Old Bridge Township, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Old Bridge 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. 120 items on file; most recent September 5, 2026.
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Continuation of Application 09-2026Z to November 5, 2026
Following testimony and public comment, the Board continued Application 09-2026Z to November 5, 2026 to allow the applicant to revise plans, including reducing the proposed home size to lessen variance impacts.
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Public Comment Period — Application 09-2026Z (127 Morningside Avenue Minor Subdivision and Variances)
Multiple members of the public commented on the Dream Home Associates subdivision proposal at 127 Morningside Avenue. Several residents opposed the application citing drainage, crowding, privacy/light/air impacts, traffic and parking, and neighborhood character; one speaker supported the project as beneficial new construction that could increase property values.
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Application 09-2026Z — Dream Home Associates LLC (Block 14, Lot 127; 127 Morningside Avenue) — Minor Subdivision and Variance Requests (including D4 FAR variance)
The Board heard testimony on a proposed minor subdivision at 127 Morningside Avenue to create two lots while retaining the existing dwelling and constructing a new single-family home. The applicant’s engineer and planner testified regarding lot area/width/density, side-yard setbacks, FAR, parking, drainage, and neighborhood context; after public comment, the applicant offered to reduce the proposed home size and the Board carried the matter to November 5, 2026.
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Application 64-2025Z — Duropa Holdings LLC — Request to Carry to November 5, 2026
Applicant’s counsel requested that Application 64-2025Z be carried due to the late hour. The Chair announced the matter would be carried to November 5, 2026 at 7:30 p.m. without further notice.
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Public Comment Period — Application 17-2023Z (Northwood Manor, end of Jake Brown Road)
The Chair opened the public comment portion for Application 17-2023Z; no members of the public provided comments, and the public portion was closed before the Board voted on the application.
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Public Comment Period — Application 63-2023Z (1123 Englishtown Road)
The Chair opened the public comment portion for Application 63-2023Z; no members of the public provided comments, and the public portion was closed.
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Application 63-2023Z (Block 26020, Lot 5.11; 1123 Englishtown Road) — Continuation Hearing (Mixed-Use Residential/Commercial Flooring Business)
The Board continued the hearing for 1123 Englishtown Road regarding a mixed-use residential/commercial flooring business in the ED-1 zone. The applicant’s engineer and traffic engineer testified, with extensive questioning about lighting, landscaping buffers, dumpster operations, parking/circulation, and complaints; the matter was carried to November 5, 2026 without further notice.
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Swearing-in of Board Professionals
Board counsel swore in the professionals who would testify during the meeting, and each professional stated their name and role for the record.
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Resolution for Jason Jablonsky — Bulk Variance Relief (Block 15562, Lot 51; 11 Hastings Road)
The Board adopted a resolution granting bulk variance relief for 11 Hastings Road to legitimize the location of an existing pool, deck, and associated improvements. The vote included one abstention.
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Approval/Memorialization of August 2026 Meeting Minutes
The Board considered the August 2026 meeting minutes and voted to memorialize/approve them, with one abstention.
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Carry Application 53-2024P (HP Warehouse LLC) Major Preliminary Site Plan and Variances to a Date Certain (Without Notice)
For application 53-2024P (HP Warehouse LLC), applicant counsel requested a continuance due to a lengthy updated staff report and the desire to address civil and traffic engineering issues more efficiently at a later date. The Board carried the matter to November 12 (without notice) by unanimous vote.
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Closing Remarks and Next Meeting Date
The Chair asked for any township or legal matters; none were raised. The Board noted the next meeting date as September 3 and stated it would be a packed agenda, encouraging attendance.
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General Public Comment (End of Meeting)
Chairman Sullivan opened a general public comment period at the end of the meeting. No members of the public offered comments, and the Board moved on to closing remarks and adjournment.
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Board Action on Application 12-206Z: Approval with Condition for Engineering Review of Drainage
The Board voted to approve Application 12-206Z for the existing pool and deck variances, with a condition that the township engineering department inspect the property and determine whether additional drainage improvements are required.
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Public Comment on Application 12-206Z: Neighbor Concerns About Drainage and Privacy
One resident spoke during the public portion on Application 12-206Z, stating water had entered their yard during rainy periods and raising concerns about privacy due to the height and proximity of the deck near the property line. The resident requested township engineering review of grading/drainage if approval were granted.
