Parsippany-Troy Hills Township, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Parsippany-Troy Hills 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. 160 items on file; most recent August 21, 2026.
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Application 26:506 — Nakul Kasu Kasatwala, 289 East Halsey Road (minor subdivision; variances)
The Board considered a resolution for Application 26:506 by Nakul Kasu Kasatwala for a minor subdivision with variances at 289 East Halsey Road (Block 742, Lot not fully clear, Zone R-2). A motion and second were made, and the resolution was approved unanimously by the members voting.
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Application 25:516 — Centennial AD LLC (construction of five solar carports; final major flood site plan; variances)
The Board considered a resolution for Application 25:516 by Centennial AD LLC involving construction of five solar carports, a final major flood site plan, and variances. A motion and second were made, and the resolution passed unanimously by the members voting.
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Open Space Trust Fund expenditure: Grant match for Stickley Museum site plan project
The Council approved Resolution R2026-187 authorizing expenditure of municipal open space, recreation, farmland, and historic preservation trust fund monies as a grant match for the Stickley Museum site plan project.
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Application 2571: Rubicon Partners LLC, 2740 Route 10 — preliminary/final major site plan and C/D variances for self-storage and outdoor boat/RV storage (testimony and public questions; carried)
The Board opened Application 2571 for Rubicon Partners LLC at 2740 Route 10 (Block 19) for a self-storage warehouse and outdoor boat/RV storage with preliminary/final major site plan and C/D variances. The applicant and engineer testified on site history, operations, security, lighting, stormwater, grading, and soil movement. Multiple residents questioned deed restrictions, buffering, visibility, lighting, vehicle types, maintenance, and enforcement. The matter was carried to October 21 at 7:30 p.m. with no additional notice required.
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Application 26-30: 2 Grantwood Road (fence height variance) — approval
The Board heard Application 26-30 for 2 Grantwood Road (Block 236, Lot 2, Zone R-4) to legalize a fence described as 6 feet high with a 4-foot solid portion and 2-foot lattice portion, contrary to section 430-11A. The Board discussed corner-lot visibility and site distance. The application was approved unanimously.
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Application 26-27: 233 Atlantic Drive (patio variance) — approval with amended plan eliminating setback and lot area variances
The Board heard Application 26-27 for 233 Atlantic Drive (Block 264, Lot 2, Zone R-4) seeking variances to construct a patio. After testimony and discussion, the applicant agreed to reduce the patio to eliminate the setback variance and also amended to eliminate the lot area variance. The application was approved unanimously, subject to updated engineering documentation.
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Approval of resolutions for multiple applications (2619, 2620, 2624, 2616)
The Board considered and approved resolutions for Application 2619 (Madison Road), Application 2620 (160 Allentown Road), Application 2624 (188 Camden Road), and Application 2616 (37 Fox Run). The vote was unanimous.
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Correspondence: extension request for zoning permit application period (Application 2245)
The Board addressed correspondence from attorney Michael Rubin requesting an extension of time for an applicant to apply for a zoning permit, extending to December 10, 2027, for approval associated with Application 2245 (199–219 New Road, Block 770, Lots 4 and 5). The motion passed unanimously.
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Opening public comment (items not on the agenda)
The Chair asked whether anyone in the audience wished to speak on matters not on the agenda. No public comments were made during this opening opportunity.
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Application 2616: Gary Margarata — Open Deck, Stairs, Landing, and Concrete Pad at 37 Fox Run (Block 98, Lot 18.09)
The Board heard Application 2616 for a variance to construct an open deck with two sets of stairs, a landing, and a concrete pad at 37 Fox Run in the R-3 zone. The Board discussed engineering letters dated June 22 and July 6 and removal of existing impervious surfaces (including a 3x3 shed/deck box and a flagstone walkway). The Board approved with conditions.
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Application 2624: Manish Desai — Legalize Patio/Sidewalk/Concrete Area at 188 Camden Road (Block 218, Lot 16)
The Board heard Application 2624 to legalize a patio and side walkway/concrete area at 188 Camden Road after a notice of violation. The applicant stated the prior patio/sidewalk was broken and replaced for safety. The Board approved the variance, noting engineering had no objection and referencing impervious coverage figures in the report.
