction
A resident expressed concerns regarding a recently constructed pole barn on Darian Way, questioning its intended use and compliance with zoning regulations. The council committed to investigating the matter further.
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Designation of Block and Lots
Resolution 26-17 discusses the designation of block and lots, with details left blank in the transcript. It aims to finalize zoning and land use allocations for Howell Township. Citizens were informed that voting on this resolution would occur during the meeting.
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Concerns About Pole Barn Construction
Residents raised concerns about the construction of a large pole barn on Darian Way, questioning its zoning compliance and intended use.