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Public Hearing: Jason Jablonsky — Variances to Legitimize Existing Ground Pool and Deck at 11 Hastings Road
The Board heard testimony from the applicant seeking multiple setback variances and relief related to an existing ground pool and deck at 11 Hastings Road. Issues discussed included rear yard setbacks, deck setbacks, landscape area ratio/impervious coverage, drainage, lighting, and whether the deck surface was pervious.
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Resolution: Memorialization of Approval (Garis Development Group application)
The Board memorialized approval for Application 45-2025Z by Garis Development Group for preliminary and final major site plan approval, including a D3 conditional use variance and C2 bulk variance relief, for improvements to an automotive repair garage site at 3,300 US Highway 9.
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Resolution: Memorialization of Approval (Bavvesh Patel application)
The Board memorialized approval for Application 31-2025Z (Bavvesh Patel), described as involving a D4 use variance and C2 variance relief for construction of a new 1,980 square foot two-story single-family dwelling with related site improvements.
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Resolution: Extension of Time for Prior Approval (Chemicals application)
The Board memorialized a resolution for Application 56-2024Z, described as an extension of time related to a previously approved subdivision and a D2 use variance. The Board granted a first six-month extension to file/record the subdivision.
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Announcements: Applications Cancelled, Adjourned, or Withdrawn
Chairman Sullivan announced multiple application schedule changes: one bifurcated de-variance matter adjourned to October 15 without notice, one use variance matter adjourned to December 5 without notice (corrected from December 2), and one sign variance application withdrawn without prejudice.
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Next meeting date announcement
The Board announced the next meeting date as August 20 and encouraged members to attend consistently due to recent absences from illness and vacations.
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General public comment (end of meeting)
The Chair asked for any general public comments near the end of the meeting; none were offered.
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Public comment (application-specific): 45-2025Z environmental remediation documentation question
During the public portion for application 45-2025Z (3300 Route 9 auto repair garage), one member of the public asked about environmental risk index/testing and requested documentation regarding remediation status. The applicant team responded by referencing a remediation letter describing groundwater injections through 2028 and the potential for an unrestricted RAO afterward.
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Application approval: Garris Development Group (3300 Route 9) — CCO for auto repair garage; major preliminary/final site plan; D3 conditional use variance; bulk variances
The Board approved application 45-2025Z for Garris Development Group at 3300 Route 9 (former Exxon station) to reinstate a three-bay auto repair garage and obtain a certificate of continued occupancy, with D3 conditional use variance relief, bulk variances, and major preliminary/final site plan approval. The applicant eliminated a Cindy Street driveway and reversed Route 9 ingress/egress; approval was unanimous.
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Continuation scheduled: 32-2025Z set for October 15, 2026 (carried without notice)
The Board scheduled the continuation of application 32-2025Z for October 15, 2026 at 7:30 p.m., carried without further notice.
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Application hearing commenced: 1300 Route 9 — Taco Bell drive-thru (major preliminary/final site plan; variances) — testimony taken and matter carried
The Board began hearing application 32-2025Z for a proposed Taco Bell drive-thru restaurant at 1300 Route 9 in the ED03 zone on a 0.87-acre undersized lot. The applicant presented engineering testimony on site layout, access, parking, landscaping, stormwater, lighting, and requested variances; due to time, the matter was carried to October 15, 2026 without further notice.
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Application approval: Bhavesh Patel (Columbus Avenue, Cliffwood Beach) — new single-family home on undersized lot (side yard, combined side yard, FAR variances)
The Board approved application 31-2025Z for Bhavesh Patel to construct a new two-story single-family home with a one-car garage on an undersized 40' x 100' lot in the R-7 zone on Columbus Avenue (Cliffwood Beach). Relief included side yard, combined side yard, and FAR variances; the vote was unanimous.
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Swearing-in of Board professionals for the hearing
The Chair swore in Board professionals who would participate in the hearing, including the Board Engineer, Board Traffic/Transportation Engineer, and Township Planner.
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Request for extension of time: Old Bridge Chemicals (first extension; major preliminary/final site plan and minor subdivision)
The Board granted a six-month first extension of time for application 56-2024Z (Old Bridge Chemicals) after counsel reported delays related to resolution compliance and noted the Municipal Land Use Law timeframes for perfecting a minor subdivision filing.
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Resolution adoption: Chaudhary Property Group LLC (major site plan; use and bulk variance relief to convert upstairs medical office to residential unit)
The Board adopted Resolution 55-2025Z approving preliminary and final major site plan approval and use and bulk variance relief for Chaudhary Property Group LLC (Block 15000, Lot 2) to convert an upstairs unit from a medical office to a residential unit.