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Application 2620: Porch and Balcony at 160 Allentown Road (Block 276, Lot N/A)
The Board heard an application for a 5x6 porch with a balcony above at 160 Allentown Road in the R-4 zone, requiring a variance under section 430-10F. The Board approved the variance and noted a minor soil permit might be needed per the engineering letter dated June 22.
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Application 2619: Sandra Sheridan — Replace Driveway at Madison Road (Block 284, Lot 8.1)
The Board heard Application 2619 from Sandra Sheridan seeking a variance to replace an existing driveway at Madison Road, where the driveway length is 10 feet from the property line rather than the required 5 feet. The Board approved the variance with a condition to obtain a road opening permit.
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Approval of Resolutions (Applications 2613, 2612, 2609, 2606)
The Board approved a block of resolutions for Applications 2613 (Block 605, Lot 4), 2612 (Block 369, Lot 23), 2609 (Block 147, Lot N/A), and 2606 (Block 746, Lot 46). The vote was taken as a group and passed unanimously.
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Carry Application 2559 (Urban Nest) to October 31, 2026
The Board noted additional correspondence from attorney Joseph O’Neal requesting that Application 2559 (Urban Nest) for 36/76 Hill Road be carried. The Board carried the matter to October 31, 2026, with the transcript indicating no new notice was required and that extensions were granted through that date.
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Reopen Application 2535 to Hear Argument Regarding Deed Restriction Condition
The Board discussed a request from counsel to revisit a deed restriction condition imposed in a prior approval for Application 2535 at 755 South Beverwick Road. The Board voted to reopen the application so the applicant can return with notice to neighbors and argue whether the deed restriction should be removed.
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Opening Public Comment (Items Not on the Agenda)
The Chair opened the meeting for public comment on items not on the agenda. No one from the audience came forward to speak, and the Board proceeded to correspondence.
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Approval of Application 26-506 (Minor Subdivision and Bulk Variance) with Conditions
The board approved Application 26-506 for a minor subdivision and bulk variance at 289 East Holly Road (Block 742, Lot 8) in the R-2 zone, subject to conditions including deed recording/review and removal of the driveway and demolition of the garage and shed tied to permitting and final approvals. The motion passed unanimously.
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Application 26-506: Planning Testimony and Exhibits (Neighborhood Context, Variance Justification)
The applicant’s planner presented neighborhood context exhibits (including drone images) and argued the two-lot subdivision fits the surrounding pattern and preserves the existing farmhouse. He cited planning purposes and case law supporting a C(2) variance for the lot width deficiency and stated the new home would otherwise be conforming.
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Application 26-506: Minor Subdivision and Bulk Variance Testimony (Engineering/Site Design)
The applicant’s engineer described the existing site at 289 East Holly Road and the proposed two-lot subdivision. He detailed lot dimensions, existing structures to remain or be removed, the requested lot width variance, and how driveway/impervious coverage issues would be addressed through conditions and later permitting.
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37 Fox Run (Block 98, Lot 18.09): open deck, stairs/landing, and concrete pad variance (Sections 430-10 and 430-35, Column 13)
The Board heard Application 2616 for 37 Fox Run to construct an open deck with two sets of stairs, a landing, and a concrete pad. The Board reviewed engineering letters dated June 22 and July 6, discussed impervious coverage calculations and removal of existing improvements (including a 3x3 shed and a flagstone walkway), and approved the application with conditions.
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Manish Desai — 188 Camden Road (Block 218, Lot 16): legalize patio/sidewalk/concrete area variance (Section 430-35, Column 13)
The Board heard Application 2624 from Manish Desai to legalize a replaced patio and side walkway at 188 Camden Road after receiving a zoning violation notice. The applicant said the prior patio/sidewalk was broken and replaced for safety. The Board approved the variance.
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160 Allentown Road (Block 276, Lot not stated): porch and balcony variance (Section 430-10F)
The Board heard an application for a 5x6 front porch with a balcony above at 160 Allentown Road, requiring a variance due to proximity to the street (16.3 feet). The Board approved the variance and noted a minor soil permit might be required.
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Sandra Sheridan — 0 Madison Road (Block 284, Lot 8.1): driveway replacement variance (Section 430-275X)
The Board heard Application 2619 from Sandra Sheridan to remove and replace an existing driveway at Madison Road (Block 284, Lot 8.1) with no increase in size, but with a nonconforming setback (3 feet vs. 5 feet). The Board approved the variance with a condition to obtain a road opening permit.
