Millburn, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Millburn, 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. 161 items on file; most recent October 11, 2026.
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Approval of Application 26-007 (Consulting G2 LLC) – Preliminary/Final Major Subdivision and Variances
The Board voted to approve Application 26-007 for a two-lot subdivision at 44 West Road with variances related to the existing house and driveway setback from the new interior lot line. The approval incorporated conditions discussed on the record, including commitments regarding maintaining the existing house and coordination on design character. The motion passed unanimously by roll call.
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Public Comment and Questions on Application 26-007 (44 West Road) – Completeness, Future Development Impacts, Trees, Drainage, and Neighborhood Character
Multiple residents and representatives of nearby property owners questioned and commented on the subdivision application. Concerns included whether the application materials were sufficient for final major subdivision approval, lack of detailed plans for future Lot 8.01 development, potential drainage and steep slope impacts, tree loss and buffering, and preservation of neighborhood character and the historic home’s setting.
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Application 26-007 – Planning Testimony: C(2) Variance Criteria and Rationale for Preserving Existing House
The applicant’s expert provided planning testimony supporting the requested C(2) variances, emphasizing preservation of the existing home, reduced environmental disturbance, neighborhood character, and driveway safety. He stated the benefits of the deviations substantially outweighed any detriments and that impacts were limited because the variances related to an internal lot line.
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Application 26-007 – Applicant Presentation and Witness Qualification (Engineer/Planner Testimony)
Applicant counsel presented the subdivision proposal for 44 West Road and introduced the applicant’s expert, Richard Keller, as a licensed professional engineer and planner. The Board accepted him as an expert in civil engineering, and he began testimony describing the site, exhibits, and the requested variances.
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Memorializing Resolution for 24-003 (165 Old Short Hills Road, Block 2306, Lot 11) – Preliminary/Final Site Plan and Variances
The Board considered a memorializing resolution for application 24-003 involving a settlement agreement and approvals at 165 Old Short Hills Road (Block 2306, Lot 11). After confirming members had reviewed the documents and hearing no questions, the Board adopted the resolution by roll call vote.
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New business: proposed setback requirements for pool equipment
The Township Committee discussed that the zoning code subcommittee was working on an ordinance to address setback and screening requirements for pool equipment, noting inconsistencies in current rules compared to other equipment like air conditioning units and generators and repeated variance issues before the Zoning Board.
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First reading: establish Main Street Community Zone (B4) in area currently R8 overlay
Ordinance 2775-26 was introduced and passed on first reading to establish a Main Street Community Zone, addressing an area near Springfield currently in an R8 overlay where businesses exist but changes of use require use variances. The public hearing/final passage was scheduled for November 10, 2026.
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Motion to table ordinance 2769-26 to October 20, 2026
The Township Committee voted to table ordinance 2769-26 (described as amending zoning regulations regarding restaurant/food service uses and grooming uses in a district and related conditional use standards) to October 20, 2026, after discussion about needing time to gather facts and speak with affected parties.
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Committee Reports: Planning Board updates (Upton Phase 2, data center ordinance consistency votes, upcoming ordinances)
A committee member reported that the Planning Board approved the Upton Phase 2 site plan for 115 age-restricted units as part of the Township’s round four fair share plan. The member also reported Planning Board actions related to the data center ordinance and noted three ordinances would be covered later in the meeting.
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Continuation of Triple One Holdings LLC application to October 19, 2026
The chair stated the Triple One Holdings LLC application would be carried to October 19, 2026 at 7:30 p.m. at the library. No vote details were stated in the transcript.
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Triple One Holdings LLC application—public comment on notice and request to continue due to late hour
A resident stated they had not received notice of the application previously and believed they should have been noticed within 200 feet, though the Board reviewed the list and indicated the property appeared outside the 200-foot notice area. The resident and Board discussed continuing the hearing due to the late hour.
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Triple One Holdings LLC application—planning testimony on D(6) density variance, parking relief, building coverage, and master plan consistency (witness: Richard Kelly)
Planner Richard Kelly supported the four-unit mixed-use project as consistent with downtown planning goals and transit-oriented development near the train station. He argued the density increase is only about a half-unit over the calculated yield, that parking impacts are mitigated by nearby municipal parking and restaurant operating patterns, and that the project advances master plan objectives.
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Triple One Holdings LLC application—engineering testimony on site plan, parking, bulk compliance, and operations (witness: civil engineer)
The applicant’s engineer testified about the 44 Essex Street site plan: a 6,160 sq. ft. (0.14 acre) corner lot in the B4 district with the restaurant retained and two residential floors above. He described seven on-site parking spaces (including ADA and EV), requested stall-size waivers, and explained delivery, trash, and driveway/pedestrian safety features.
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Triple One Holdings LLC application—attorney opening, relief requested, and agency review updates
Applicant counsel for Triple One Holdings LLC presented a mixed-use proposal at 44 Essex Street: retaining the Sakura restaurant and adding four apartments above. Counsel stated the application requires a D(6) density variance and other variances/waivers, and reported police and fire memoranda issues had been addressed to the departments’ satisfaction.
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Continuation of Tennis Club application to October 5, 2026
The chair announced the Tennis Club application would continue at the next meeting on October 5, 2026. The chair reminded attendees that written submissions must be supported by live testimony from the author to be considered in deliberations.
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Tennis Club application—additional public concerns on enforcement, noise, parking, and intensity of use
Residents continued to challenge the practicality of enforcing time limits and member-sponsor requirements, and argued that renovations could increase use. Comments emphasized existing parking scarcity and traffic conflicts near the church and school, and raised concerns about late-night noise and reliance on police enforcement.
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Tennis Club application—planning testimony (witness: Richard Kelly) on nonconforming use, D(2) criteria, and operational conditions
Planner Richard Kelly testified that the tennis club use has existed for about a century and that the proposal reduces building size and impervious coverage while maintaining two courts. He supported D(2) relief, citing aesthetic improvement and limited expansion impacts, and described agreed operational limits including 8:00 a.m. start, member-sponsored events with sponsor present, and 11:00 p.m. end time.
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Tennis Club application—public questions and comments on historic use, event frequency, enforcement, noise, parking, and records
Multiple residents questioned the applicant’s historic documentation and sought specifics on private events, financial records, and enforcement of member-sponsored event conditions. Residents raised concerns about parking and traffic on Wyoming Avenue, church and school-related congestion, emergency access, and noise limits, and questioned whether renovations would increase intensity of use.