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Resolution adoption: BJ's Wholesale (major site plan; use and bulk variance relief for fuel dispensers/kiosk/lighted canopies)
The Board adopted Resolution 23-2025Z granting preliminary and final major site plan approval and use and bulk variance relief for BJ's Wholesale to add additional external fuel dispensers, a kiosk, and lighted canopies.
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Resolution adoption: Arthur Lessler (bulk variance for open-air portico)
The Board adopted Resolution 11-2026 approving bulk variance relief for Arthur Lessler for construction of an open-air portico at Block 13001, Lot 50 (Lane Court).
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Resolution adoption: ZGHS Properties Management (use variance, FAR use variance, bulk variance, site plan approval)
The Board adopted Resolution 15-2025 for ZGHS Properties Management, approving variances and site plan relief to convert an existing commercial office use to a single-family residential use with a vertical addition and related improvements. Ms. Gomez abstained; all other members voted yes.
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Application 60-2025P (Michelle Avenue) — Minor Subdivision / Lot Line Adjustment with Bulk Variances (Block 4185, Lots 31, 32, 33, and Lot 20.12)
The Board heard Application 60-2025P, presented as a lot line adjustment involving three Michelle Avenue lots and a rear lot (Lot 20.12), with bulk variances triggered by existing conditions. The Board approved the minor subdivision and variances subject to standard conditions and professional report compliance.
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Application 01-2026P (Homes Back LLC) — Minor Subdivision at 79 Park Avenue / Route 18 (Block 26030, Lot 5.11)
The Board heard testimony on Application 01-2026P by Homes Back LLC for a minor subdivision at 79 Park Avenue/Route 18 to split one lot into two conforming lots for two single-family homes. The Board approved the application with standard conditions and compliance with professional reports.
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Application 48-2025P (3059 E-Town LLC) — Adjourned to September 24, 2026 (Without Notice)
The Board announced that Application 48-2025P (3059 E-Town LLC), a major preliminary/final site plan matter, was adjourned without notice to the Planning Board’s regular meeting on September 24, 2026, and advised the public to attend if they wished to comment.
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95 Wesley Road (Peter Simi) — Second Extension of Time for Minor Subdivision Approval
The Board considered Resolution 13-2025P for 95 Wesley Road (Peter Simi) regarding a second extension of time for minor subdivision approval and approved it by unanimous roll-call vote.
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General Public Comment Period (End of Meeting) — No Speakers
The Chair opened the general public comment period at the end of the meeting. No members of the public came forward to speak, and the comment period was closed.
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Application 23-2025Z — BJ’s Wholesale Club (Block 4185, Lot 2.11; 107 US Highway 9) Fuel Dispensers, Canopies, Parking Reconfiguration, and New Pylon Sign; Major Preliminary/Final Site Plan and Conditional Use Variances
The Board approved BJ’s Wholesale Club’s application to add six fuel dispensers with a kiosk and lighted canopies, reconfigure parking and aisles, and install a new pylon sign at 107 Route 9. Testimony addressed D3 conditional use variance issues, parking deficits, queuing, fire access, and agency reviews. No public comments were offered.
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Application 55-2025Z — Shadari Property Group LLC (Block 15000, Lot N/A stated; 3384 Route 9) Convert Second Floor Office to Residential Apartment; Major Preliminary/Final Site Plan and Variances
The Board approved Application 55-2025Z to convert a vacant second-floor office unit at 3384 Route 9 into a one-bedroom residential apartment above an existing medical office. Testimony addressed market conditions, parking, lighting, landscaping, and D1 use variance criteria. No public comments were offered.
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Application 63-2023Z — Juan Figueroa (Block 26020, Lot 5.11; 1123 Englishtown Road) Minor Site Plan and Use Variance to Legitimize Mixed-Use Flooring Business/Residential Site (Continued)
The Board heard testimony from the property owner regarding a long-running flooring business operation at 1123 Englishtown Road, including vehicles, employees, and a dumpster. The applicant’s attorney requested a continuation to address the Board Engineer’s outstanding issues; the matter was carried to a future hearing date.
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Application 11-2026Z — Arthur Lesler (Block 13001, Lot 50; 5 Leanne Court) Portico Cover Over Existing Stairs; Front Yard Setback Variance
The Board approved Application 11-2026Z for an open-air portico over existing rear-facing stairs at 5 Leanne Court, requiring a front yard setback variance due to the lot’s two front yards (Leanne Court and Ellen Circle). No public comments were offered.