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Approval of resolutions for Applications 2613, 2612, 2609, and 2606
The Board approved a block of resolutions for four applications: 2613 (Block 605, Lot 4), 2612 (Block 369, Lot 23), 2609 (Block 147, Lot 1), and 2606 (Block 746, Lot 46).
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Carry application to October 31, 2026 (Application 2559)
The Board addressed correspondence from Joseph O’Neal requesting that Application 2559 (Urban Nest, 36/76 Hill Road, Block 1373.01) be carried to a later date. The Board carried the matter to October 31, 2026, with no notice required as stated.
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Reopen hearing request to address deed restriction condition (Application 2535)
The Board discussed correspondence from attorney Joseph O’Neal seeking removal of a deed restriction condition tied to Application 2535. The Board voted to reopen the application to allow argument on whether the deed restriction should remain, with notice to neighbors required.
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Opening Public Comment (Items Not on the Agenda)
The Chairwoman asked whether anyone in the audience wished to speak on something not on the agenda. No one came forward to speak.
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Application 25-16 (Centennial AD7 LLC, 10 Waterview Boulevard; Block 421, Lot 29.02) amended site plan for additional solar carports; variance and waivers
The Board heard application 25-16 by Centennial AD7 LLC for an amended site plan to install seven additional solar carports at 10 Waterview Boulevard in the POD zone. The project required a variance for 143 square feet of additional impervious coverage and included checklist waivers. The Board approved the waivers and then approved the application with conditions addressing ADA parking, lighting (including LED/dark-sky compliance and operating hours), landscaping, and agency approvals.
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Approval of application 24-525 (NB Home Improvements LLC, 97–101 Intervale Road; Block 429, Lots 45 & 46.6) final major subdivision
The Board approved a resolution for application 24-525, a final major subdivision for NB Home Improvements LLC at 97–101 Intervale Road (Block 429, Lots 45 and 46.6) in the R-3 Zone, described as a six-lot subdivision with a new cul-de-sac and sidewalk issues discussed.
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Approval of application 25-13 (Richard Cole, 155 Everett Road; Block 238, Lot 1) minor subdivision
The Board approved a resolution for application 25-13, a minor subdivision for Richard Cole at 155 Everett Road (Block 238, Lot 1). The motion was made, seconded, and passed unanimously.
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Application 25:84 – 30 Battle Ridge Road (Block 15.07, Lot 11): legalization of existing improvements (asphalt court, shed setbacks, patio/pavers, deck/stairs) and related testimony; carried for continued cross-examination
The Board began hearing a detailed application to legalize multiple long-existing site improvements at 30 Battle Ridge Road. The applicant presented deed/CO history, surveys, aerial imagery, and planning/engineering testimony. An objector’s attorney entered an appearance. The matter was carried to July 22, 2026 to set a continued hearing date without re-notice.
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Board Attorney site visit discussion (brief)
After approving the Westminster Drive application, the Board briefly discussed the Board Attorney going outside to check something and then returning.
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Application 26:06 – 37 Westminster Drive (Block 746, Lot 46): deck/pavers and legalization of existing pool setback
The Board heard testimony from the applicant’s engineer and approved variances for an open deck with stairs and pavers around an outdoor kitchen/patio area, and amended the application to legalize an existing in-ground pool located 5.78 feet from a side yard where 6 feet is required.
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Application 26:09 – 50 James Street (Block 147, Lot not clearly stated): two-story additions and legalization of existing shed in setback
The Board heard an architect’s testimony for a corner-lot home addition requiring a front yard setback variance and amended the application to include a variance to legalize an existing shed located in a front yard setback area. The Board approved the application.
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Application 26:12 – 10 Califon Road (Block 369, Lot 23): two-story rear addition and landing/stairs relocation variances
The Board heard testimony on a split-level home expansion and approved variances for a two-story rear addition and relocation of landing/stairs, with conditions including compliance with engineering requirements and that the basement area not be used as a bedroom.
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Application 26:13 – 19 Madison Avenue (Block 605, Lot 1): modify prior approval condition to allow walk-up attic stairs
The Board reconsidered a prior condition requiring pull-down attic stairs and voted to remove that condition, allowing a walk-up stair configuration for access to an unfinished attic used for storage only.