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Tennis Club application—supplemental testimony on historic membership and activities (witness: long-time member)
A long-time resident and club member testified about historic membership books (1968–2010), prepared a chart of memberships per court, and introduced historical flyers and schedules showing tennis tournaments, clinics, and clubhouse events. He stated the memberships-per-court ratio was similar historically and currently when considering the merged club’s total courts.
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Tennis Club application—applicant counsel opening summary and issues on appeal/variance request
Applicant counsel for the Tennis Club summarized the application posture: an appeal of the zoning officer’s denial and, alternatively, a D(2) variance request. Counsel stated the denial was untimely and lacked specificity, and argued the proposal reduces the clubhouse from 1,900 to 1,500 square feet while maintaining historic tennis use.
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Public comment periods during application hearings (supporting comments on 14 Rowway Road)
During the 14 Rowway Road hearing, two residents spoke in support. One resident across the street stated the rear area is effectively used as backyard space by neighbors and is unlikely to be used by the industrial owner, and raised adverse possession as a concept. A next-door neighbor stated the proposal would not negatively affect privacy or enjoyment and supported the application.
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Application hearing and approval: 17 East Willow Street (car wash modernization; D2 expansion of nonconforming use; site plan and variances)
The Board heard a detailed application for 17 East Willow Street to modernize an existing car wash into an express model, including new equipment, payment kiosks with canopies, self-service vacuum stalls, restriping/repaving, signage changes, and circulation revisions. Witnesses addressed traffic queueing, operations, stormwater, turning movements, and planning criteria for a D2 expansion of a nonconforming use. The Board approved the application with conditions discussed, including efforts to reduce lot coverage and comply with municipal reports.
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Application hearing and approval: 80 Great Drive (garage/primary suite expansion; hardship due to lot shape; 35 sq ft variance referenced)
The Board heard testimony from the applicant’s architect regarding a proposed expansion at 80 Great Drive, described as a 1940s home on an undersized wedge-shaped lot with difficult setbacks. The architect described a plan to expand over/near the garage to create a primary suite and noted a variance request described as 35 square feet beyond a setback. The Board approved the application as a modest hardship case.
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Application hearing and approval: 96 Model Road (one-story addition; bulk variance chart; improvements to nonconformities)
The Board heard an application for 96 Model Road from the homeowners and their architect, who presented a bulk variance chart and described a modest one-story addition totaling 199 square feet. The architect testified the plan reduced lot coverage by 263 square feet, increased unoccupied rear yard by 85 square feet, and maintained existing side conditions while requiring limited variance relief. The Board approved the application.
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Application hearing: 14 Rowway Road (architect and owner testimony; revisions; variances discussed; withdrawal without prejudice)
The Board heard testimony on calendar item 478-26 for 14 Rowway Road, including an architect’s revised plans and an owner’s testimony about site conditions and a rear area maintained for 22 years. Board members raised concerns about reliance on non-owned land, flooding, stormwater, and the magnitude of requested variances. The applicant requested withdrawal, and the Board dismissed the application without prejudice.
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Courtesy meeting announcement and carried application notice
The Chair referenced a courtesy meeting and announced that an application previously carried would be heard on Monday, September 28 at 7:00 p.m. at the Millburn Public Library, 200 Glen Avenue, with notice provided.
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Dismissal without prejudice for lack of prosecution (34 Away)
For calendar item 406-24 (address stated as 34 Away), the Board discussed that the application file was incomplete and the applicant had not appeared after multiple opportunities. The Board voted to dismiss the matter without prejudice for lack of prosecution, allowing a future reapplication with applicable fees.
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Approval of application calendar item 4096-26 (74 Browning Road)
The Board reviewed calendar item 4096-26 for 74 Browning Road. With no questions, corrections, or changes raised, the Board approved the item by motion and second.
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Approval of application calendar item 473-26 (Pickle Pockies USA, 39)
The Board reviewed calendar item 473-26 for an applicant identified as Pickle Pockies USA at an address stated as 39. With no corrections or changes raised, the Board approved the item by motion and second.
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Approval of application calendar item 4022-25 (78 Avenue)
The Board reviewed calendar item 4022-25 for an address stated as 78 Avenue. With no questions, corrections, or changes raised, the Board approved the item by motion and second.
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Approval of application calendar item 479-26 (14 Place)
The Board reviewed calendar item 479-26 for an address stated as 14 Place. With no corrections or changes raised, the Board approved the item by motion and second.
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Approval of application calendar item 4085-26 (19 Rand Drive)
The Board reviewed calendar item 4085-26 for 19 Rand Drive. A board member noted multiple typos in the resolutions and asked that they be corrected. With that understanding, the Board approved the item by motion and second.
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Ordinance 2769-26: Restaurant/food service definitions and conditional use location standards; pet care/grooming in B-3 — master plan consistency review
The Board reviewed Ordinance 2769-26, which clarifies food-service related definitions, adjusts where restaurants/food service uses are permitted versus conditional in certain business districts based on distance from single-family residential, adds pet care/grooming as a permitted use in B-3, and consolidates conditional use standards. The Board found it consistent with the master plan.
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Board action on Application 26-006: approval of amended preliminary and final major site plan (JFK FSH Phase LLC, 150 JFK Parkway)
After testimony and public comment, the Board deliberated briefly and approved Application 26-006 for a 115-unit age-restricted building with 23 affordable units at 150 JFK Parkway, subject to conditions and compliance with professional and agency comments discussed on the record.
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Application hearing opened: JFK FSH Phase LLC (Upton) — 150 John F. Kennedy Parkway (Block 5303, Lot 4) amended preliminary and final major site plan
The Board opened the hearing on Application 26-006 for 150 John F. Kennedy Parkway (Block 5303, Lot 4). Applicant’s counsel summarized the project history and the proposed amended plan for a six-story, 115-unit age-restricted residential building including 23 deed-restricted affordable units.
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Approve application 634 (83 Stewart Road) for demolition of existing dwelling and construction of new two-story home with site elements including courts (conceptual review follow-up)
The Commission heard a follow-up presentation for Application 634 at 83 Stewart Road (non-contributing property, Short Hills Park Historic District) proposing demolition of an existing house and construction of an approximately 11,800 sq. ft. new home with revised materials (western red cedar), increased chimneys, standing seam roof, and site planning including a tennis court and padel court. Multiple neighbors raised concerns about tree removal, stormwater/runoff, noise, lighting, and proximity of the padel court. The Commission clarified zoning vs. HPC scope and approved the application unanimously with conditions including providing missing documentation (e.g., lighting cut sheets).
