Howell Township, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Howell Township, 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. 194 items on file; most recent October 17, 2026.
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SP1127A Diversified Acquisitions LLC — Amended Preliminary/Final Major Site Plan; Stormwater Pipe in Residential Buffer and Signage Variance Relief
The Board heard testimony from the applicant’s engineer, architect, and planner for SP1127A (Diversified Acquisitions LLC) regarding relocation of a stormwater pipe into a residential buffer due to NJDOT constraints and a request for multiple tenant wall signs. The Board approved the amended plan with a condition of one sign per tenant (maximum 10).
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SD3033 Patrick F. Bennett — Minor Subdivision Submission Waivers
The Board heard a brief presentation on SD3033 (Patrick F. Bennett) for a minor subdivision on a private road (Jerry’s Lane) and voted to grant five checklist/submission waivers as recommended by the Board Engineer.
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Discussion of Ordinance 26-31 Related to Septic/Lot Standards in AR-1 Zone
Board members discussed Ordinance 26-31, describing it as addressing septic-related provisions and an AR-1 zone one-acre standard that had required variances for 15,000-square-foot lots. A member stated the Zoning Board had granted relief every time and supported removing the recurring variance issue.
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Route Howell LLC (Maple Manor) — Resolution Granting Preliminary Site Plan and Design Waiver Relief
The Board approved a resolution for Route Howell LLC / Maple Manor (Case SP1150) granting preliminary site plan approval and design waiver relief. The resolution was memorialized by unanimous roll call vote.
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KTS Inc — Resolution Granting Amended Preliminary/Final Major Site Plan and Ancillary Variance/Design Waiver Relief
The Board approved a resolution for KTS Inc (Case SP111A) granting an amended preliminary/final major site plan with ancillary variance and design waiver relief. The resolution was memorialized by unanimous roll call vote.
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Parolf LLC — Resolution Granting Amended Preliminary/Final Major Site Plan and Ancillary Variance Relief
The Board voted to approve a resolution for Parolf LLC (Case SP10009A-4) granting an amended preliminary/final major site plan with ancillary variance relief. The resolution was memorialized by unanimous roll call vote.
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Response to Public Comment (Township Professionals)
Township professionals responded regarding delayed ordinances, lot coverage adoption, planner review, and requests for information about alleged unpermitted “e-roof” systems.
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Bford Bridge Investments LLC — Minor Subdivision and Design Waivers (642 Halsey Corner Road)
The Board approved SD-3032, a two-lot minor subdivision at 642 Halsey Corner Road (Block 111, Lot 10) in the R-50 zone. Testimony described two compliant lots, a right-of-way dedication adjustment, and design waivers for lot-line orientation and sidewalks. The application was approved by unanimous vote.
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Submission Waivers: Minor Subdivision — Create Two Residential Lots
The Board heard a submission waiver request for SD-3034, a minor subdivision to create two residential lots. The applicant was sworn, the Board’s professional review letter was referenced, and the Board granted the submission waivers by unanimous vote.
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Submission Waivers: Gateway Howell LLC — Preliminary/Final Major Site Plan, Variances, and Design Waivers
The Board considered submission waivers for SP-1153 (Gateway Howell LLC) related to a preliminary/final major site plan with ancillary variance and design waiver relief. The applicant’s attorney stated supplemental submissions revised the request, including wetlands mitigation and reduced coverage, and the Board granted the listed waivers by unanimous vote.
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Resolution: Ravenbolt Incorporated — Minor Site Plan and Ancillary Variance Relief
The Board voted to approve a resolution memorializing approval for SP-1148 (Ravenbolt Incorporated) for a minor site plan with ancillary variance relief. The resolution was adopted by unanimous vote of those present and eligible.
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Correspondence and Carry Notice: Diversified Acquisitions LLC (Amended Final Major Site Plan and Variance Relief)
The Board reported receiving an email from an attorney regarding SP-1127A (Diversified Acquisitions LLC) and announced the application was carried to October 15, 2026. The public was instructed not to proceed on the application that evening and to return on the carried date.
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Carry Application to Date Certain — November 9, 2026 (No Further Notice)
The board carried case BA2609 (Howell 33 Developers LLC) to November 9, 2026 without further notice, citing the need for additional time and potential revisions given the complexity and concerns raised.
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Public Comment Period — Howell 33 Developers LLC Use Variance Application (Route 33 Development)
During public comment on the Howell 33 Developers LLC application, speakers raised concerns about Route 33 safety, environmental impacts, noise and operational conflicts with a neighboring business, and suggested scaling back the project. One speaker also noted short notice of the hearing.
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Howell 33 Developers LLC — Bifurcated Use Variance Application for Route 33 Commercial Pad and 64-Unit Townhouse Development (1230 Route 33; Block 185 Lots 44 and 45.03)
The board began hearing a bifurcated use variance application by Howell 33 Developers LLC for a 13,750 sq ft commercial retail pad and a 64-unit townhouse development with shared access and Route 33 improvements. After extensive testimony, board discussion, and public comment, the matter was carried to November 9, 2026 without further notice.
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Shimon Bella Krauss — Bulk Variances for Demolition/Replacement of Garage with 2,350 sq ft Two-Story Single-Family Dwelling and Site Improvements (Savan Boulevard/Rochelle Avenue)
The board approved bulk variance relief for Shimon Bella Krauss to demolish an existing garage and construct a 2,350 sq ft two-story single-family dwelling with septic on an undersized lot, plus driveway, drywells, patio, shed, and fence improvements, with conditions discussed during testimony.
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Brandon Rolo — Bulk Variances for Patio/Pavers Around In-Ground Pool Encroaching Side and Rear Setbacks (13 Feather Tree Court)
The board approved bulk variances for a patio/pavers installed around an existing in-ground pool that encroached into required side and rear yard setbacks at 13 Feather Tree Court (Block 84.08, Lot 30).
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Christopher Capsasquez — One-Year Extension of Time for Prior Bulk Variance Approval
The board granted Christopher Capsasquez a one-year extension of time for a previously approved bulk variance to construct a single-family dwelling with septic on an undersized lot (memorialized as Resolution 2024-22 dated 11/4/24).
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Resolution Memorialization — Joseph Masakua (Use Variance, Bulk Variance, Minor Subdivision Approval)
The board memorialized a resolution for BA26-05 (Joseph Masakua) granting a use variance, bulk variance, and minor subdivision approval. The resolution was approved by roll call vote.
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Minutes and Correspondence (No Items Reported)
The board addressed minutes and correspondence; no correspondence was reported and no substantive discussion of minutes occurred in the transcript.
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Swearing-in of Board Professionals and General Witness Oath Procedure
The board’s professionals were sworn in, and the chair referenced the standard oath process for testimony during applications.
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Next Meeting Date Announcement
The Board discussed and confirmed the next meeting date as October 5, 2026, noting scheduling considerations including Columbus Day and that a prior meeting had been pushed due to a Jewish holiday.
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Board Action — Approval of BA 25-17A Wyckoff Mills Road LLC Application
The Board voted to approve application BA 25-17A (Wyckoff Mills Road LLC) for a use variance, bulk variances, and preliminary/final major site plan, subject to conditions discussed during the hearing. The roll call vote was unanimous.
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Public Comment Period (During BA 25-17A Hearing) — Open and Close
The Board opened the public portion for BA 25-17A and, seeing no public speakers, closed the public portion. The Board noted that several attendees appeared to be associated with the applicant or professionals rather than members of the public offering comment.