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Approval of resolutions for multiple applications (2611, 2621, 2617, 2556, 2625)
The Board approved resolutions for multiple applications as listed on the record, by roll call vote.
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Correspondence: request to carry Application 25:45:18 (Bridgton Drive) to September 16, 2026 with extensions to September 30, 2026
The Board acted on correspondence requesting that Application 25:45:18 (518 Bridgton Drive) be carried to September 16, 2026 without notice, with extensions granted to September 30, 2026.
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Correspondence: request to carry Application 24:66:13 (North Beverwyck Road) to October 7, 2026 with extensions to October 30, 2026
The Board acted on correspondence requesting that Application 24:66:13 (613 North Beverwyck Road) be carried to October 7, 2026 without notice, with extensions granted to October 30, 2026.
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Moment of remembrance for board member Bernie Burkowitz
The Chair recognized the passing of board member Bernie Burkowitz, describing his service and personal impact on the Township and Board.
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Application 24-525 — board determination to grant relief to remove sidewalk requirement (variance/waiver as discussed)
After public input and board discussion, the board voted to grant relief to remove the sidewalk requirement associated with the Drexel Court extension, citing the dead-end nature of the street and the sidewalk terminating without connection. The applicant stated it could comply either way. The motion passed by recorded vote.
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Application 24-525 (NB Home Improvements LLC) — completeness determination and waiver approvals
The board heard that Application 24-525 was deemed complete (noted as April 22, 2026) and reviewed requested waivers referenced in the professionals’ completeness letter. The board voted to approve the completeness and waiver requests as presented, without objection from the applicant’s attorney.
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Application 25-521 (Bricksmore) — 3081 Route 46, Block 411 Lot 31.1, Zone B-1 (preliminary/final major site plan; parking improvements and interior landscaped islands)
The board discussed and approved a resolution for Bricksmore’s major site plan at 3081 Route 46. The Mayor raised concerns about truck turning movements and driveway/road geometry; the applicant’s representative stated turning templates were reviewed and additional vehicle information would be provided. The resolution was approved unanimously.
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Application 26-503 (Ruckers Builders LLC) — soil moving permit (Red Lane, Block 767 Lot 7.3)
The board considered a resolution for Application 26-503, described as a soil moving permit for Ruckers Builders LLC on Red Lane (Block 767 Lot 7.3). The resolution was approved without discussion and passed unanimously.
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Resolution/proclamation recognizing resignation and service of board member Dominic Mey
The Chair announced the resignation of board member Dominic Mey and proposed a resolution/proclamation recognizing his service (stated as about 10 years or longer). The board approved the recognition by vote.
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Opening public comment (Planning Board)
The Planning Board opened the meeting to public comment for items not on the formal agenda and for agenda items at the appropriate time. No one came forward during the opening public portion, and it was closed.
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Application 25-13 (H.R. Cole) — 155 Everett Road, Block 238 Lot (minor subdivision)
The committee heard testimony from the applicant’s engineer/planner on a conforming minor subdivision at 155 Everett Road. The committee discussed recording requirements (deeds and subdivision map/plat), corrected block/lot information, and conditions of approval. The application was approved with conditions and passed unanimously.
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Opening public comment (Minor Site Plan/Subdivision Committee)
The Minor Site Plan/Subdivision Committee opened the meeting to public comment for items on the committee agenda. No members of the public came forward to speak, and the public portion was closed.
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Dismissal of Application 25-56 (Michael Katus, 11 Warrior Way) for failure to appear
At the end of the meeting, the Board stated the applicant had been advised of the hearing date but did not appear. The Board voted to dismiss the application for failure to appear, noting the applicant could reapply.
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Application 26-25: Parsippany Developers / Topgolf LLC, 1259–1269 Route 46 — amend previously approved lighting plan (major site plan; variance referenced)
Counsel and witnesses for Topgolf requested approval of a modified lighting plan after identifying dark spots and concerns about light spillover. They described dimming adjustments, glare shields, and installation of a fabric screen along netting to mitigate off-site impacts, plus operational restrictions to dim and then shut off lights after closing. After discussion of aesthetics, hours, and compliance, the Board approved the amended lighting plan unanimously with conditions discussed.