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First reading: restaurant/food service uses and pet care/grooming in the B3 district; conditional use standards
The Township Committee introduced Ordinance 2769-26 on first reading to address restaurant/food service rules and allow pet grooming in the B3 zone, restoring a 125-foot buffer from single-family homes and combining changes to reduce notice costs; public hearing set for October 6, 2026.
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Approval of settlement agreement and Application 24-003 (preliminary and final major site plan; three C(2) variances) for 165 Old Short Hills Road
The Board voted to approve the settlement agreement and grant preliminary and final major site plan approval conforming to conditional use approval for the proposed synagogue at 165 Old Short Hills Road, including the three C(2) variances for parking, a solid fence, and a retaining wall, subject to the settlement agreement conditions and the architectural condition read into the record.
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Applicant counsel redirect/closing: confirmation of relief sought and recitation of settlement conditions (including architectural condition)
Applicant counsel confirmed the relief sought remained the three C(2) variances plus preliminary and final major site plan approval conforming to conditional use approval. Counsel read key settlement conditions into the record, including landscaping guarantee, outside agency approvals, stormwater compliance, resolution compliance submissions, and an architectural condition limiting changes without Board approval.
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Applicant planner testimony: Retaining wall C(2) variance (4-foot wall in front yard where 2 feet permitted)
The planner testified the 4-foot retaining wall was needed to minimize land disturbance and grading impacts near the driveway and along Old Short Hills Road. He stated it was set back and oriented to reduce visibility and that a higher wall reduced horizontal disturbance, supporting positive and negative criteria.
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Applicant planner testimony: Solid fence C(2) variance (4-foot solid wood fence in front yard)
The planner testified the 4-foot solid wood fence in the front yard was intended to block headlights and provide privacy near a row of parking spaces, and that a decorative fence would not address headlight glare. He stated the fence’s orientation minimized visual impact and met positive and negative criteria.
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Applicant planner testimony: Parking C(2) variance (80 physical spaces; 90 credited; 105 required)
The planner testified the parking variance should be granted because 90 credited spaces (80 physical plus EV credit) would meet typical demand, and eliminating 15 spaces improved green space, landscaping, buffering, and separation—especially near the adjacent lot to the west. He stated the variance met positive and negative criteria.
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Applicant planner testimony: C(2) variance framework and positive/negative criteria overview
The planner explained the C(2) variance standard as a flexible balancing test, contrasted it with C(1) hardship variances, and stated the application’s benefits substantially outweighed detriments. He emphasized the inherently beneficial nature of a house of worship and the plan’s intent to improve buffering and neighborhood integration.
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Applicant planner testimony: qualifications, site context, and significance of conditional use compliance
The applicant’s planner testified as an expert in land use planning, confirmed familiarity with the property, settlement agreement, and plan set, and stated the settlement agreement acknowledged the proposal satisfied conditional use standards. He described the site as approximately 3.32 acres with substantial existing vegetation and stated conditional use compliance elevates the use to the equivalent of a permitted principal use.
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Applicant counsel summary of requested approvals and three C(2) variances under settlement agreement
Applicant counsel described the settlement agreement’s framework: approval of a final site plan for a synagogue at 165 Old Short Hills Road with three C(2) variances. The variances concerned parking count/EV credit, a solid fence in the front yard, and a retaining wall height in the front yard.
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Application: 74 Browning Road — additions/alterations with three variances (continuations of existing nonconformities)
The applicant for 74 Browning Road testified about proposed renovations and additions intended to keep the home’s character while accommodating a returning family, seeking three variances described as continuations of existing nonconforming conditions. With no public comment recorded, the board approved the application by motion and unanimous vote.
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Application: 39 Rippling Brook Drive — new single-family home with variances (rear yard unoccupied area, accessory structure in rear yard, minimum lot depth) and riparian buffer considerations
The applicant team presented a proposal to demolish and rebuild a single-family home at 39 Rippling Brook Drive on a uniquely shaped lot, seeking variances including rear yard unoccupied area and minimum lot depth. Public commenters raised runoff and survey/fence concerns. The board approved with conditions including relocating a recharge pit and planting Green Giant arborvitae along a property line, subject to township review.
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Application: 78 Long Hill — variance for building coverage for a motorized louvered pergola/roof over existing deck
Applicants for 78 Long Hill testified about a proposed motorized louvered pergola system over an existing deck and requested a building coverage variance. After board discussion and no public questions, the board approved the application with landscaping conditions, including installation of Green Giant arborvitae along the rear property line.
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Adoption of resolution regarding settlement agreement: High Center Living (Livingism) vs. Township of Millburn Zoning Board of Adjustment
The board adopted a resolution regarding a settlement agreement in the matter described as High Center Living (Livingism) versus the Township of Millburn Zoning Board of Adjustment, by motion and second with affirmative votes recorded.
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Memorialization/approval of prior action: 194 Long Hill (Calendar 409526)
The board addressed memorialization/approval for Calendar 409526 (194 Long Hill), asked for corrections or changes, and approved by motion and second with affirmative votes recorded.
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Memorialization/approval of prior action: 17 (Calendar 409326)
The board addressed memorialization/approval for Calendar 409326 (Sharma Kamari, “17” as stated), noted a minor parenthetical correction, and approved by motion and second with affirmative votes recorded.
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Memorialization/approval of prior action: 112 Fairfield Drive (Calendar 407626)
The board addressed memorialization/approval for Calendar 407626 (112 Fairfield Drive), asked for corrections or changes, and approved by motion and second with affirmative votes recorded.
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Memorialization/approval of prior action: 51 Chestnut Street (Calendar 46725)
The board addressed memorialization/approval for Calendar 46725 (51 Chestnut Street), asked for corrections or changes, and approved by motion and second with affirmative votes recorded.
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Executive session (pending litigation) and return to public session
The board entered executive session to discuss pending litigation and later returned to public session, with the chair stating the executive session discussion involved litigation and that the board voted to exit executive session.
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Public comment on Application 649: requests for engineering/stormwater, lighting, and screening/fence setbacks
A nearby resident raised concerns about stormwater runoff, requested an engineering plan, and asked for detailed lighting and landscaping/screening plans due to proximity of houses and proposed pool/patio uses. The applicant team responded that stormwater would be improved and lighting would be low-level, with screening addressed in landscaping.