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Application Hearing — Wyckoff Mills Road LLC (Use Variance, Bulk Variances, Preliminary/Final Major Site Plan)
The Board heard testimony on BA 25-17A for Wyckoff Mills Road LLC to operate a small trade contractor business using an existing building at 572 Wyckoff Mills Road (Block 143, Lot 26-01/2606). Testimony covered existing nonconformities, proposed site improvements, buffering, lighting, operations, and conditions including driveway widening and landscaping timelines.
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Correspondence: Carry and Extension Request — Hanna Group ABL LLC
The Board Secretary reported an email from attorney Saed Al-Furry requesting that case BA 25-03 (Hanna Group ABL LLC) be carried to November 23, 2026, with notice granted and an extension of time through December 31, 2026.
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Correspondence: Carry and Extension Request — Bennett Road Associates LLC
The Board Secretary reported an email from attorney Saed Al-Furry requesting that case BA 14-0983 (Bennett Road Associates LLC) be carried to November 23, 2026, with notice granted and an extension of time through December 31, 2026.
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Swearing-In of Witnesses/Professionals for Testimony
The Board administered the oath for testimony. Names stated for the record included Charles Conliffe and Kira Winger, with a brief clarification requested to repeat a name for the record.
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G7B LLC (Seven Brew) — preliminary/final major site plan with ancillary bulk variances and design waivers at 4658 Route 9
The board heard SP1147 for a Seven Brew drive-thru coffee facility at 4658 Route 9, north of Wawa, with a 510 sq. ft. building and two drive-thru lanes. Testimony covered operations, site design, stormwater, septic, lighting, signage, traffic/queuing, and requested variances/waivers. The board approved the application unanimously with conditions discussed.
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Bill and Pamela Hill — preliminary/final major subdivision with ancillary variance and design waiver relief (creeping major)
The board heard SD3028 for Bill and Pamela Hill, a creeping major subdivision in the AR-E2 zone to create a conforming rear lot behind an existing home accessed by a private road and an 18-foot access easement. The board discussed the 50-foot perimeter buffer impacts and approved the application unanimously.
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Starcap Holdings LLC — resolution granting preliminary site plan approval
The board voted on a resolution for SP1135 (Starcap Holdings LLC) granting preliminary site plan approval. The resolution passed unanimously among the listed eligible voters.
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Vandervir Industrial Partners LLC — resolution granting preliminary and final major site plan with ancillary variance and design waiver relief
The board voted on a resolution for SP1145 (Vandervir Industrial Partners LLC) granting preliminary and final major site plan approval with ancillary variance and design waiver relief. The resolution passed unanimously among the listed eligible voters.
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New Jersey Natural Gas Company — resolution granting amended preliminary and final major site plan with ancillary design waiver relief
The board voted on a resolution for SP993A-2 (New Jersey Natural Gas Company) granting amended preliminary and final major site plan approval with ancillary design waiver relief. The resolution passed unanimously among the listed eligible voters.
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JNS Flex Center LLC — resolution granting preliminary and final major site plan with ancillary variance and design waiver relief
The board voted on a resolution for SP1138 (JNS Flex Center LLC) granting preliminary and final major site plan approval with ancillary variance and design waiver relief. The resolution passed unanimously among the listed eligible voters.
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98 Industrial Court LLC — resolution granting minor site plan approval
The board considered a resolution for SP1149 (98 Industrial Court LLC) granting minor site plan approval. A motion and second were made and the resolution was approved unanimously by eligible voters.
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Public hearing and adoption: amendments to Chapter 188 land use (including impervious coverage standards by lot size)
The Council held the public hearing and adopted Ordinance O-26-21 amending Chapter 188 land use, including schedule and definition updates. Public comments included questions about R-3 conditional uses and support for objective standards. The township planner explained the ordinance’s lot-size-based sliding scale and grandfathering approach.
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Administration and Council responses to public comments (Aldrich Road, Flock cameras, land use enforcement, impervious coverage)
Township officials responded to several public concerns, including Aldrich Road speed study limitations, questions about privately owned Flock cameras, land use/code enforcement support, and the impervious coverage ordinance process. The Mayor also described frustration with constraints and misinformation and discussed efforts to address recurring neighborhood issues.
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Public comment: questions and concerns about impervious coverage ordinance impacts and variance costs
A resident questioned how the impervious coverage ordinance would affect small lots and whether routine repairs (pavers, sidewalks) would require variances and escrow costs. The speaker cited township code variance fees and warned of potential impacts on pools and property values for nonconforming lots.
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Public comment: agenda questions, land acquisition support, and ordinance feedback
A resident asked questions about specific agenda items (including vendor services and land use legal support), praised the community garden organization, and supported open space acquisitions with county cost-sharing. The speaker supported tightening impervious coverage standards and raised concerns about an ordinance link being unclear on the township website.
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Public comment: septic/variance issue for a vacant lot and tax burden
A property owner described being unable to build on a lot despite paying taxes for six years and said an earlier resolution change still requires a second amendment. The speaker requested help to resolve the issue without litigation and criticized being “passed around” between officials.
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Second reading/public hearing and adoption: Land use amendments including residential schedules, definitions, and impervious/building coverage standards
The Council held a public hearing and adopted Ordinance O-26-21 amending Chapter 188 land use provisions, including schedules for permitted uses and bulk/dimensional requirements in residential zones and related definitions. A planner explained a lot-size-based sliding scale for building and impervious coverage and addressed questions about nonconformities and replacements.
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Administration responses to public comment (traffic study, Flock cameras, land use enforcement, impervious coverage)
Township officials responded to multiple public comments, including Aldrich Road speed study constraints, questions about Flock cameras, use of a zoning attorney for code/land use issues, and the impervious coverage ordinance process. The Mayor and Council members added additional remarks on several topics.
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Public comment: Questions and concerns about impervious coverage ordinance impacts on small lots
A resident questioned how the impervious coverage ordinance would affect a 10,000-square-foot lot, including whether routine repairs to patios/sidewalks would require variances and fees. The resident cited variance costs and asked about impacts on pools and property values.
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Public comment: Questions on agenda items, land acquisition, and ordinance topics
A resident asked questions about a vendor and services, praised community garden organization and open space planning, and supported several ordinances including impervious coverage tightening and open space preservation. The resident also stated an ordinance link on the website was opaque.
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Public comment: Septic/variance issue for vacant lot and tax burden
A resident described difficulty building or selling a lot due to septic/variance requirements and said a prior resolution change was not sufficient. The resident cited paying $6,300 per year in taxes for six years and requested Township help to resolve approvals without litigation.
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Use variance application (bifurcated) — Howell 33 Developers LLC (commercial retail pad and 64-unit townhouse development) at 1230 Route 33 (Block 185, Lots 44 and 45.03)
The Board began hearing a bifurcated use variance application for a 13,750 sq. ft. retail building and a 64-unit townhouse development on a consolidated 29.74-acre site at 1230 Route 33. After extensive testimony and public comment raising traffic, safety, environmental, and operational concerns, the Board carried the matter to November 9, 2026 without further notice.