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Swearing-In of Board Professionals/Officials for Testimony
The Board swore in multiple individuals for testimony, including the Board Engineer, Board Attorney, a zoning officer, and others identified by role.
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Resolution 072026Z — ENFRA MCC LLC (Block 1700, Lot 28.11) Major Preliminary/Final Site Plan and Variances for Solar Canopies at Hospital
The Board adopted Resolution 072026Z granting ENFRA MCC LLC preliminary and final major site plan approval and use/bulk variances to construct solar photovoltaic canopies over existing parking areas west and north of the main hospital building in the hospital zone.
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Resolution 8-2026 — Walcott (Block 18047, Lot 24; 30 Farmbrook Drive) Design Waiver for Driveway Expansion
The Board adopted Resolution 8-2026 granting a design waiver to legitimize a driveway expansion installed without a permit at 30 Farmbrook Drive, where the driveway was 1.2 feet from the side yard property line (10 feet required).
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Board Action — Approval of Major Preliminary and Final Site Plan, C/D Variances, and Design Waivers for Solar Canopies
The board voted to approve the application for solar canopy arrays at Old Bridge Medical Center, including major preliminary and final site plan approval, C/D variances, and three design waivers. The motion passed unanimously, with a board member strongly encouraging attention to trees/buffering.
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Public Comment Period (Application 7-2026Z)
The Chair opened the public portion for Application 7-2026Z and invited comments. No members of the public came forward to speak, and the public portion was closed.
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Testimony — Planning, Use Variance and Bulk Variances/Design Waivers (Lance Landra, PP, AICP)
Planner Lance Landra testified that the hospital is an inherently beneficial use and that the accessory solar project advances public welfare through renewable energy and emissions reduction. He addressed the SICA balancing test, stated setbacks could be treated as subsumed by the D(1) variance, and supported the requested variances and waivers with conditions such as buffering.
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Testimony — Solar Developer/Installer, Safety, Fire Review, Lighting, Glare, and Phasing (Brandon Cole, Enfra)
Brandon Cole testified about the canopy systems, equipment, monitoring and maintenance, DCA and fire marshal review, lighting design, glare reduction, and construction phasing. He stated the project received multi-discipline approvals and a fire review letter indicating the design was acceptable.
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Testimony — Hospital Operations and Benefits (Keith Cost, Hackensack Meridian Health)
A Hackensack Meridian Health representative testified about hospital operations, construction phasing, staff shuttling, and project benefits. He stated the project would offset 2,645 metric tons of carbon per year, save about $920,000 annually, and offset roughly 98% of the facility’s electric usage.
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Testimony — Civil Engineering and Site Plan (Todd Giddings, PE, Dewberry)
Civil engineer Todd Giddings testified about the site, environmental constraints, proposed 17 solar canopy arrays, equipment areas, setbacks, design waivers, lighting changes, and stormwater impacts. He stated there would be no parking space loss and minimal added impervious coverage.
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Application Introduction: Enfra MCC LLC — Solar Array at Old Bridge Medical Center
The Chair read the application into the record: 7-2026Z, Enfra MCC LLC, Hospital Zone, Block 1700, Lot 28.11, 1 Hospital Plaza Road / Ferry Road. The applicant sought approval to add solar arrays over existing parking areas, requiring major preliminary and final site plan approval and variances.
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Swearing-in of Professionals
The Chair swore in professionals who would testify during the application hearing, including representatives from Environmental Resolutions.
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Application 13-2026P: Elizabeth’s NJ LLC — Major Preliminary/Final Site Plan and Variance (516 Route 516 Restaurant Expansion)
The Board heard testimony on Application 13-2026P by Elizabeth’s NJ LLC for a two-story addition/enclosure of an existing patio and a seasonal rooftop area at a long-standing restaurant site on Route 516. The applicant presented engineering, architectural, traffic, and planning testimony and requested a front yard setback variance; the Board voted to approve with standard conditions and compliance with professional review comments.
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Application 27-2023Z — Vision Old Bridge LLC (3963 County Route 516) bifurcated D-variance for 68 apartments (11 affordable) continuation hearing (testimony and public comment)
The Board continued the bifurcated use variance hearing for Vision Old Bridge LLC proposing demolition of an existing garden center and construction of a multi-family building (described as 68 apartments including 11 affordable units, with testimony noting a reduction to 54 units while maintaining 11 affordable). The Board heard engineering, architectural, and traffic testimony, took extensive public comment largely opposing the project, and carried the matter to August 20 without further notice.