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Application 649: Architectural testimony on proposed addition, garage removal, and site changes
The project architect testified that the revised design places a two-story addition on the southeast side, connected via a recessed hyphen to minimize impact on the 1884 structure, and removes the existing garage to improve circulation and eliminate nonconformities. He described setbacks, roof height reductions, visibility from Western Drive and Taylor Place, and openness to conditions on details.
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Conceptual review: 648 (stated) — 'Nonutri Park District' associated site improvements (flag lot) — civil engineering/zoning constraints overview
A licensed civil engineer/planner presented an overview of a large, mid-block flag lot property and explained how zoning definitions and setbacks create multiple nonconformities and variance needs. The presentation focused on lot geometry, setback overlays, rear-yard definitions, and coverage metrics affecting house and accessory structure placement.
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Public Comment Period (Second): High Center Site Plan Understanding, RPM Redevelopment Transparency, PILOT/Tax Impacts, Meeting Tone
Residents asked for clearer explanations of High Center site plan differences and RPM redevelopment drawings, raised concerns about PILOT impacts and long-term tax exemptions, and urged the Mayor and committee to reduce perceived campaigning and keep meeting tone constructive.
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New Business: Restaurant/Food Service Conditional Use and 125-Foot Setback Discussion
The Township Committee discussed a proposed ordinance to restore a 125-foot setback requirement for restaurants near residential properties in B2/B3 districts. Members debated resident protections versus business development and red tape, and agreed more due diligence was needed before moving forward.
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Second Reading/Final Passage: Amend Definition of Floor Area Ratio in Residential Districts
Ordinance 2756-26 was adopted on second reading to clarify the residential floor area ratio definition by removing inconsistent basement ceiling-height language. The ordinance was described as a product of the zoning code examination subcommittee and was found consistent with the master plan.
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Public Comment Period (First): Restaurant Ordinance and 125-Foot Setback Recommendation (Zoning Code Examination Advisory Committee)
Multiple residents urged reinstating a 125-foot distance requirement between restaurants and residential properties in B2/B3 districts, citing noise, odors, dumpsters, rodents, and difficulty resolving issues with commercial neighbors. A resident also asked for clarity on planning/zoning board processes related to settlement agreements and exhibits.
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Public comment period #1 — opposition/critique of political messaging and claims of misinformation
Some speakers criticized political messaging around the settlement, including claims about overdevelopment and transparency, while others argued the prior 2021 agreement and subsequent litigation were mischaracterized and that the earlier DPW-site plan was less costly than described.
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Application hearing and approval — 194 Long Drive single-story office/sunroom addition and building coverage variance
The board heard an application for a single-story office/sunroom addition at 194 Long Drive and a small second-floor projection, requiring a building coverage variance. The architect explained the design constraints, use of existing patio area, and minimal impervious increase. The board voted to approve the application.
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Carry for scheduling purposes — tennis club/tennis center matter at 60 Lynam Street
Due to time and the importance of the matter, the board discussed scheduling and carried the tennis club/tennis center application at 60 Lynam Street to a special meeting date. The board announced the continuation date, time, and location and noted the carry was for scheduling purposes.
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Application discussion and carry — signage request for 397 Millburn Avenue (Pilates Addiction tenant)
A tenant at 397 Millburn Avenue requested permission to place a sign on a canopy because the original signage options were not usable and a permit was denied. The board raised concerns about ownership consent and notice given changes in the proposed sign size and building ownership/management. The matter was carried to a future date to allow proper notice and revisions.
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Application hearing and partial approval — 17 Minnisink Road rear-yard setback and front-yard fence/gate variances (Sharma/Mari)
The board heard an application at 17 Minnisink Road involving a rear-yard setback variance and a request for a front-yard fence and gate/pillars. Board members supported the rear-yard setback relief but debated the fence height and visibility. The board approved the rear-yard setback and approved a revised fence/gate variance as described during deliberations.
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Application hearing and approval — second garage at 12 Fairfield Drive (Damian and Agnes Pastnac)
The board heard an application for a second garage at 12 Fairfield Drive, including a limited power of attorney due to the applicants’ absence for a family funeral. The architect described a new single-story two-car garage parallel to the existing garage and landscaping to buffer visibility. The board approved the variance relief.
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Application hearing and approval — 53 Chestnut Street additions and detached garage (Wyoming Historic District)
The board heard revised testimony on a proposed addition and detached garage at 53 Chestnut Street, including updated exhibits and variance relief details. Multiple neighbors spoke in support. The board voted to approve the application, noting the revisions and historic review approvals.
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Master plan consistency review: wireless telecommunications facilities (new DRZ 609.16; macro facilities conditional uses; setbacks; FCC compliance)
The Board conducted a master plan consistency review of Ordinance 2761-26 establishing zoning standards for wireless telecommunications facilities. The ordinance created a new section for macro facilities, set conditional use zones and setbacks, required need/alternatives analyses, and addressed FCC timing and preemption. After discussion of setbacks and feasibility, the Board voted to find the ordinance inconsistent with the master plan and adopt a resolution with a technical numbering edit.
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Master plan consistency review: residential floor area ratio definition (basements, ceiling heights, vaulted openings)
The Board conducted a master plan consistency review of Ordinance 2756-26 amending the residential floor area ratio definition. The ordinance removed a headroom-based exclusion, clarified basement and garage inclusion, and required double-counting of certain open-to-below spaces. The Board voted to find the ordinance inconsistent with the master plan and to adopt a memorializing resolution.
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Memorialization resolution: Club application preliminary/final site plan (1108 Morris Turnpike, Block 5304, Lot 1)
The Board considered a memorialization resolution for Application 26005 for a preliminary and final site plan for a club at 1108 Morris Turnpike (Block 5304, Lot 1). A draft date issue (June vs. July 15) was noted, and the resolution was adopted by roll call vote.
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Memorialization resolution: Annie’s Millburn Partners LLC major site plan and variances (249 Millburn Ave., Block 705, Lot 1)
The Board considered a memorialization resolution for Application 260004 for Annie’s Millburn Partners LLC, involving a major site plan and associated variances at 249 Millburn Avenue (Block 705, Lot 1). The Board noted a date correction issue in the draft and adopted the resolution by roll call vote.