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Bulk variance approval — Shimon Bella Krauss (demolish garage; construct 2,350 sq. ft. two-story single-family dwelling; septic on undersized lot; related improvements) at Savan Boulevard
The Board approved bulk variance relief for Shimon Bella Krauss to demolish an existing garage and construct a 2,350 sq. ft. two-story single-family dwelling with septic on an undersized lot, plus related site improvements. The Board heard engineering and planning testimony, public support from a nearby property owner, and approved with conditions including a recorded single-family limitation and other agreed modifications.
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Bulk variance approval — Brandon Rolo (patio/pavers around pool encroaching side and rear setbacks) at 13 Feather Tree Court
The Board approved bulk variance relief for a recently constructed patio/pavers around an in-ground pool that encroached into required side and rear yard setbacks at 13 Feather Tree Court (Block 84.08, Lot 30). The application was approved unanimously after no public comment.
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Extension of time — Christopher Capsasquez (one-year extension for bulk variance approval for single-family dwelling and septic on undersized lot)
The Board granted a one-year extension of time for case BA23-24 (Christopher Capsasquez) related to a previously approved bulk variance to construct a single-family dwelling and septic system on an undersized lot. The extension was approved by roll call vote.
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Resolution memorialization — Joseph Masakua (use variances, bulk variance, minor subdivision approval)
The Board memorialized a resolution for case BA26-05 (Joseph Masakua) granting use variances, bulk variance relief, and minor subdivision approval. The resolution was approved by roll call vote.
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Ordinance Review — Impervious/Building/Lot Coverage Requirements in Residential Zones; Master Plan Consistency Determination
The Board reviewed ordinance 0-26-21 concerning impervious coverage requirements and related residential zone standards. The Board Attorney summarized the ordinance and the Board Planner’s August 27, 2026 letter stating it was consistent with the Master Plan. The Board voted unanimously that the ordinance was substantially consistent with the Master Plan.
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Resolution Memorialization — Redevelopment Capital Holdings LLC (Preliminary Major Site Plan; Ancillary Variance and Design Waiver Relief)
The Board acted on a resolution for case SP-1146, Redevelopment Capital Holdings LLC, described as granting preliminary major site plan approval with ancillary variance and design waiver relief. A motion and second were made, and the resolution was memorialized by unanimous vote of the eligible voters listed.
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Resolution Memorialization — Links Waste Recycling Solutions Inc. (Preliminary and Final Major Site Plan; Ancillary Design Waiver Relief)
The Board acted on a resolution for case SP-1128, Links Waste Recycling Solutions Inc., described as granting preliminary and final major site plan approval with ancillary design waiver relief. A motion and second were made, and the resolution was memorialized by unanimous vote of the eligible voters listed.
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Carry to Future Agenda — G7B LLC Site Plan Application
Correspondence was reported indicating the applicant’s attorney requested that the G7B LLC application be carried from the September 3, 2026 agenda to the September 17, 2026 agenda. The Chair announced the carry and instructed anyone present for that application to return on September 17.
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Next Meeting Date Discussion
The Board discussed upcoming meeting dates around Labor Day and confirmed the next meeting would be September 14, with additional dates referenced as September 28.
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Decision on VA 26-04: Approval of Use Variance for Second Year-Round Rental Apartment (Block 183, Lot 34.02)
The Board voted to approve the use variance application VA 26-04 for Bernard Grenade Jr. to legalize/permit a second year-round rental apartment on the property at Block 183, Lot 34.02, incorporating conditions and follow-up items discussed (including permits/inspections and compliance matters). The motion carried unanimously.
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Applicant Closing Remarks and Board Deliberation on VA 26-04
Applicant’s counsel summarized the request as legalizing an existing situation and bringing structures into code compliance. Board members discussed the unusual history of the property, the importance of professional input, and the need for permits/inspections and conditions discussed earlier, before proceeding to a vote.
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Close Public Portion for VA 26-04
After public comment concluded, the Board voted to close the public portion of the hearing on VA 26-04. The motion passed unanimously.
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Public Comment on VA 26-04 (Support for Applicant; Criticism of Prior Professional Tone; Concern About Development if Denied)
One resident spoke in support of the applicant, stating the prior meeting felt unprofessional and biased, and urging the Board to approve the request. The resident said denial could force a sale to a developer who might subdivide and build multiple homes, harming the rural character and environment.
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Reopen Public Portion for VA 26-04 Due to New Testimony
Because a new witness testified, the Board voted to reopen the public portion for questions and comments on VA 26-04. The motion passed unanimously.
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Use Variance Application: Bernard Grenade Jr. (Block 183, Lot 34.02) — Convert Seasonal Farm Headquarters/Accessory Pole Barn to Second Year-Round Rental Apartment
The Board continued the partially heard use variance application (VA 26-04) for Bernard Grenade Jr. seeking to legalize/approve a second year-round rental apartment on a 5-acre AR-E2 property. Planning testimony emphasized minimal disturbance and preservation of rural character compared to potential subdivision, and the Board discussed conditions related to future subdivision, commercial activity, environmental areas, and permitting.
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Correspondence
The Chair asked about correspondence and stated that none was seen. No correspondence items were discussed.
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Swearing-In of Board Professionals
The Board’s professionals were sworn in for the record. The transcript identifies Jennifer Beam and Sean Madding as the professionals sworn.
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Open Public Meeting Compliance, Safety Notice, and Recording Notice
The Chair opened the Howell Township Zoning Board meeting and stated that public notice requirements were met through newspaper publication, delivery to the municipal clerk, and posting at the municipal building. Safety information about exits and a no-smoking policy was announced, and the public was advised the meeting was being videotaped for possible future broadcast.
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Application — SP993A-2 New Jersey Natural Gas Company (amended preliminary/final major site plan; design waiver relief)
The board heard SP993A-2 for New Jersey Natural Gas to demolish an existing heater building and construct a new approximately 5,750 sq. ft. heater building at its LNG facility. Design waivers included internal driveway width and sidewalk contribution issues. With no public comment, the board approved unanimously.
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Application — SP1138 JNS Flex Center LLC (preliminary/final major site plan; ancillary variance and design waiver relief)
The board heard the continued presentation for SP1138 (JNS Flex Center LLC). The applicant described revisions that eliminated prior buffer and setback variances except for a technical buffer variance related to a property across Route 33. With no public comment, the board approved the application unanimously.
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Submission waivers — SD3032 Bayford Bridge Investments LLC (minor subdivision; design waiver relief)
The board considered submission waivers for SD3032 (Bayford Bridge Investments LLC) to deem the minor subdivision application complete. Based on the review letter dated July 23, 2026 and confirmation that a county application was filed, the board granted the submission waivers by unanimous roll call vote.
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Submission waivers — SD301 Bruce and Donna Bennett (minor subdivision; ancillary variance and design waiver relief)
The board considered submission waivers for SD301 (Bruce and Donna Bennett) to deem the minor subdivision application complete. Based on the review letter dated May 15, 2026, the board granted the submission waivers by unanimous roll call vote.
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Ordinance 0-2621 — impervious coverage requirements in residential zones (introduced; Planning Board master plan consistency review requested)
The secretary reported that Ordinance 0-2621 regarding impervious coverage requirements in residential zones was introduced at the prior Tuesday council meeting. The Planning Board was asked to review the ordinance for consistency with the master plan prior to a 9:15 council meeting, and members were asked to check their emails before the next meeting.