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Application 26-14: Shaw, 58 Canton Road — variance to construct an addition
The applicant requested variances for an addition at 58 Canton Road following a house fire, including changes to improve first-floor accessibility for an elderly parent and future needs. A neighbor asked about the deck and trees; the applicant stated the deck would be squared off and not extend as previously shown and that trees would not be removed. The Board approved with conditions tied to the June 16, 2026 engineering memo.
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Application 26-17: 120 Park Road — D-variance to legalize a two-family home with deed restriction
The applicant sought to legalize a two-family home and stated the intent was not to rent to the public, agreeing to a deed restriction limiting occupancy to family members. A resident living across the street opposed, citing traffic and garbage observations suggesting two families. The Board approved with a deed restriction limiting occupancy to family members and prohibiting rental to others.
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Application 26-11: Patel, 19 Belville Road — variance to construct new single-family dwelling with covered porch, shed, deck, and stairs
Counsel and the applicant’s engineer/planner presented a teardown-and-rebuild proposal for a Cape Cod-style home on a conforming 6,000 sq. ft. R-4 lot. Variances were sought primarily for building coverage and combined building/deck coverage; soil moving permit issues were discussed. The Board approved the application with conditions tied to the engineer’s report and soil moving permit requirements.
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Application 25-56: Michael Katus, 11 Warrior Way — carried matter; applicant did not appear
The Board referenced Application 25-56 for a detached garage and driveway expansion that had been carried from April 22, 2026. The applicant did not appear at that time; the Board indicated it would be addressed later in the meeting.
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Application 26-21: Elvis Bosinski, 87 Ball Avenue — variance to construct new single-family dwelling
The Board heard testimony from the applicant’s wife and the applicant’s architect/engineer regarding demolition of an existing older home and construction of a new 2,650 sq. ft. single-family home on an undersized R-3 lot. Variances were requested due to lot area and frontage; the Board approved the application with engineering-related conditions referenced.
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Vote on resolution for Application 25-67 (Flagship)
The Board voted on a resolution for Application 25-67 (Flagship). The motion passed unanimously.
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Correspondence and discussion: request to revisit condition regarding attic access (walk-up stairs vs. pull-down stairs)
The Board reviewed correspondence from the County requesting an opportunity to appear regarding Application 26-13 and discussed a request to reconsider a condition requiring removal of walk-up attic stairs in favor of pull-down stairs. The Board agreed to invite the applicant back later with notice rather than decide immediately.
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Opening public comment period (agenda items)
The Chair asked whether anyone from the audience wished to speak on an agenda item at the start of the meeting. No one came forward to speak.
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Application 26:03 — 19 Madison Avenue (Block 605, Lot 9): carry to June 3, 2026 at 7:30 PM for signed/sealed plans and clarification of engineering memos
The applicant sought variances for a new single-family dwelling and site improvements at 19 Madison Avenue. The Board found the submission lacked properly identified signed/sealed site plans and noted conflicting township engineer memos regarding dry wells and stormwater. The application was carried to June 3, 2026 at 7:30 PM.
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Application 25:40 — 18 Jefferson Avenue (Block 598, Lot 25): variance to legalize shed; conditions regarding plumbing and habitation
The applicant sought variances to legalize an existing shed at 18 Jefferson Avenue. The Board reviewed photos showing removal of plumbing and items that made it habitable, confirmed variances remained as originally requested, and approved the application with conditions that plumbing not be returned and no one live in the shed.
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Approval of five resolutions (applications: 26-10, 26-04, 26-02, 25-65, 25-81)
The Board considered a block of five resolutions for prior applications and voted to approve them as presented. The applications referenced were 26-10 (Graham Court), 26-04 (19 Miniha), 26-02 (5 Robert Street), 25-65 (540 Vale), and 25-81 (354 Kingston Road).
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Carry the Trevetti application (No. 24-66) to May 20, 2026 at 7:00 PM (special meeting)
Mr. O’Neal raised the Trevetti application (24-66) and noted only five members were present and one member had not attended prior hearings. The Board determined it would be unfair to proceed without a voting-eligible member and carried the application to a special meeting on May 20, 2026 at 7:00 PM.
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Opening public comment on agenda items (7:32 PM session)
After the meeting was re-opened at 7:32 PM with a new roll call, the Chair again asked whether anyone in the audience had questions or wished to speak on agenda items. No one spoke.