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Resolution 54-2025Z — Jessica Kriscowski D4 variance (28 Purdue Road)
The Board adopted Resolution 54-2025Z granting a D4 use variance approval for Block 5000.25, Lot 41 (28 Purdue Road, Old Bridge Township).
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Resolution 46-2025Z — Bentley Realty Group (Old Bridge Shopping Plaza, Route 9) preliminary/final major site plan and variances
The Board adopted Resolution 46-2025Z granting Bentley Realty Group preliminary and final major site plan approval with a D1 use variance and bulk variance approvals for Block 4185, Lot 9.11 (Old Bridge Shopping Plaza, Route 9).
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Application 08-2026Z (30 Farm Brook Road) — driveway expansion variance/design waiver approval
The Board heard testimony from the applicants and staff regarding a driveway expansion constructed without a permit that encroached to approximately 0.1 feet from the side yard line where 5 feet is required. The Board approved the requested relief by unanimous vote.
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General Public Comment (End of Meeting)
The Chair opened the general public comment period near the end of the meeting. No members of the public spoke, and the comment period was closed.
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Public Hearing Opened and Continued: Driveway Expansion at 21 Stony Brook Drive (Block 18044 Lot 14)
The board heard initial testimony for application 5-2026Z to expand a driveway at 21 Stony Brook Drive. The applicant described parking and scheduling needs and proposed expanding close to the property line, raising setback and drainage concerns. The board continued the matter to May 7, 2026 for engineering review.
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Public Hearing Opened and Continued: Concrete Patio Legalization at 19 Brewster Circle (Block 503 Lot 17)
The board heard initial testimony for application 3-2026Z to legalize a concrete patio at 19 Brewster Circle, involving rear and side yard setback variances and a landscape area ratio variance. Due to concerns about drainage and extensive paving, the board continued the matter to a future meeting for engineering review.
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Public Hearing and Approval: Pool House at 35 Ellen Circle (Block 13001.11 Lot 1)
The board heard application 62-2025Z for construction of a 298 square foot pool house at 35 Ellen Circle requiring a side yard setback variance (10 feet required, 5 feet proposed). The homeowner testified about the project and property compliance metrics. With no public comment, the board approved the variance unanimously.
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Public Hearing and Approval: Bergen Concepts LLC LED Billboard and Site Plan (3699 Route 9 / Block 1300 Lot 9.12)
The board completed the public hearing on application 47-2024Z for an LED billboard at the Luke Oil site (3699 Route 9). The applicant presented final planning testimony addressing use and bulk variances, operational limits, DOT compliance, lighting, and sign changes. With no public comment, the board approved the application unanimously.
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Adoption of Resolution Granting D4 Density Variance and Front Yard Setback Relief (Residence Reconstruction)
The board adopted Resolution 35-2025Z. Counsel summarized that the resolution granted a D4 density variance and addressed front yard setback relief related to a proposed reconstruction of a residence. The resolution was adopted unanimously by roll call vote.
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Status note: 35-2025Z resolution not handled (to be addressed at next meeting)
The Board stated that the resolution for 35-2025Z was not handled that night and would be addressed at the next meeting after confirming verbiage.
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Resolution adoption: 05-2026Z John Rodriguez — design waiver and driveway/drainage conditions
The Board adopted the resolution for 05-2026Z (Rodriguez) approving a design waiver and conditions including Belgian block curb, relocation of roof leader, and curb apron/curb cut work at 21 Stonybrook Drive.
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Resolution adoption: 03-2026Z Josephine Sabatino — bulk variance conditions (side yard/rear yard and landscape area ratio as read into record)
The Board adopted a resolution for 03-2026Z (Sabatino) reflecting the variance relief and conditions discussed for 19 Brewster Circle. One member abstained; all others voted yes.
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15-2025Z GHS Properties Management LLC — convert existing office to single-family residence with addition at 34 State Route 35 (use and bulk variances; major site plan)
The Board heard 15-2025Z by GHS Properties Management LLC for 34 State Route 35 in the EDO-1 zone to convert an existing office building to a five-bedroom single-family residence with a second-story addition. The applicant sought a D1 use variance and multiple bulk variances due to the undersized lot and existing nonconformities. One public commenter asked about rental vs. owner occupancy. The Board approved the application.
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05-2026Z John Rodriguez — driveway expansion at 21 Stonybrook Drive with design waiver/conditions
The Board heard 05-2026Z by John Rodriguez to expand an existing driveway at 21 Stonybrook Drive. The Township engineer recommended a 2-foot setback from the property line, relocation of a stormwater drain/roof leader, Belgian block curb, and a widened curb cut. The applicant agreed and the Board approved.