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Township official statement: impervious coverage standards ordinance revision and rationale
A township official explained that O-26-21 replaces a prior impervious coverage ordinance (referenced as 026-11) and described revisions made after public feedback, including a sliding-scale approach by lot size and clarified definitions, with adoption planned for September 15.
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Public comment: impervious coverage ordinance support; small business tax abatements; rental habitability inspections
A resident thanked the Mayor and Council for revising the impervious coverage ordinance and proposed exploring a local ordinance for small business tax abatements and adding a local habitability inspection layer for rentals in addition to fire inspections.
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Procedural clarification and statement on impervious coverage standards ordinance (new introduction replacing prior ordinance)
The Mayor addressed a procedural issue regarding the introduction of Ordinance O-26-21 on impervious coverage standards, stating a prior similar ordinance (O-26-11) was no longer viable, and described revisions including a sliding scale based on lot size and clearer definitions.
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BA25-21 (JH Properties LLC) — use variance, bulk variance, and preliminary/final site plan for crane rental yard with office and storage building at 207 Swankham Road
The Board approved BA25-21 for JH Properties LLC to construct an 8,400 sq. ft. commercial building (6,720 sq. ft. storage; 1,680 sq. ft. office), convert an existing single-family dwelling to office use, and create outdoor storage and site improvements for a crane rental business at Block 49, Lot 24/24.01 (207 Swankham Road).
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Agenda order change to hear JH Properties LLC before Bennett Road Associates LLC
The Board agreed to swap the order of two applications, hearing JH Properties LLC first because the Bennett Road Associates LLC matter had previously required attendees to wait and was not reached.
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BA24-13 (Shimshan Langen f/k/a Edward Weisman) — one-year extension of time for bulk variance approval for single-family dwelling on undersized lot
The Board granted a one-year extension of time for a bulk variance approval to construct a single-family dwelling and site improvements on an undersized lot. The applicant reported delays obtaining Health Department approval and noted the prior approval had not been recorded.
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BA22-15A (ZS Mills LLC) — one-year extension of time for amended preliminary/final site plan approvals
The Board granted ZS Mills LLC a one-year extension of time for previously approved amended preliminary and final site plan approvals, including variances and design waivers, for property on Route 9 North/Lanes Mill Road. Board members raised ongoing safety/security concerns about the vacant movie theater building.
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Resolutions (none)
The Board Secretary reported there were no resolutions to consider.
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Minutes, correspondence, and announcement of carry for BA25-03 (Hannah Group ABL LLC)
The Board addressed minutes/correspondence and announced that BA25-03 (Hannah Group ABL LLC) would be carried to September 28, 2026, with an extension of the notice expiration date to October 31, 2026, and a request for a confirming letter.
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Application Approved: 98 Industrial Court LLC (Minor Site Plan for Roof Canopy Over Existing Concrete Pad)
The Board heard SP1149 for a minor site plan to construct a canopy over an existing 3,000 sq. ft. concrete pad behind an older warehouse at 98 Industrial Court to provide weather protection for unloading dry food goods. After questions about clearance and use, and with no public comment, the Board approved unanimously.
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Application Approved: Vanderbeir Industrial Partners LLC (Preliminary/Final Major Site Plan; Ancillary Variance and Design Waiver Relief)
The Board heard SP1145 for a proposed 38,000 sq. ft. industrial warehouse building on a 3.12-acre conforming lot at Vandervir Road and Industrial Court, including 24 parking spaces, five loading docks, two detention basins, and separated truck/car access. With no public comment, the Board approved the application unanimously.
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Submission Waivers Approved: Diversified Acquisitions LLC (Amended Preliminary/Final Site Plan; Ancillary Variance Relief)
The Board considered submission waivers for SP1127A (Diversified Acquisitions LLC) related to an amended site plan prompted by a DOT issue, including relocation of a storm sewer/outfall affecting a buffer and building signage. The Board granted the waivers for completeness purposes by unanimous vote.
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Resolution Memorialization: Darius Tenennis (Minor Subdivision; Ancillary Variance and Design Waiver Relief)
The Board memorialized a resolution for SD3029, Darius Tenennis, granting minor subdivision approval with ancillary variance and design waiver relief. The resolution was approved unanimously by eligible voters.
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Resolution Memorialization: Judah Burkowitz (Minor Subdivision; Ancillary Variance Relief)
The Board memorialized a resolution for SD 3025, Judah Burkowitz, granting minor subdivision approval with ancillary variance relief. The resolution was approved unanimously by eligible voters.
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Resolution Memorialization: 1120 Farmingale Road LLC (Preliminary/Final Major Subdivision; Ancillary Variance Relief)
The Board memorialized a resolution for SD 3024, 1120 Farmingale Road LLC, granting preliminary and final major subdivision approval with ancillary variance relief. The resolution was approved unanimously by eligible voters.
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Carry to October 1, 2026: Seaf Free Plaza Application (Extension of Time to Act)
The Board noted a request from attorney Thomas Hirs for the Seaf Free Plaza case (SP-1140) to be carried to October 1, 2026, to explore alternatives to reduce or eliminate variances and to grant an extension of time for Board action. The matter was carried with the expectation of re-notice when ready.
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Public comment on BA26-07: noise and operational impacts on neighboring recording studio
A business owner on Highway 33 objected/raised concerns about truck idling, noise intrusion, and operational impacts from the proposed trailer and truck activity near a neighboring recording studio, and requested mitigation such as moving the gate farther into the site, installing a solid fence, and posting no-idling signage.
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Application BA26-07: ANC Land Management LLC (Fleet Source) use variance, bulk variances, and preliminary/final major site plan
The board heard detailed testimony on BA26-07 for 113 State Highway 34 (Block 183, Lot 115.01), including business operations, site improvements, traffic, architecture, outstanding prior-approval work, and planning/conditional use issues. After public comment and conditions, the board approved the application by unanimous roll call vote.
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Carry of case BA25-21 to August 10, 2026
The board announced that case BA25-21 would be carried to August 10, 2026, with notice stated on the record.
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Correspondence: request to carry application BA26-04 and extension of time
The board acknowledged a letter from attorney Alan Kaplan requesting that application BA26-04 be carried to August 24, 2026, and noted an extension of the board’s time to act to October 16, 2026.
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Swearing-in of professionals and witnesses
The board’s staff administered oaths to professionals and later to the applicant’s witnesses for testimony in the evening’s application.
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Public comment: Wheelhouse Howell (SP1146) neighborhood impacts (Conover Street)
Several Conover Street residents spoke about the Wheelhouse Howell proposal, raising concerns about building height and visibility, lighting levels, drainage and flooding, emergency gate use, school bus safety, construction traffic on Conover, and the scale of population/parking on a narrow street. Speakers asked for stronger buffering and protections for existing residents.
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Application SP1146: Redevelopment Capital Holdings LLC (Wheelhouse Howell) preliminary/final major site plan with ancillary variance and design waiver relief — amended to preliminary approval only
The Board heard testimony for the Wheelhouse Howell project: a four-story multifamily building with 28 market-rate units and 42 affordable units on an 8.12-acre site at 2455 Route 9 (Block 130 Lots 30, 31.01, 38, 39, 40). Testimony covered site design, parking, stormwater, lighting waiver, buffers, signage, and access; neighbors raised concerns about fencing, drainage, lighting, traffic, emergency gate use, and school buses. The applicant withdrew final approval and the Board granted preliminary approval with conditions.