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First reading: zoning regulations for wireless communications facilities on private property
The Township Committee introduced ordinance 2761-26 on first reading to establish zoning regulations for siting and design review of wireless communications facilities on private property outside the municipal right-of-way. The Township Planner summarized conditional use districts, setback and design standards, alternative site/collocation analysis requirements, and FCC timeline considerations; a public hearing was set for August 11, 2026.
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Application hearing opened: 19 Randle Drive (third-car garage addition); matter carried to July 20, 2026 due to board member attendance/voting threshold
The board opened a hearing for a proposed one-story third-car garage addition at 19 Randle Drive, requiring variances for floor area ratio and building coverage. After testimony from the applicant, architect, and planner, the board discussed that only five eligible members were present and that any 4–1 vote would be a statutory denial. The applicant agreed to carry the matter to July 20, 2026 at the library (200 Glen Avenue) with notice required.
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Application hearing and approval: front-yard setback variance for expanded entry porch and side-yard setback variance for second-story reconfiguration (51 Sagamore)
The board heard an application for a modest expansion of a front entry porch that slightly encroached into the front-yard setback and for side-yard setback relief related to a second-story reconfiguration. A neighbor raised questions about side windows and screening. The board approved the application unanimously.
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Application hearing and approval: retaining walls and steep slope disturbance; technical variance to memorialize prior setback condition (Calendar 408626)
The board heard an application involving four retaining walls to stabilize steep slopes after storm-related erosion at a recently constructed corner-lot home. The applicant sought variances for steep slope disturbance (about 2,000 sq ft over the threshold), retaining wall height (about 1 ft over the limit), and a technical variance to address a previously granted front-yard setback condition. The board approved unanimously.
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Application hearing and approval: covered pavilion/pool-side shade structure (Calendar 407726)
The board heard an application for a covered pavilion/shade structure in the rear yard near a pool at 10 Farmstead Road. The applicant and architect testified the structure would be bolted to the ground over an existing patio and required a small building coverage variance. The board approved the application unanimously.
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Application hearing and approval: driveway/garage access, front-yard impervious coverage, retaining walls, and steep slope disturbance (Calendar 407126)
The board heard a continued application (Calendar 407126, previously carried from 4/13/26) involving driveway configuration, front-yard impervious coverage, and retaining walls/steep slope disturbance. The applicant presented new renderings and revised engineering exhibits (including A2 and A3) and the board approved the application with the revised plan eliminating a central driveway connection to reduce impervious coverage.
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Carry application: Calendar 405125 (521 Millburn Avenue) to October 5 (no further notice; location specified)
The board carried Calendar 405125 for 521 Millburn Avenue to October 5. The board stated the carry would be without further notice and reiterated the hearing location as the Millburn Township Public Library, 200 Glen Avenue, at 7:00 p.m.
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Carry application: Calendar 402324 (31 Talla Court) to October 5 (no further notice; location specified)
The board announced housekeeping items and carried Calendar 402324 for 31 Talla Court to October 5. The board stated the matter would be carried without further notice and clarified the hearing location as the Millburn Township Public Library, 200 Glen Avenue, at 7:00 p.m.
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Old business/new business: discussion of proposed data center regulations
The Township Committee discussed proposed regulations related to large-scale data centers, including whether to expressly prohibit data centers and how definitions and variance standards would apply, with members expressing interest in public input and careful drafting to avoid unintended impacts on typical office server rooms.
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First reading: amend zoning ordinance definition of floor area ratio (FAR) for residential
Ordinance 2756-26 was introduced and passed on first reading to revise the definition of floor area ratio (FAR) in the zoning ordinance, removing an inconsistent dimensional standard and aligning the definition with the Uniform Construction Code concept of a half-story/half-room height threshold.
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Application: 44 Essex Street (mixed-use redevelopment with apartments over restaurant) — initial testimony; carried
Counsel and the architect presented a revised redevelopment proposal for 44 Essex Street (block 703, lot 1) seeking preliminary and final site plan approval and multiple variances, reduced from a previously denied 10-unit plan to 4 units over an existing restaurant with 8 parking spaces. The board deferred further testimony pending updated agency reports and carried the matter to 9/14/26.
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Application: 14 Rawway Road (rear kitchen bump-out; enclosure of front porch; multiple variances) — carried
The board heard testimony on an application for 14 Rawway Road proposing a 5-foot rear kitchen addition and enclosing the front porch to create a mudroom/foyer, on an undersized lot with multiple existing and proposed variances including a major front yard setback deviation and increased floor area ratio. After board concerns and public support, the applicant agreed to redesign and the matter was carried to 9/14/26.
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Application: 73 Whitney Road (D(4) floor area ratio variance; second-floor additions)
Applicants for 73 Whitney Road sought a D(4) variance for floor area ratio to add 297 square feet via two second-floor additions (a 5-foot-wide addition and a rear addition), while keeping building coverage, lot coverage, and side yard setbacks compliant. The board discussed the D(4) criteria and approved unanimously (noting five affirmative votes required).
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Application: 72 Greenwood Drive (master bath addition; side yard and bulk variances)
The applicant for 72 Greenwood Drive proposed a small addition to enlarge a master bathroom and adjust interior space, extending an existing nonconforming side yard setback and triggering additional bulk-related relief. The board found the request not egregious and approved unanimously.
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Application: 33 Winter Terrace (fence variance request)
Applicants for 33 Winter Terrace requested approval to install fencing, including a 4-foot fence in some areas and a 4-foot-6 fence in the rear, with portions in the front yard area requiring variance relief. The board cited child safety near a pond and approved the application unanimously.
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Meeting time limit and building closing announcement
The chair announced the meeting would be wrapped by 10:00 p.m. due to building requirements that the facility must be closed by 10:30 p.m. for cleaning and overtime constraints, and stated this would apply going forward.
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Memorialization: Selective Insurance, 103 JFK Parkway (calendar 4075-26)
The board memorialized calendar 4075-26 for Selective Insurance at 103 JFK Parkway. No changes were stated, and the memorialization was approved by roll-call vote with all members voting yes.
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Memorialization: 384 W Ridge Road, Short Hills (calendar 4072-26)
The board memorialized calendar 4072-26 for 384 W Ridge Road, Short Hills. No changes were stated, and the memorialization was approved by roll-call vote with all members voting yes.
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Memorialization: 25 Cypress Street (calendar 4069-26)
The board memorialized calendar 4069-26 for a property on Cypress Street (corrected on the record from 23 to 25). The memorialization was approved by roll-call vote with all members voting yes.