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03-2026Z Josephine Sabatino — variances to legalize existing concrete patio/driveway paving at 19 Brewster Circle (continued matter)
The Board heard a continued application by Josephine Sabatino to legalize an existing concrete patio/paving at 19 Brewster Circle. The Township engineer recommended a 3-foot landscaped strip along the north side yard to address drainage; the applicant agreed. The Board approved the variances.
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Announcement of adjourned application: Sophie’s Taqueria (adjourned to August 20, 2026 without further notice)
The Board announced that application 63-2025Z for Sophie’s Taqueria, seeking a variance related to painted signage at Block 15506 Lot 7.1 on U.S. Highway 9, was adjourned to August 20, 2026 without further notice.
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Announcement of adjourned application: Hazlet NE LLC (adjourned to August 6, 2026 without further notice)
The Board announced that application 32-2025Z (Hazlet NE LLC), seeking major preliminary/final site plan approval and variances for a drive-thru fast-food restaurant at 1300 U.S. Highway 9 in the ED3 zone, was adjourned to August 6, 2026 without further notice.
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Announcement of adjourned application: BJ’s Wholesale Club (postponed to July 16, 2026)
The Board announced that application 20-23-2025Z for BJ’s Wholesale Club, seeking major preliminary/final site plan approval and variances related to additional gas dispensers, was postponed and would be heard on July 16, 2026.
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335 Green Street LLC — Major Preliminary/Final Subdivision and Site Plan, Variance (Hearing Begun; Carried to October 22, 2026)
The Board began hearing Application 49-2025P for a 19-lot subdivision (18 single-family homes) at 335 Green Street LLC. Extensive discussion focused on stormwater basin placement on private lots, easements, roadway design, and flooding concerns. A legal issue was raised about creating variance conditions on adjacent lots not included in the application. The matter was carried to October 22, 2026, with notice stated as not required unless rescheduled earlier.
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Walmart Real Estate Business Trust — Major Preliminary/Final Site Plan, Variances, and Design Waivers (Old Bridge Square Shopping Center)
The Board heard Application 53-2025P for Walmart at 1126 US Route 9 to add 19 online pickup/delivery stalls, new directional and building signage, façade refresh, and seasonal storage containers (Oct 1–Dec 31). The applicant sought signage variances, a temporary parking variance, and lighting waivers. The Board approved unanimously with conditions including container placement adjustments and a five-year zoning officer review/monitoring condition.
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Wawa, Inc. — Minor Site Plan Approval (Parking and Circulation Changes)
The Board took up the Wawa, Inc. minor site plan after the subcommittee recommended approval. The application increased parking from 43 to 55 spaces, added an ADA space, and included striping, curbing, and landscaping updates. The Board approved the application unanimously with conditions.
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600 Jock Street LLC — Carry to September 24, 2026 (Major Preliminary/Final Site Plan, Variance)
The Board announced that Application 4-2025P (600 Jock Street LLC) would be carried to September 24, 2026, with notice confirmed as required.
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95 Wesley Road (Peter Zimmyi) — Extension of Minor Subdivision Approval
The Board considered Resolution 13-2025P for 95 Wesley Road (Peter Zimmyi), requesting a 90-day extension of a previously granted minor subdivision approval due to delays in outside agency approvals. The Board approved the extension unanimously.
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Juan Figueroa — applicant nonappearance; application adjourned with re-notice required (1123 Englishtown Road)
The Board called application 63-2023Z (Juan Figueroa, 1123 Englishtown Road). The applicant did not appear. On counsel’s recommendation, the Board adjourned the matter to a new date with new notice required due to a potential jurisdictional issue.
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Public comment period (Application 54-2025Z)
The Chair opened the public portion for application 54-2025Z (28 Purdue Road second-floor addition). No members of the public spoke, and the public portion was closed.
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Jessica Kriscowski — D(4) variance and related relief for second-floor addition (28 Purdue Road)
The Board heard testimony on a second-floor addition at 28 Purdue Road requiring a D(4) floor area ratio variance and relief for existing nonconformities, plus a driveway width design waiver. The applicant described a multigenerational living arrangement and agreed to conditions to keep the home a single-family dwelling. The Board approved the application.
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Transition between applications; note regarding potential notice/jurisdiction issue for a separate matter
After concluding the Bentley Realty matter, the Board noted an issue with another application involving a plan calling for a single-family residence but appearing to show two apartments, potentially requiring re-notice.