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Application SP1148: Ravenbolt Incorporated minor site plan with ancillary variance relief (Walmart generators)
Ravenbolt Incorporated sought approval to install two diesel generators and associated switchgear on concrete pads in the rear paved area of the Walmart site facing Kent Road, with screening by a vinyl fence. Testimony addressed noise compliance, underground trenching, access, and variance proofs due to multiple frontages; the Board approved the application, with one member abstaining.
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Application SP 1111A: KTS Inc. amended preliminary/final major site plan with ancillary variance and design waiver relief
The Board heard an amended site plan application for KTS Inc. to add a 129-square-foot mezzanine storage area, install a 35-foot flagpole near an existing monument sign requiring setback variance relief, and make minor parking/circulation revisions. Staff and professionals took no exception to the changes; after limited public comment, the Board approved the application unanimously.
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Submission waivers and completeness determination: New Jersey Natural Gas Company amended preliminary/final major site plan
The Board reviewed requested submission waivers for SP 993A-2 (New Jersey Natural Gas Company) involving a 5,750-foot steel building and related site changes. The Township Engineer listed specific checklist items requested for waiver and stated he took no exception to waiving them for completeness; the Board approved the waivers and deemed the application complete.
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Official announcement: JNS Flex Center LLC application carried to August 20, 2026 (with notice)
An official announcement was made that application SP-1138 (JNS Flex Center LLC) for preliminary/final major site plan with ancillary variance and design waiver relief would be carried to August 20, 2026 with notice.
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Motion to Enter Executive Session to Discuss Potential Litigation
After completing the scheduled case, the board indicated it would take a quick break and then enter executive session to discuss potential litigation. A motion and second were made and approved.
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Public Comment Period (BA25-05 Hearing) — No Public Comment
During the public comment portion of the BA25-05 hearing, the chair invited members of the public to ask questions or provide comments. No one came forward to speak, and the public portion was closed by motion.
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Application Hearing and Approval: Jacob Sher Eli — Variance for Single-Family Dwelling on Unimproved Street (Block 93.03, Lot 13, Bach Boulevard)
The board heard and approved application BA25-05 for a single-family dwelling on an unimproved street at Block 93.03, Lot 13, Bach Boulevard. Testimony addressed flood hazard, wetlands, riparian buffer constraints, roadway extension design, parking (RSIS), and conditions including limits on basement/attic bedrooms and restrictions against conversion to an apartment/mother-daughter use without approvals.
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Memorialization: Van Wickle Auto Supply (corporate) — Use Variance Approval
The board memorialized a corporate resolution for case BA26-06 (Van Wickle Auto Supply) granting use variance approval. The resolution passed unanimously by roll call among the eligible voters listed.
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Memorialization: Simo Hall LLC — Minor Site Plan Approval and Design Waiver Relief
The board memorialized a resolution for case BA25-16 (Simo Hall LLC) granting minor site plan approval and design waiver relief. The resolution was approved by unanimous roll call vote of the eligible members listed.
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Carry Request: THW Property LLC (carried to August 24, 2026; expiration August 24, 2026)
The board announced a carry request from attorney Sal Fury for case BA26-08 (THW Property LLC) to the August 24, 2026 meeting, with an expiration date stated as August 24, 2026.
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Carry Request: Bennett Road Associates LLC (carried to August 10, 2026; expiration August 25, 2026)
The board announced a carry request from attorney Sal Alfuri/Alfury for case BA14-09A-3 (Bennett Road Associates LLC) to be carried to August 10, 2026, with an expiration date stated as August 25, 2026. The record was clarified due to an agenda date discrepancy.
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Carry Request: Bernard Grenet (carried to July 27, 2026)
The board announced correspondence from attorney Alan Kaplan requesting that case BA26-04 (Bernard Grenet) be carried to the July 27, 2026 meeting with notice to the client and the state.
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JNS Flex Center LLC — Carry to July 16, 2026 (Preliminary/Final Major Site Plan with Variance/Design Waiver Relief)
The Board heard an initial overview of the JNS Flex Center LLC application for 1231 Route 33 and then carried the matter to July 16, 2026 for continued hearing, with notice to be provided as required.
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Lynx Waste Recycling Center Solutions Incorporated — Preliminary/Final Major Site Plan Approval with Design Waivers (15,000 SF Building; Tree Clearing; Conservation Easement)
The Board approved preliminary/final major site plan approval for Lynx Waste Recycling Center Solutions Incorporated for a 15,000-square-foot commercial building and related site improvements at 150 Squankum Yellowbrook Road, including design waivers and conditions. Testimony emphasized the operation is container storage/dispatch, not a transfer station, landfill, or recycling center.
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A-4 Park Golf LLC (Eagle Oaks) — Amended Preliminary/Final Major Site Plan Approval (Eliminate Parking Lot and Pool; Add Pickleball Court; Pole Barn; Utility Connection; Sidewalk Waiver)
The Board approved an amended preliminary/final major site plan for A-4 Park Golf LLC (Eagle Oaks) to eliminate a previously proposed parking lot and pool, reconfigure the Carolina House amenity building, add a fifth pickleball court, and address maintenance-area improvements including a pole barn and sewer connection. The motion carried unanimously.
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Starcap Holdings LLC — Preliminary Site Plan Approval (Traffic/Driveway Reconfiguration and Traffic Coordinator Condition)
The Board granted preliminary site plan approval to Starcap Holdings LLC after reviewing an alternative driveway and striping plan to address traffic concerns, based on a field meeting and traffic engineering input. Approval included continued use of an on-site traffic coordinator and other conditions discussed.
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D.R. Horton Enclave — Extension of Time (Preliminary/Final Site Plan)
The Board granted D.R. Horton Enclave a first one-year extension of an approval originally granted April 4, 2024, based on ongoing compliance work and a remaining TWWA permit anticipated in August. The motion carried unanimously.
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Route Howell LLC — Submission Waivers (Preliminary/Final Major Site Plan for 52-Unit Mixed-Use Residential Development)
The Board granted most submission waivers for SP1150 (Route Howell LLC) but required a 2,000-foot downstream drainage analysis item to be provided; otherwise the application would remain incomplete. The motion carried unanimously with that condition.
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98 Industrial Court LLC — Submission Waivers (Minor Site Plan for Canopy Over Loading Area)
The Board granted submission waivers for SP1149 (98 Industrial Court LLC) to deem the minor site plan application complete for a canopy over an existing loading area. The motion carried unanimously.
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East 30 Street LLC — Submission Waivers (Minor Subdivision with Ancillary Variance Relief)
The Board granted submission waivers for SD3030 (East 30 Street LLC) to deem the minor subdivision application complete, based on the Board professional’s review letter. The motion carried unanimously.
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Carry of THW Property LLC application to July 13, 2026 (no further notice required stated)
The board carried Case BA26-08 to July 13, 2026, stating no further notice was required and noting the application expiration date of September 24, 2026.
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Application hearing opened – THW Property LLC (use variance; preliminary/final site plan; change from approved warehouse use to plastic bottle/container manufacturing; office increase; silos; loading dock changes)
The board opened the hearing on Case BA26-08 for THW Property LLC, seeking approval to change a previously approved warehouse to a plastic bottle/container manufacturing use, increase office space (10,000 to 12,000 sq. ft. stated), add silos, and modify loading docks at 308–413 Fairfield Road (Block 168, Lots 17, 18, 19.02, 19.04, 19.08). Testimony described operations, staffing, truck traffic, and environmental/air permitting.