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Committee responses to public comment #1 (proclamations policy, redevelopment/flood buildings, variance process, SID/hospital restructuring, code enforcement reminder)
Township officials responded to public comments, reiterating the proclamations policy and jurisdictional limits, acknowledging redevelopment and flood mitigation planning, explaining variance requests should go through the Planning Board, discussing SID restructuring discussions, and noting code enforcement activity for leaf blower restrictions.
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Public comment period #1 (multiple topics: vandalism, proclamations/national issues, redevelopment/riverwalk, gun violence proclamation, building security, business variance, historic designation)
Residents and community members commented on vandalism of political signs, the Township’s approach to proclamations and national issues, redevelopment and flood mitigation ideas including a riverwalk, gun violence awareness and school safety, building security improvements, a request for help with a business variance, and appreciation for Juneteenth and historic preservation efforts.
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Application 26-005: Minor site plan approval for pool area improvements at Canoe Brook Country Club (1108 Morris Turnpike; Block 5304, Lot 1)
The Board heard Application 26-005 for minor site plan approval to modernize and revitalize the existing pool amenity area at Canoe Brook Country Club, including replacing pools, patios, retaining walls, fencing, and replacing/relocating a pool equipment building (250 sq ft to 656 sq ft). The applicant testified the project is fully compliant with zoning and requires only checklist waivers; the Board approved the application with conditions referenced in professional reports.
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Advisory review for zoning board — item referenced as 389 (discussion and request for consultant report)
The commission briefly discussed an advisory review item referenced as zoning board 389, with strong negative comments about the proposal’s scale and historic appropriateness and concerns about impervious coverage and flooding. The commission voted to allow the consultant to summarize and prepare a report for the zoning board.
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Application 607 — 6 Stewart Road (additions, pool, barrier, and exterior/site improvements; non-contributing structure)
Applicants and their architect presented a proposal to re-skin and reconfigure a non-contributing contemporary house at 6 Stewart Road while preserving a historic cottage/carriage house and adding a pool and related site work. Variances were reviewed, the consultant recommended approval, and the commission approved the application unanimously with noted conditions/clarifications.
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Application review — 62 Western Drive (rear/side addition, garage expansion, pool and site work) and commission recommendation
Applicants presented a revised plan for 62 Western Drive, describing design changes intended to reduce variances and visual impact. The commission and consultant discussed massing and visibility from Western Drive, variance implications for zoning, and landscaping/materials. After public comment and board discussion, the commission voted and the application was not approved.
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Application 26004: Amended Preliminary and Final Major Site Plan and Bulk Variances — Millburn Partners LLC, 249 Millburn Avenue (Block 705, Lot 1)
Millburn Partners LLC sought approval of an amended preliminary and final major site plan and bulk variance relief for a previously approved inclusionary apartment project at 249 Millburn Avenue. The applicant testified that minor setback encroachments were discovered after construction due to façade/brick detailing and related coordination issues, and the Board approved the amended plan and variances with conditions including pedestrian safety improvements and compliance with professional reports.
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Master Plan Consistency Review: Amendments to Definitions of 'Story' and 'Building Height' and New Building Height Standards
The Board conducted a master plan consistency review of Ordinance 2748-26, introduced by the governing body on April 21, 2026. The planner summarized changes to building height definitions and standards tied to flood regulations and resiliency, and the Board voted to find the ordinance consistent with the Master Plan and adopt the related resolution.
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Adoption of resolution regarding notice requirements and advisory protocol (effective March 1, 2026)
The board adopted a resolution establishing a non-binding advisory protocol related to new legal notice requirements effective March 1, 2026, including discussion of monitoring/reporting and practical issues with publications and certified mail. The motion passed unanimously.
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Decision on 7 Park Circle appeal regarding 9 Park Circle permits (side-yard setback interpretation)
After deliberation, the board denied the appeal and upheld the zoning officer’s interpretation of the side-yard setback provision for the 9 Park Circle single-family dwelling permits. The motion passed unanimously.
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Professional testimony and exhibits: zoning analysis for 9 Park Circle (building coverage and side-yard setback interpretation)
A professional engineer/planner testified for the appellant regarding alleged zoning noncompliance at 9 Park Circle, focusing on building coverage calculations and a side-yard setback requirement tied to building height. The zoning officer testified to a different longstanding interpretation of the ordinance.
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7 Park Circle appeal: challenge to zoning/building permits issued for 9 Park Circle
Counsel for the owner of 7 Park Circle appealed the issuance of zoning/building permits for a single-family dwelling at 9 Park Circle, alleging zoning nonconformities and also raising drainage and groundwater issues. The chair questioned the board’s jurisdiction over non-zoning drainage matters and limited the hearing focus.
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Rescheduling of other applications due to time constraints
Because the first application consumed most of the meeting, the board rescheduled multiple other calendar items to later dates, including July 20 and August 3, 2026, with discussion from applicants about timing and fairness.
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Public comment on Wyoming Club renovations: rentals, occupancy, parking/traffic, noise, safety, and conditions
Residents and neighbors provided extensive comment on the Wyoming Club renovation appeal, with some supporting refurbishment and others requesting enforceable limits on rentals, hours, occupancy, parking, lighting, noise, and related impacts. Several speakers described existing parking congestion near the club and nearby church/preschool.
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Professional planner testimony: nonconforming use/structure standards and site plan exemption
The applicant’s professional planner testified that the project reduces footprint and coverage, reconstructs within the existing envelope, and constitutes continuation of a pre-existing nonconforming use without expansion. He cited ordinance and case law principles allowing repair/restoration and argued no variance or site plan approval was triggered.
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Historical testimony: Wyoming Club history, past activities, and membership patterns
A longtime member provided a history of the Wyoming Club from 1899 onward, describing its move to Lynden Street in 1910, incorporation documents, and a long tradition of social events and lessons. He also cited historical membership book figures showing varying levels of local membership.
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Applicant representative testimony: ownership, membership, rentals, and operations
The applicant’s representative testified that Maplewood Club acquired the Wyoming Club property in 2021 (for $1 and back taxes) and operates both clubs under one membership umbrella. She described membership, application process, rentals, typical rental hours, guest policies, and operational practices.
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Architect testimony: proposed clubhouse renovations and dimensional changes
The project architect testified that the renovation removes deteriorated front and side shed-like portions, reduces footprint and coverage, eliminates the front-yard setback nonconformity, and does not increase height or volume. Plans were referenced and a colorized rendering was marked for identification.