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Carry the 7:00 PM special-session matter to the 7:30 PM meeting
Board counsel noted only five Board members were present for a scheduled 7:00 PM special session and asked whether to hear the matter or carry it. The Board voted to carry the item to the 7:30 PM meeting.
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Opening public comment on agenda items (7:21 PM session)
At the initial opening of the meeting, the Chair asked whether anyone in the audience wished to speak on items on the agenda. No one came forward at that time.
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Continuation of hearing to June 10, 2026; discussion of re-noticing due to wellhead protection issue
The Board continued the application to a special meeting on June 10, 2026 at 7:00 p.m. at the same location, without further notice, and referenced an extension of time for Board action into July 2026. The Board also discussed whether re-noticing may be needed due to a wellhead protection issue and potential additional variance questions.
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Discussion of professional review comments and ordinance interpretation disputes (parking calculations and worship/community hall space)
The traffic engineer responded to points raised in the Board Engineer’s review memo, including discrepancies in parking counts and differing interpretations of what areas count as “space for observance of religious services.” He acknowledged differing calculations and discussed how overflow spaces are treated during holidays or unusual conditions.
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Testimony: Craig Paragoy, P.E. (traffic engineer) — traffic study, parking demand, and RSIS/ordinance calculations
Traffic engineer Craig Paragoy testified about updated traffic counts, projected trip generation for 28 age-restricted units, and parking demand analyses. He compared ordinance-based parking requirements to observed demand and explained how the proposed stacker lifts would increase on-site capacity to reduce overflow parking on Preston Road.
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Public questions and comments on lift system (safety, dimensions, operations, wellhead protection, EV/fire concerns, inspections)
Multiple members of the public questioned the lift system’s dimensions, maneuvering space, staffing and timing during services, fire and emergency access, EV fire risks, municipal inspection/maintenance, and potential groundwater/wellhead protection issues related to hydraulic fluid. Applicant’s team indicated several issues would be addressed by the traffic engineer and other witnesses.
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Testimony: Joseph N. Livini Jr. (authorized lift installer) on lift operation, safety, maintenance, and fit
Joseph N. Livini Jr. testified about the proposed Benpak lift system, describing operation, safety locks, maintenance needs, fluid type/quantity, indoor/outdoor use, and experience with installations. Board members and the public questioned lift dimensions, maneuvering space, staffing/operation, and potential hazards.
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Applicant presentation: vehicle lift system overview and video shown
Applicant’s counsel presented revised plans and introduced a video describing the proposed vehicle lift system intended to increase on-site parking. The Board discussed how to treat the video’s audio narration and ensured the installer would attest to its accuracy and be available for questions.
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Agenda item called: Application 24-COL-38 (Islamic Community Cultural Center) — carried from prior hearing
The Board called Application 24-COL-38 for the Islamic Community Cultural Center, 879 South Beverwick Road (Block 764, Lot 34, Zone R1-RW), for preliminary/final site plan and variances for a three-story addition. The matter was noted as carried from a prior date.
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Opening public comment period (agenda items)
The Chair asked whether anyone in the audience wished to speak on an agenda item. No one came forward.
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Board questions and discussion: window well, egress, sidewalk/stair conflicts, survey currency, lot coverage, and sprinkler/fire department requirements
The Board questioned the applicant’s professionals about basement egress window wells, fire code recommendations, and how the window well and basement stairs would fit with the sidewalk and frontage. Members requested clearer drawings and an updated survey reflecting current streetscape/sidewalk conditions, and raised concerns about safety and sprinkler/fire department connection details.
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Board questions and discussion: parking access, tenant vehicle assumptions, and municipal lot history
Board members questioned the planner and counsel about the lack of legal parking access, whether rear spaces could be counted, assumptions that tenants would not drive, and the history of the applicant’s attempt to purchase or partner regarding the adjacent municipally owned lot. Counsel described the Township’s apparent preference to keep the lot as open space and liability concerns.
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Applicant presentation begins: testimony from planner/landscape architect (exhibit A-1) for conversion of two commercial units to two residential units
Applicant counsel Joseph O’Neal presented the long-running application to convert two lower-level commercial units to two apartments and called the applicant’s planner/landscape architect to testify. The witness introduced Exhibit A-1 (four pages of aerial/drone photos dated April 8, 2026) and summarized planning reasons supporting the use variance.