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Carry of Bernard Garnier Jr. application to July 13, 2026 (no further notice required stated)
The board carried Case BA26-4 to the July 13, 2026 meeting. The application expiration date of August 18, 2026 was noted, and the board indicated no new notice was required for the carry date.
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Public comment on Bernard Garnier Jr. application (supporting comments; wetlands concern raised)
The board opened public comment on Case BA26-4. Multiple members of the public spoke, largely supporting the applicant’s effort to legalize the apartment and continue farming, emphasizing fairness and rural character. One nearby resident raised concern about wetlands and requested formal wetlands verification.
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Application hearing opened – Bernard Garnier Jr. (use variance to convert seasonal farmhand quarters in pole barn to year-round rental apartment; plus related relief)
The board opened the hearing on Case BA26-4 for a use variance to convert an existing seasonal farmhand quarters/apartment in an accessory pole barn into a year-round rental apartment on a five-acre property (Block 183, Lot 34.02). Testimony focused on the history of the structures, zoning issues with a second dwelling, septic capacity, and farm-related justification.
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Resolution memorializing approval – Amin Realy LLC (amendment to amended preliminary/final site plan)
The board memorialized a resolution for Case BA234A (Amin Realy LLC) granting an amendment to an amended preliminary and final site plan.
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Resolution memorializing approval – Gabrieli Realy LLC (use variance; amended preliminary/final site plan)
The board memorialized a resolution for Case BA21-178 (Gabrieli Realy LLC) granting a use variance and an amended preliminary and final site plan.
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Resolution memorializing approval – Stewart Street LLC (variance/design waivers for single-family dwelling and septic on undersized lot)
The board memorialized a resolution for Case BA25-9 (Stewart Street LLC) granting a variance and design waivers for construction of a single-family dwelling with a septic system on an undersized lot.
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Correspondence
The board reported that there was no correspondence.
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Swearing in of professionals and witnesses (general)
The board’s professionals were sworn in, and later in the meeting witnesses for an application were sworn to provide truthful testimony.
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Open meeting / notice statement, safety advisories, and meeting recording notice
The meeting was opened with the required Open Public Meetings Act notice, facility safety instructions, and notice that the meeting was being videotaped for possible future broadcast on Township TV77.
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Public comment period (general matters and consent agenda items)
Residents commented on funding for a farm purchase, support for ordinances on penalties and data centers, a tax/variance issue for a nonbuildable lot, concerns about alleged illegal assembly use in residential areas, concerns about a pole barn at 126 Darian Road, and support for an ethics board concept.
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Public comment (general matters and consent agenda items) — multiple topics
Residents addressed funding for a farm purchase, urged passage of ordinance O-26-16, requested updates on housing ordinances, supported a data center ban, raised a nonbuildable-lot/variance issue, complained about alleged illegal assembly uses in residential areas, and described concerns about a pole barn at 126 Darian Road and related neighborhood impacts.
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Public comment: zoning/building enforcement and neighborhood impacts
A resident described ongoing disputes about a neighbor’s addition and garage, alleging setbacks and use issues and asserting inadequate code enforcement. The resident also described a separate incident involving people entering a backyard and said they felt disrespected after paying taxes for many years.
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Announcement of Next Meeting Date
The Board stated that the next meeting would be held on June 22, 2026.
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Public Comment Period (BA26-05 Hearing) — No Comments
The Board opened the hearing to public comment during the BA26-05 application. No members of the public spoke and no objectors were recorded.
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Application: Joseph Mazakova — Use Variance and Minor Subdivision (156 Roosevelt Avenue; Block 125, Lots 1.02 and 1.56)
The Board heard BA26-05 for 156 Roosevelt Avenue to subdivide two existing lots into three proposed lots, build two new single-family homes, and maintain an existing multi-family dwelling while reducing it from four units to three. After testimony from the applicant and professionals and conditions discussed, the Board approved the application unanimously.
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Application: Christ Church Howell — One-Year Extension of Time for Prior Approvals
For case BA23-11, Christ Church Howell requested a one-year extension of time for previously granted conditional use variances and preliminary/final major site plan approvals memorialized June 10, 2024. The Board granted the one-year extension unanimously.
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Resolution Memorialization: Nick Zuckus (Bulk Variances for Single-Family Dwelling on Unimproved Street)
The Board memorialized a resolution for case BA25-20 (Nick Zuckus) granting bulk variances for a single-family dwelling on an unimproved street. The resolution passed unanimously by roll call vote.
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Correspondence: Request to Reschedule Case BA26-08 (AthW Property LLC)
The Board reviewed an email from attorney Salatar Alfieri requesting that case BA26-08 (AthW Property LLC) be rescheduled to June 22, 2026 due to a notice issue; the Board noted the notice expiration date of September 24, 2026 and discussed whether Environmental Commission input was needed.
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Swearing-in of Professionals
Board professionals were sworn in, including Charles Kliff and Jennifer Beam.
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Public comment: garage requirement for new homes and limits on garage conversions; concerns about traffic impacts from reducing house of worship acreage
A resident asked how a proposed requirement for garages in new single-family homes would affect existing homes and future garage conversions, and raised safety and traffic concerns about potentially reducing the acreage requirement for houses of worship. Board members explained grandfathering, variance processes, and directed house-of-worship policy questions to the Township Council.
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Public comment: house of worship acreage requirement and whether it is treated as commercial
A resident asked what was being discussed regarding the acreage requirement for houses of worship and whether changes would affect commercial standards or variances. The board and staff explained the recommendation is to evaluate the acreage requirement, that houses of worship are treated differently in zoning law, and that any change would be decided by the governing body with legal input.
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Board questions to Township Planner on lot coverage recommendation specificity
Board members asked whether the re-examination report identified specific lot coverage percentages or left that to the governing body. The planner clarified the report recommends evaluation but does not propose specific percentages.
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Public comment on Gabrieli Realty LLC amended application (BA21-7 / 17A)
During public comment on the Gabrieli truck facility amended application, one resident spoke in favor, stating the plan looked great and that Route 9 needs business. No other public comments were made before the board closed the public portion.
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Application hearing: Gabrieli Realty LLC (amended preliminary/final major site plan; use variance and related relief)
The board heard an amended application for a previously approved truck sales/leasing/service facility at 1207–1209 US Highway 9 North. The applicant described operational changes (more service bays, reduced showroom) and site plan shifts (building moved south, parking reallocated), along with environmental remediation progress and reduced/removed waivers; the board approved the amended application unanimously.
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Board action: Approval of Steuart Street LLC bulk variances (BA25-9)
After deliberation, a motion to deny was made but received no second and died. The board then approved the application by roll call vote, with one member voting no based on neighborhood character and aesthetics; other members cited compliance with underlying setbacks, the reduced house width, and Board of Health septic approval.
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Public comment on Steuart Street LLC application (BA25-9)
Multiple residents commented on BA25-9, raising concerns about privacy, neighborhood character, servicing access to well/septic, tree removal impacts, and the applicant’s buy-sell/comparable sales submissions. One resident supported the revised smaller structure concept and asked that the actual structure size be resubmitted clearly.