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Wyoming Club / Little Tennis Center, 60 Lynden Street — appeal of zoning permit denial (NJSA 40:55D-70A)
Applicant counsel presented an appeal of the zoning officer’s denial of a zoning permit for renovations to the Wyoming Club clubhouse at 60 Lynden Street, arguing the work reduced nonconformities and should be permit-issuable without variances or site plan approval. The zoning officer and multiple witnesses were sworn.
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Meeting logistics: seven applications, scheduling, and swearing in zoning officer
The chair noted a packed agenda with seven applications and asked parties to alert the board early if they needed to be rescheduled. The zoning officer was sworn in for testimony, with a note that no new testimony would be heard after 10:30 p.m.
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Chair announcement: land use bar association cocktail reception (New Brunswick)
The chair announced a land use section bar association cocktail reception and program in New Brunswick, describing it as geared toward land use professionals and judges and inviting interested attendees to request information by email.
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Approval of memorialization (Calendar 4042-25, 52 Wellington)
The board approved the memorialization for Calendar 4042-25 (52 Wellington). No corrections were stated on the record, and the motion passed unanimously by roll call.
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First Reading: Amending Development Regulations and Zoning
The committee introduced an ordinance to amend zoning regulations regarding building heights for homes in flood zones.
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Preliminary and Final Minor Site Plan for Restoration Hardware
The Planning Board approved Application 260003 for Restoration Hardware, involving a preliminary and final minor site plan and associated variances at 1200 Morris Turnpike. The decision was unanimous, ensuring compliance with zoning and planning standards.
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Minor Subdivision for 33 West Beach LLC
Application 260002 was approved by the Millburn Township Planning Board for a minor subdivision at 33 West Beach Road. The resolution included adjustments to the property boundaries to meet zoning requirements, with one abstention noted during voting.
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Preliminary and Final Site Plan for Trader Joe’s Building
The Planning Board unanimously approved the resolution for Application 260001, which involved a preliminary and final site plan and associated variances for the Trader Joe’s building located at 187 Millburn Avenue. The resolution ensures compliance with design waivers and urban planning standards.
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Preliminary and Final Minor Site Plan Approval for Restoration Hardware
Resolution 26-0003 grants preliminary and final minor site plan approval for the Restoration Hardware project, located at 1200 Morris Turnpike. The resolution was unanimously adopted after board review.
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Minor Subdivision at 33 West Beach Road
Resolution 26-0002 approves a minor subdivision application for 33 West Beach LLC, located at 33 West Beach Road. The resolution was reviewed and adopted with one abstention from a board member.
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Preliminary and Final Site Plan Approval for Trader Joe's Building
Resolution 26-0001 involves the approval of a preliminary and final site plan for a major site plan at 187 Millburn Avenue, including associated variances and design waivers. The resolution was reviewed, voted on, and unanimously passed by the Planning Board.
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Preliminary and Final Minor Site Plan for Restoration Hardware
The ordinance pertains to the approval of a preliminary and final minor site plan for Restoration Hardware at 1200 Morris Turnpike, Block 5303, Lot 1. The resolution was unanimously passed after board members reviewed the plan.
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Minor Subdivision for 33 West Beach Road
This ordinance discusses the approval of a minor subdivision application for the property located at 33 West Beach Road, Block 2801, Lot 16. The resolution was approved, with one member abstaining from the vote.
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Preliminary and Final Site Plan for Trader Joe's Building
The ordinance pertains to the approval of a preliminary and final site plan for the Trader Joe's building located at 187 Millburn Avenue, Block 305, Lot 1. The board unanimously approved the resolution after reviewing comments and questions during the meeting.
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Approval of Resolution for Application 260003
The board approved Resolution Application 260003 for preliminary and final minor site plans and variances for Restoration Hardware at 1200 Morris Turnpike.
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Approval of Resolution for Application 260002
Resolution Application 260002 for a minor subdivision at 33 West Beach Road was approved following a roll call vote, with one member abstaining.
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Approval of Resolution for Application 260001
The board approved the resolution for Application 260001, concerning preliminary and final site plans, major site plans, variances, and design waivers for UE Millburn LLC at 187 Millburn Avenue.
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Presentation of Proposed Modifications to a Historic Home
Applicants presented detailed plans to modify a historic property, including a two-story rear addition, pool installation, and landscaping updates. The project seeks variances to address zoning setbacks and lot coverage limits.
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Concerns About Historic Property Modifications and Variances
Public participants raised concerns about the proposed changes to a historic property and the variances requested. Residents highlighted issues such as water runoff, privacy impacts, and excessive deviations from zoning requirements.
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Application 625 for Reconstruction of Historic Property at 62 Western Drive
The board discussed the application for reconstructing a historic property at 62 Western Drive, focusing on proposed additions, variances, and preservation of historic features. Several concerns were raised, and further review was deferred to incorporate additional details.
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Application for Reconstruction at 62 Western Drive
Ordinance 625 discusses the application to reconstruct a historic house at 62 Western Drive, including an addition and associated exterior site improvements. The discussion focused on variances required to preserve the historic character while meeting modern family needs.
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Financial Report and Sponsorship Updates
The financial report highlighted Millburn SID’s expenditures and sponsorship collections for the year so far. Key updates included assessment collections, sponsorship progress towards the goal of $35,000, and reimbursement-related details.
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Preliminary and Final Minor Site Plan for RH (Restoration Hardware) at Short Hills Mall
The resolution approves a preliminary and final minor site plan for RH (Restoration Hardware) at Short Hills Mall, including an exterior entrance, façade improvements, and signage. The project aims to enhance the mall's aesthetic appeal and provide direct exterior access while maintaining fire safety and compliance with parking and zoning regulations.
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Approval of Variance for Restoration Hardware
The board unanimously approved the variance and site plan for Restoration Hardware's proposed expansion.
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Application Review for Restoration Hardware
The board reviewed application 26-003 for Restoration Hardware's proposed site plan and variance at Short Hills Mall.
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Second-Story Addition Proposal for 1126 Wellington Avenue
The application for 1126 Wellington Avenue proposed a second-story addition to a Tudor-style home, requiring variances for floor area ratio (FAR) and building coverage. The applicant reduced the FAR from 39.99% to 38.32% and presented arguments for neighborhood compatibility, citing similar-sized homes nearby.