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Application carried to May 2026: Travidi, 13 North Beverick Road (Block 611, Lot 6), D variance for two apartments
The Board referenced Application 24-66 for 13 North Beverick Road (Block 611, Lot 6) in the B-5 zone, seeking a D variance to convert street/sub-street level commercial space to two apartments in a mixed-use building. The application was stated as carried to May 2026.
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Opening public comment period (agenda items)
The Chair asked whether anyone in the audience wished to speak on an agenda item. No one came forward to speak.
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Application 25-521: Brooksmore / Bricksmore (3025–3189 US Route 46; Morris Hills Shopping Center; Block 411, Lot 31.1; includes portion of Lot 30) — Preliminary & final major site plan, major soil moving permit, and variances
The Board heard detailed testimony on a re-tenanting and site refresh project at the Morris Hills Shopping Center, including a new 13,270 sq. ft. grocer and three restaurant tenants, parking and landscaping upgrades, and two variances (impervious coverage and driveway setback). The application was approved unanimously with conditions including additional turning-movement exhibits and coordination with professionals and agencies.
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Public comment (end of meeting): Applicant for 10 Califon Road asked about document copies needed
At the end of the meeting, a member of the public (the applicant for 10 Califon Road) asked what documents and copies were required for the next hearing date, referencing a large survey sheet and prior submissions. The Board advised contacting the Board Secretary for exact requirements.
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Application 25-67: Flagship / Spotless Brands, 1236 Route 46 (Block 715, Lot 12) — Preliminary & final site plan, C/D variances for car wash
The Board continued Application 25-67 for a new car wash at 1236 Route 46. The Board heard engineering, traffic, architectural, and planning testimony addressing drainage, NJDOT driveway spacing, lighting, landscaping, and signage. The Board voted to recommend granting preliminary and final site plan approval with variances and conditions discussed on the record.
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Application 26-12: 10 Califon Road (Block 369, Lot 23) — Carried due to incomplete plan sets
The Board began hearing Application 26-12 for 10 Califon Road seeking variances for a two-story rear addition and related work. Due to confusion about plan authorship and missing complete architectural/engineering sets, the Board carried the matter to July 8, 2026 at 7:30 p.m. and directed the applicant to submit complete signed/sealed copies and multiple sets.
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Application 26-09: 50 James Street (Block 147, Lot 1) — Carried due to incomplete plan sets
The Board began hearing Application 26-09 for 50 James Street seeking a front yard setback variance for two-story additions and related improvements. Because the Board did not have complete plan sets, the Board carried the application to July 8, 2026 at 7:30 p.m. and instructed the applicant to provide multiple copies and bring a professional to answer questions.
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Application 26-13: 19 Madison Avenue (Block 605, Lot 1) — Variances for new single-family dwelling and site improvements
The Board heard testimony on Application 26-13 for 19 Madison Avenue seeking variances for a new single-family dwelling with attached garage and other improvements. After clarifying plan submissions and discussing attic/basement use and stormwater, the Board voted to recommend granting the application with stipulations.
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Resolution for 12 Elm Street (Block 572, Lot 4.03)
The Board acted on Resolution 26-03 for 12 Elm Street (Block 572, Lot 4.03). The resolution was approved by unanimous roll-call vote as recorded in the transcript.
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Approval of Toll New Jersey LLC Site Plan and Variances
The board unanimously approved the final major site plan and variances for the 178-unit townhome development, subject to conditions regarding Title 39 and architectural variety.
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Toll New Jersey LLC: Engineering and Site Plan Revisions
The applicant's engineer presented revised site plans for a 178-unit inclusionary development, detailing updates to parking, electric vehicle charging, landscaping, and emergency access.
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Application of VA Pandit
The board approved a two-story addition at 15 Robert Street to accommodate elderly family members, subject to soil testing for storm water management.
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Application of Sam and Sapna Desai
The board approved a one-story addition and patio at 119 Minihaha Boulevard, including a variance for an existing shed.
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Application of Ninoa Ferguson
The board approved variances to legalize several rear yard structures and improvements at 540 Veil Road, contingent on a reduction in impervious coverage.
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Application of Muhammad Hassan
The board approved a variance to legalize a driveway expansion at 5 Graham Court, subject to storm water management conditions.