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Application hearing: Steuart Street LLC (bulk variances for single-family dwelling on undersized lot; septic system)
The board heard BA25-9 from Steuart Street LLC seeking bulk variances to construct a two-story single-family dwelling with septic, well, dry well, and driveway on an undersized lot. The applicant presented a revised, narrower house option to address prior concerns; professionals and board members questioned setbacks, grading, basement, parking, and prior septic abandonment.
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Memorialization: LNL Paving Company, Inc. (use variance; amended preliminary/final major site plan)
The board memorialized a resolution granting a use variance and amended preliminary/final major site plan approval for LNL Paving Company, Inc. The resolution was adopted by roll call vote.
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Application — Darius Tenenis (Minor Subdivision; Ancillary Variance Relief) for 256 White Street (Block 130, Lots 18 and 19)
The board heard and approved SD 3029, a minor subdivision/lot line adjustment with ancillary variance relief for 256 White Street (Block 130, Lots 18 and 19). Testimony stated no new building lots were created and lot areas would not change; the adjustment would create more uniform lot geometry while addressing existing nonconformities and future development plans.
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Submission Waivers — Par Golf LLC (Amended Preliminary/Final Major Site Plan)
The board considered and approved submission waivers for SP1009A, Par Golf LLC, an amended preliminary and final major site plan. The board engineer referenced a March 12, 2026 review letter and noted the application involved amended amenities, including a pickleball-related change.
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Memorialization Resolution — Tulsi Restaurant LLC (Preliminary/Final Major Site Plan; Design Waiver Relief)
The board memorialized a resolution granting preliminary and final major site plan approval with ancillary design waiver relief for SP1144, Tulsi Restaurant LLC.
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Memorialization Resolution — RCH 162 Newtons Corner Road LLC (Preliminary/Final Major Subdivision; Ancillary Variance Relief)
The board memorialized a resolution granting preliminary and final major subdivision approval with ancillary variance relief for SD 3027, RCH 162 Newtons Corner Road LLC.
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Public Comment Period — BA2606 (Van Wickle Auto Supply Incorporated)
The Board opened the public portion for the Van Wickle Auto Supply use variance application. No members of the public spoke, and the public portion was closed.
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Application: Van Wickle Auto Supply Incorporated — Use Variance for NAPA Auto Parts Distributor (200 Orchinson Road; Block 169, Lot 1.13)
The Board heard a D1 use variance request to operate a NAPA auto parts distributor in an existing warehouse building at 200 Orchinson Road. Testimony described the family-owned wholesale-focused business, limited retail pickup, hours, deliveries, parking demand, and planning proofs. The Board approved the application by unanimous roll call vote.
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Public Comment Period — BA2304A (Omnicon Realy LLC)
The Board opened the public portion for the Omnicon Realy LLC application. No members of the public spoke, and the public portion was closed.
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Application: Omnicon Realy LLC — Amended Preliminary and Final Major Site Plan (945 State Highway 33; Block 175, Lot 35.01)
The Board heard an amended major site plan application for a used/new car sales site at 945 State Highway 33. The applicant eliminated a previously proposed new office building and instead proposed converting the existing dwelling to a sales office, with related site changes including increased vehicle display spaces. The Board approved the amended plan with conditions discussed on the record.
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Correspondence and Resolutions
The Board reported no correspondence and no resolutions.
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Swearing-In of Professionals
The Board swore in professionals who would provide testimony, including Charles Conliff and Jennifer Beam.
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Application Hearing (Continued) — StarCap Holdings LLC Preliminary/Final Major Site Plan (Traffic Mitigation, Site Revisions, and Carry to June 4, 2026)
The Board continued the StarCap Holdings LLC application, hearing testimony on revised site plans and traffic mitigation using an on-site traffic director. Board members requested written input or testimony from Howell Township Police regarding the traffic approach. The application was carried to June 4, 2026.
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Application Discussion — Archangel Michael Adult Day Healthcare Center Inc. Minor Site Plan (Jurisdiction Determination and Direction to Zoning Board)
The Board reviewed the Archangel Michael Adult Daycare application for a proposed adult daycare facility within an existing church building, but concluded the Planning Board lacked jurisdiction due to concerns about multiple principal uses and directed the applicant to the Zoning Board.
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Submission Waivers — G7B LLC Preliminary/Final Site Plan with Ancillary Variance and Design Waiver Relief (Completeness)
The Board granted two submission waivers for Case SP-1147 (G7B LLC) for checklist items 13 and 88 to deem the application complete, based on the Board Engineer’s recommendation given the site’s existing disturbed condition and the project scope.
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Submission Waivers — KTS Inc. Amended Preliminary/Final Major Site Plan (Completeness)
The Board granted submission waivers for Case SP-111A (KTS Inc.) for purposes of deeming the application complete, based on the Board Engineer’s review letter and the limited scope of work described.
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Resolution Memorialization — Vandervir Industrial Partners LLC Preliminary/Final Major Site Plan with Ancillary Design Waiver Relief
The Board memorialized a resolution granting preliminary and final major site plan approval with ancillary design waiver relief for Case SP-1131 (Vandervir Industrial Partners LLC).
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Resolution Memorialization — 3G Corporation (Goldman Shopping Center) Amended Preliminary/Final Major Site Plan with Ancillary Variance Relief
The Board memorialized a resolution granting amended preliminary and final major site plan approval with ancillary variance relief for Case SP-904-A3 (3G Corporation / Goldman Shopping Center).
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Application Hearing and Approval: SD 3024-1120 (1120 Farmingdale Road LLC) Two-Lot Subdivision
The Board heard SD 3024-1120 for 1120 Farmingdale Road LLC, a two-lot subdivision of a 70,000 sq. ft. corner lot in the R-3 zone, related to the earlier Pine Meadows subdivision. The Board discussed buffers, a revised lot line near basement stairs, stormwater dry well, and sidewalks, and approved the application with conditions.
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Application Hearing and Approval: SD-3025 Judah Berkowitz (Two-Lot Minor Subdivision with Bulk Variance)
The Board reheard SD-3025 after prior notices were found incomplete and void. The applicant proposed a two-lot minor subdivision at 47 Pinewood Road with one pre-existing side yard variance (18.2 ft) and removal/replacement of septic systems. The Board approved the application with conditions.
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Submission Waivers: SP-1148 Raven Volt Incorporated (40 Rock Harbor Road)
The Board considered submission waivers for SP-1148 (Raven Volt Incorporated) involving a minor site plan and bulk variances for installation of generators and utilities at 40 Rock Harbor Road. The Board granted the submission waivers and deemed the application complete.
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Case BA2516 - Simka Hall LLC
Simka Hall LLC sought approval for a minor site plan change to convert a retail unit into a banquet hall at the Green Leaf Shopping Center. The board approved the proposal with conditions, including a maximum occupancy of 100 and a parking waiver for seven spaces.
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Case BA217 - Whiteoff Mills Road LLC
The board discussed rescheduling Case BA217 (Whiteoff Mills Road LLC) due to incomplete site plan submissions. The applicant sought an extension to finalize plans and address questions, with a new expiration date to be determined.
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Simpra Hall LLC Banquet Hall Approval
Simpra Hall LLC sought approval for a minor site plan change to convert a retail space into a banquet hall. The board approved the application, granting a waiver for parking requirements and imposing a maximum occupancy of 100 people.