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Neighbor Concerns Regarding 31 Talbot Court Variances
Neighbor Ken Rempel expressed significant concerns about the raised patio at 31 Talbot Court, citing privacy, noise, and aesthetic impacts. He presented photographs to illustrate the visual impact and argued that the project negatively affected his property’s enjoyment and value.
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Patio and Setback Variances for 31 Talbot Court
The application pertains to Gregory Tilchinsky's property at 31 Talbot Court, requesting variances for a raised patio already under construction. Issues include setback violations, coverage increases, and stormwater drainage. The board discussed various engineering reviews, testimony from experts, and public concerns regarding privacy and neighborhood impact.
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Application for Garage and Addition at 25 Samson Avenue
Resolution 469-26 discusses variances for a proposed garage and addition at 25 Samson Avenue, Millburn, NJ. The applicant sought approval for increased building coverage and FAR, with a focus on safety measures and neighborhood compatibility. The application was carried to a later date for further revisions and deliberation.
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Approval for Raised Patio at 31 Talbot Court
Resolution 40-23-24 discusses the approval for variances related to the construction of a raised patio at 31 Talbot Court in Millburn, NJ. The applicant sought variances for setback and coverage requirements, proposing drainage and screening measures to address concerns raised by the township and neighboring residents.
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Variance for Residential Expansion and Detached Garage at 25 Cypress Street
The ordinance discusses a variance request for a residential expansion and detached garage at 25 Cypress Street in Millburn, NJ. The proposal includes an addition to the house, increased lot coverage, and a new garage citing security concerns. The board debated its substantial deviation from zoning standards and requested revisions.
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Variance Request for 31 Talbot Court Patio Construction
The ordinance discusses the variance request for a raised patio construction at 31 Talbot Court, Millburn, NJ. It includes setbacks, lot coverage variances, drainage issues, and public concerns. Experts provided testimony, and the board debated its approval given its impact on neighborhood character and compliance with township zoning standards.
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Gregory Tilchinsky Application - 31 Talbit Court
Gregory Tilchinsky sought zoning board approval for a raised patio at 31 Talbit Court, with variances for bulk barriers and setbacks. The application was revisited due to the passage of time since its initial hearing in August 2025.
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Subdivision and Easement Adjustments for Laurel Court
A minor subdivision application was reviewed to adjust lot lines, create a new lot, and codify a stormwater easement on Laurel Court. The adjustments aim to improve drainage infrastructure and comply with environmental constraints.
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Millburn Gateway Center Site Plan Amendments
The Millburn Gateway Center proposed modifications include adding two new tenants, enhancing pedestrian areas, and meeting parking ordinance adjustments. The application emphasizes traffic safety improvements, compliance with regulations, and community feedback regarding parking and public spaces.
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Minor Subdivision and Lot Line Adjustment for 33 West Road
This resolution approves a minor subdivision and lot line adjustment for two conforming lots on 33 West Road. The adjustment reallocates land to create a larger buildable area for a new single-family home, while preserving environmentally constrained areas.
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Preliminary and Final Major Site Plan Approval for Millburn Gateway Center
The resolution discusses an application for the preliminary and final major site plan approval for Millburn Gateway Center, involving the addition of new tenants, upgrades to pedestrian areas, and parking adjustments. It includes variances for signage, parking spaces, and site lighting, along with detailed public feedback and professional testimony.
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Minor Subdivision for Lot Line Adjustment - 33 West LLC
This ordinance involves a minor subdivision for a lot line adjustment between two conforming lots in the R4 zone. It aims to consolidate environmentally constrained wetland areas, codify drainage easements, and enable future development of a single-family home while adhering to stormwater management regulations.
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Preliminary and Final Major Site Plan for Millburn Gateway Center
This ordinance involves a preliminary and final major site plan approval for Millburn Gateway Center, including amendments such as adding new tenants, creating a pedestrian plaza, and addressing parking variances. The project includes aesthetic improvements, compliance with fire department safety requests, and adjustments to signage and landscaping.
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Discussion on Parking Variances and Site Upgrades
The board discussed parking variances due to ordinance changes and site upgrades, including a pedestrian plaza and safety improvements.
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Application 26-001 for Site Plan Amendment
Application 26-001 proposed adding two new tenants, upgrading pedestrian facilities, and reconfiguring parking at the Millburn Gateway Center.
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Reevaluation of 521 Millburn Avenue Mixed-Use Proposal
The board reviewed a revised mixed-use proposal for 521 Millburn Avenue, focusing on changes made since a prior denial, including reduced building height, architectural redesign, and the addition of five on-site parking spaces.
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Senior Living Modifications at Ridgewood Road
A retired couple proposed modifications to their home to accommodate aging in place, including an elevator and expanded kitchen. Variances for building coverage and side yard setbacks were requested.
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Residential Addition for 42 Campbell Road
The homeowners proposed a modest addition to their residence at 42 Campbell Road to accommodate family needs, including additional bathrooms and bedrooms. Variances for building coverage and rear yard setback were sought.
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Renovation and Variance Adjustments for 405345
The applicant proposed renovations and variance adjustments for their property, addressing stormwater drainage issues and reducing the scope of variances requested, including eliminating attic and building height variances.
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Request for Extension of Variances for 353 Sagenor
The applicant Jose Valdez and Lori Huber requested an extension for the variances granted for 353 Sagenor. They cited progress on construction plans but needed additional time due to challenges in finding the right contractor and balancing obligations.
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Variance for 42 Campbell Road
This resolution addressed the applicant's request for variances to expand their home at 42 Campbell Road to accommodate family needs and improve livability.
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Variance Adjustment for 126 Glenwood Drive
The resolution addressed the applicant's request to adjust variances for a property at 126 Glenwood Drive, including modifications to the design and reduction of variance relief.
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Extension of Variance for Jose Valdez and Lori Huber
The resolution granted an extension for variances on the property at 353 Sagenor, requested due to delays in construction plans and contractor availability.
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Extension of Variance for Valdez and Huber Property
The ordinance addresses the extension of a variance for the property at 353 Sagenor. The applicants requested additional time to finalize construction plans and find a suitable contractor.
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Continued Variance Application for Property Renovation
The board reviewed a continued variance application for a property renovation due to stormwater drainage hardship, with adjustments to building height and setbacks.
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Extension of Variance for Jose Valdez and Lori Huber
The board granted an extension of variance for Jose Valdez and Lori Huber at 353 Sagenor, allowing additional time for construction planning.