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Public comment period (Application 46-2025Z)
The Chair opened the public portion for application 46-2025Z (Bentley Realty Group Inc.). No members of the public spoke, and the public portion was closed.
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Bentley Realty Group Inc. — major preliminary/final site plan and variances (1043 Highway 9; former TGI Friday’s)
The Board heard extensive testimony on a proposal to convert the former TGI Friday’s building at 1043 Highway 9 into a combined Dunkin’ Donuts/Jimmy John’s with a drive-thru, plus office and retail space, including site improvements, signage, landscaping, and parking/waiver requests. The Board approved the application with conditions discussed.
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Northwood Manor Old Bridge LLC — application adjourned (Jake Brown Road)
The Board noted that application 17-2023Z (Northwood Manor Old Bridge LLC, Jake Brown Road) was being adjourned to a date to be determined, with notice to be provided.
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Zergen Complex Concepts LLC — approval for billboard (Block 13000, Lot 19.12; 30–3699 US Highway)
The Board adopted a resolution granting preliminary and final major site plan approval with use and bulk variance relief for a 672 square foot double-sided billboard at 55 feet in height.
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Amended resolution to correct typographical error
Board counsel presented an amended resolution for 35-2025Z to correct a typographical error from a prior memorialization. The Board adopted the amended resolution.
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Variance and Site Plan for Community Bible Fellowship Church
The Community Bible Fellowship Church sought variances and site plan approvals to construct a new house of worship. The proposal included height variances for a steeple and adjustments to parking, landscaping, and other site requirements. The board scheduled further review for July 16, 2026.
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Variance Approval for Colleen Flynn
Colleen Flynn sought a variance for rebuilding her home after a fire, involving an increase in the floor area ratio (FAR) and addressing pre-existing front yard setbacks. The board approved the variance, emphasizing the project’s consistency with the neighborhood and its minimal impact.
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David Lynch Bulk Variance Approval for Pole Barn Construction
This resolution approves multiple bulk variances for David Lynch to construct a pole barn at 4,256 Highway 516, Old Bridge Township, NJ, including size, height, and side yard setback relief.
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Orleans Segworth Variance Approval for Barn Reconstruction
This resolution grants Orleans Segworth variances for reconstructing a two-story detached barn at 61 Partridge Road, Madawan, NJ, after fire damage, including allowances for size, height, and stories.
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Pbat Krishna Variance Approval for Fence Installation
This resolution approves a variance for Pbat Krishna to install a 6-foot fence on a property located at 26 Delila Lane in Old Bridge Township, NJ, exceeding the permitted height of 4 feet.
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Floor Area Ratio Variance for Residential Reconstruction
This ordinance approves a floor area ratio variance for rebuilding a home at 19 Country Place, Old Bridge Township, NJ, following fire damage. The project includes a second-floor addition to enhance functionality.
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Bulk Variance Approval for Pole Barn Construction
This ordinance approves a bulk variance for constructing a pole barn at 4256 Highway 516, Old Bridge Township, NJ, exceeding permitted size, height, and sideyard setback requirements.
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Bulk Variance Approval for Detached Barn Reconstruction
This ordinance approves multiple bulk variances for rebuilding a two-story detached barn at 61 Partridge Road, Old Bridge Township, NJ, following fire damage. Variances include exceeding size and height limits.
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Variance Approval for Fence Installation
This ordinance approves a variance for installing a 6-ft fence at 26 Delila Lane, Old Bridge Township, NJ, exceeding the permitted 4-ft height. The board unanimously adopted the resolution after reviewing the application.
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Variance Application for Colleen Flynn’s Residence Rebuild
Colleen Flynn presented a variance application to rebuild her fire-damaged home, seeking a D4 variance for floor area ratio adjustments.
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Approval for Pole Barn Variance on Highway 516
The board approved bulk variances for constructing a pole barn on Highway 516, including adjustments to side yard setback and building height.
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Approval for Bulk Variance at Partridge Road
The board approved multiple variances for rebuilding a two-story barn at 61 Partridge Road, Madawan, NJ, including height and size adjustments.
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Approval for Fence Variance at Delila Lane
The board approved a variance for a 6-foot fence at 26 Delila Lane, Old Bridge Township, exceeding the permitted 4-foot height.
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HB Warehouse LLC Application for Preliminary Site Plan and Variance
The application by HB Warehouse LLC for a 520,000 sq. ft. warehouse on Waterworks Road was discussed. The applicant detailed the site plan, zoning compliance, and operational aspects, including loading docks, parking, and environmental considerations. The community raised various concerns, including traffic, health, and environmental impacts, and requested further clarification and engagement.