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Whiteoff Mills Road LLC Case Rescheduling
The application for Whiteoff Mills Road LLC (BA217) was rescheduled due to the need for a comprehensive site plan submission, addressing outstanding questions. The board requested an extension for acting on the application.
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Minor Site Plan Change for Green Leaf Shopping Center
Simpra Hall LLC sought approval for a minor site plan change to repurpose a retail unit into a banquet hall for social and business events.
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Bill and Pamela Hill Minor Subdivision Approval
This resolution grants minor subdivision approval for the application submitted by Bill and Pamela Hill, addressing submission waivers and checklist items. It was approved unanimously by eligible board members and memorialized during the meeting.
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Vanderbeir Industrial Partners LLC Preliminary and Final Major Site Plan Approval
This resolution grants preliminary and final major site plan approval, minor subdivision approval, and ancillary design waiver relief to Vanderbeir Industrial Partners LLC. It was voted upon and memorialized by eligible board members during the meeting.
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Vanderbeer Industrial Partners LLC Site Plan Design Waiver Relief
This ordinance grants preliminary and final major site plan approval for a new industrial building in Howell Township, including waivers for driveway width, landscaping, lighting, and sidewalks.
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Bill and Pamela Hill Minor Subdivision Approval
This ordinance pertains to the application by Bill and Pamela Hill for minor subdivision approval. The board granted submission waivers and deemed the application complete, allowing the project to advance.
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Vanderbeir Industrial Partners LLC Preliminary and Final Major Site Plan Approval
This ordinance grants preliminary and final major site plan approval along with minor subdivision and ancillary design waiver relief for Vanderbeir Industrial Partners LLC. Eligible voting members approved the resolution, officially memorializing it.
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Site Plan Approval for Vanderbeer Industrial Partners LLC
Application SP1131 was presented for preliminary and final major site plan approval for an industrial building.
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Minor Subdivision for Bill and Pamela Hill
The board reviewed application SD3028 for Bill and Pamela Hill's minor subdivision, deeming it complete with certain waivers.
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Approval for Vanderbeir Industrial Partners LLC Site Plan
Resolution SP1130 was approved for Vanderbeir Industrial Partners LLC, granting preliminary and final major site plan approval along with minor subdivision approval.
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Nurgus Zukus Variance Application for Construction on Birch Street
The zoning board reviewed and approved an application by Nurgus Zukus to construct a single-family dwelling on an unimproved street, with conditions related to road improvements, environmental permits, and compliance with local regulations. The property is located within a residential zone, and the project includes a septic system, a driveway, and stormwater management.
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Approval of Variance for Single Dwelling Construction on Birch Street
The applicant, Nick Zukus, sought approval to construct a single-family dwelling on an unimproved street, Birch Street, with associated roadway improvements. The board discussed environmental considerations, fire safety, and infrastructure requirements before approving the resolution.
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Variance Request for Single Dwelling on Unimproved Street
This ordinance reviews the application of Nick Zukus to construct a 2,322 square foot single-family dwelling on an unimproved street in Howell Township. The proposal includes improvements such as a septic system, portable well, driveway modifications, and compliance with environmental regulations.
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Nurus Nick Zukus Variance Application
An application for a single-family dwelling on an unimproved street was introduced, seeking approvals for construction, driveway improvements, and environmental permits.
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Concerns from Residents Regarding Whiteoff Mills Road Property
A resident living across the property at 565 Whiteoff Mills Road expressed concerns about trespassing by children near the water tower and emphasized the importance of maintaining the cell tower infrastructure and ensuring active site management.
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Whiteoff Mills Road LLC Use Variance Application
The Howell Township Zoning Board discussed the application of Whiteoff Mills Road LLC for a use variance to operate a contractor business and flex space on the property. The site, which includes a water tower and cell tower leases, posed unique challenges due to its narrow shape and existing structures.
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LNL Paving Company Use Variance and Site Plan Amendment
The Howell Township Zoning Board reviewed an application from LNL Paving Company for use variance and amended site plan approval. The applicant proposed installing a generator, diesel tank, and concrete pad at the asphalt plant site. Minor variances were discussed, including buffer variances. Professional witnesses provided testimony regarding site details and improvements.
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Whiteoff Mills Road LLC Use Variance for Trade Contractor Business
Whiteoff Mills Road LLC applied for a use variance to operate trade contractor businesses and flex space at 572 Whiteoff Mills Road. The application includes minor site improvements, parking adjustments, and maintaining existing cell tower leases while addressing concerns about safety and site use.
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LNL Paving Company Use Variance and Site Plan Amendments
The resolution pertains to the LNL Paving Company’s application for a use variance and amended site plan approval to install a generator, diesel tank, and concrete pad at an asphalt plant. It includes buffer variances and compliance with prior conditions, such as fencing and demolition of a residential property.
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3G Corporation Goldmont Shopping Center - Case SP904A-3
The board reviewed an amended site plan for facade modifications and signage changes for the Goldmont Shopping Center. The application included architectural improvements to enhance symmetry and aesthetics.
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Vanderbeeer Industrial Partners LLC - Case SP1145
The application for preliminary and final major site plan approval was reviewed. Temporary waivers for certain items were granted to deem the application complete, including a downstream drainage analysis and easement descriptions.
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Archangel Michael Adult Day Healthcare Center - Application SP1133A
The application for the Archangel Michael Adult Day Healthcare Center (minor site plan approval) was reviewed but deemed incomplete. The applicant requested to carry the discussion to May 14, 2026, to allow time for further study with a hired traffic engineer.
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Use Variance Application for Whiteoff Mills Road LLC
This ordinance deals with Whiteoff Mills Road LLC's request for a use variance to operate trade contractor, landscape business, and flex space at 572 Whiteoff Mills Road, Howell Township, including minor site improvements such as parking and fencing.
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Use Variance and Site Plan Amendments for LNL Paving Company
This ordinance addresses a use variance and site plan amendments for LNL Paving Company. The proposal includes installing a generator, diesel tank, and concrete pads at an asphalt plant while addressing variances for buffers and site modifications.
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RCH162 Newton’s Corner Road Major Subdivision Approval
The board approved the preliminary and final major subdivision application for 24 dwelling units at Newton’s Corner Road. The design includes improved drainage, compliance with zoning requirements, and enhanced landscaping buffers.
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Vanderbeer Industrial Partners LLC Site Plan Submission Waivers
The board approved submission waivers for Vanderbeer Industrial Partners LLC's preliminary and final major site plan. Temporary waivers were granted for easement descriptions and downstream drainage analysis, enabling the application to be deemed complete.
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Newton's Corner Road LLC Major Subdivision Approval
The Planning Board approved a revised major subdivision plan for Newton's Corner Road LLC, addressing previous drainage, grading, and buffer concerns while adding new design elements.
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Vanderbeer Industrial Partners LLC Waiver Request
The Planning Board granted temporary waivers for Vanderbeer Industrial Partners LLC's application for a preliminary and final major site plan, subject to future compliance with checklist items and drainage analysis.
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LNL Paving Company Application
LNL Paving Company sought approval for a use variance and amendments to a preliminary and final site plan to install a generator, diesel tank, and concrete pad at an asphalt plant. The board reviewed variances and compliance conditions for the expanded site plan.
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Submission Waivers for Case SP1145 Vanderveer Industrial Partners LLC
The board reviewed and approved submission waivers for Case SP1145 Vanderveer Industrial Partners LLC regarding a preliminary and final major site plan.