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HB Warehouse LLC Major Preliminary Site Plan Variance
This resolution pertains to an application by HB Warehouse LLC for a major preliminary site plan variance involving the construction of a 520,000 sq. ft. warehouse. The discussion focused on project details, public feedback, and the next steps in the review process.
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HB Warehouse LLC Major Preliminary Site Plan and Variance Application
The application by HB Warehouse LLC involves a major preliminary site plan and variance request for a 520,000-square-foot warehouse. The project is within a designated redevelopment area and complies with zoning regulations. Testimony by multiple witnesses detailed the operational and design aspects, with further hearings scheduled.
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HB Warehouse LLC Application Overview
The HB Warehouse LLC application for a major preliminary site plan and variance was introduced, outlining the project details and upcoming testimony.
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Pole Barn Construction for Lynch Property
David Lynch applied for a variance to construct a pole barn at 4256 Highway 516 to store his motorhome. The board approved the application, including variances for size, height, and side yard setback, with conditions.
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Fence Installation for Kishna Property
The Kishna family applied for a variance to install a six-foot fence around their property at 26 Dane Lane for safety and privacy reasons. The board approved the variance, requiring the fence to comply with township easement and setback requirements.
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Community Bible Fellowship Church Variance Application
The application for the Community Bible Fellowship Church at 442 Catrell Road was postponed due to insufficient board members present to rule. A new hearing date of April 16, 2026, was set.
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Approval of Variances for Pole Barn Construction at 4256 Highway 516
The resolution approved variances for constructing a pole barn at 4256 Highway 516 to store a motorhome. The board imposed conditions, including a minimum side-yard setback and restrictions on commercial or residential use.
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Approval of Variances for Replacement of Barn at 61 Partridge Road
The resolution approved variances for replacing a barn that was lost to fire at 61 Partridge Road. The new structure will match the original in size and function, with conditions to prevent its use as a dwelling unit.
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Approval of Variance for Fence Installation at 26 Dane Lane
The resolution approved a variance for the installation of a six-foot fence at 26 Dane Lane to provide safety and privacy for the homeowner. Conditions included compliance with township regulations regarding easements and setbacks.
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Denial of Bifurcated Variance for Prime Space Capital LLC
The board denied a bifurcated variance application for Prime Space Capital LLC for a project at 12 Pine Street. The project was found inconsistent with the neighborhood's character and deemed to have adverse impacts on the residential area.
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Approval of Preliminary and Final Site Plan for OBJ LLC
The resolution approved the preliminary and final site plan for OBJ LLC, including use and bulk variances for a property at block 10, lot 1069. The plan involves constructing additions for first and second-story apartments and commercial use. The board found sufficient testimony to grant the requested relief.
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Lynch Pole Barn Variance Approval
The zoning board approved Lynch's application to construct a 22x44x20 pole barn for motorhome storage at 4256 Highway 516, Block 11257, with variances for size, height, and side-yard setbacks.
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Segworth Barn Replacement Variance Approval
The zoning board approved Segworth's application to replace a barn destroyed by fire at 61 Partridge Road, Block 10252, Lot 07.12, with variances for size, height, location, and stories.
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Kishna Fence Variance Approval
The zoning board approved Kishna's request for a variance to install a six-foot vinyl fence for safety and privacy at 26 Dane Lane, Block 7120, Lot 1.
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Community Bible Fellowship Church Variance Hearing Postponement
The hearing for Community Bible Fellowship Church's major preliminary and final site plan application was postponed to April 16, 2026, due to incomplete documentation and unpreparedness.
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Prime Space Capital LLC Variance Denial
The zoning board denied Prime Space Capital LLC's bifurcated variance application for a proposed project at 12 Pine Street, citing inconsistency with neighborhood character and adverse impacts on residential areas.
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OBJ LLC Major Site Plan and Variance Approval
The ordinance approves OBJ LLC's application for preliminary and final site plan with CND and bulk variances. It allows construction of first-story apartments and second-story commercial use additions at Block 1069, Lot 1 Bridge.
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Application 51-2025Z: Fence Installation for Safety and Privacy
A homeowner sought a variance for a six-foot fence installation at 26 Dalia Lane for child safety and privacy. The board approved the request with conditions.
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Application 33-2024Z: Community Bible Fellowship Church
The hearing for a site plan and variance application by Community Bible Fellowship Church was postponed due to insufficient quorum.