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Approval of Grouped Resolutions
The board approved a block of resolutions for seven previously heard applications.
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Correspondence: Application of Michael Gutz
The board approved a request to carry Application 2556 to the June 17, 2026, meeting without further notice.
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Application of Pentagon Services LLC
The board approved a minor site plan and variances for a construction company office at 354 Kingston Road, including overnight parking and fencing.
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Public Questions for Engineer: Operations, Taxes, and Demographics
Residents inquired about the enforcement of age restrictions, the project's tax status, and the 'inherently beneficial' use claim. The applicant confirmed the residential portion would be taxable.
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Public Questions for Engineer: Infrastructure and Environment
Residents questioned the engineer on environmental protections, fire safety, and lighting. Concerns were raised about the 100-foot clearance needed for fire ladders and potential flooding in Troy Meadows.
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Application 2438: Cross-Examination of Applicant's Engineer
Attorney John Mills, representing neighboring property owners, cross-examined the applicant's engineer regarding parking overflows, building massing, and environmental impacts.
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Application 2438: Islamic Community Cultural Center - Engineering Testimony
The Board heard engineering testimony for a proposed 29-unit age-restricted housing facility at 879 South Beverwick Road. The project requires multiple variances for use, height, and parking.
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Approval of Memorializing Resolutions
The Board voted to approve a block of memorializing resolutions for six previously heard applications. The motion passed unanimously.
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Public Comment on Agenda Items
The Chairwoman opened the floor for public comments on agenda items, but no members of the public came forward to speak.
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Meeting Opening and Procedural Actions
The meeting was called to order at 7:30 p.m. with a roll call and the Pledge of Allegiance. Board professionals were sworn in to provide testimony.
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Discussion on Site Plans and Utility Layouts
The board reviewed site plans for the proposed development, focusing on infrastructure elements such as road layouts, green spaces, EV readiness, and waste management. Testimony was provided on trash storage, ADA accessibility, and compliance with local building codes.
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Variance Application for 17 Jagged Rock Road
Tracy Pilles requested approval to replace an existing chain link fence with a 6-ft PVC fence at 17 Jagged Rock Road. The board approved the application with specifications for solid and lattice sections.
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Variance Application for 62 Holland Road
Tracy Tilac sought approval to replace an existing air conditioning unit and pad at 62 Holland Road. The board approved the application as it was a straightforward replacement.
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Variance Application for 16 Oak Ridge Road
Thomas Wall sought variances to construct a single-family residence at 16 Oak Ridge Road. The application included detailed discussions on building coverage, attic usage, and stormwater management.
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Variance Application for 118 Brigintington Drive
Luis Fernando Salazar Aldana sought approval to legalize rear patio structures, sheds, and pavers at his property on 118 Brigintington Drive. The board requested additional documentation for stormwater management before proceeding.
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Variance Application for 21 Canton Road
Linda Procurio sought approval to legalize a shed, driveway pavers, and propane tanks at her property on 21 Canton Road. Public safety and stormwater management were discussed before approval.
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Variance Application for 76 California Road
The applicant, Leslie Alexandria, requested a variance to construct a one-story addition to her home located at 76 California Road. Key issues discussed included ventilation, insulation, and improved living space functionality.
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Construction of Sunroom and Portico by Kavita Ramkumar
The board approved Kavita Ramkumar's application to construct a sunroom and portico at her property on Pieraway Road. The resolution involved variances for building coverage and stormwater management compliance.
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Variance for Single-Story Addition by Leslie Alexandria
Leslie Alexandria requested a variance to construct a single-story addition to her home at 76 Califon Road. The board approved the resolution despite requiring multiple variances for setbacks and lot coverage.
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Construction of Single-Family Dwelling
Thomas Wall applied for variances to construct a new single-family dwelling at 16 Oak Ridge Road, Zone R4. The board approved variances for lot size, width, building coverage, and maximum stories, contingent on attic space limitations.
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Air Conditioning Unit Replacement
Tracy Tilac applied for a variance to replace an air conditioning unit and its pad at 62 Holland Road, Zone R4. The board approved the application after confirming no changes to the existing setup.
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Legalization of Plastic Shed and Driveway Repairs
Linda Procurio sought approval to legalize a plastic shed and improvements made to her driveway at 21 Canton Road, Zone R4. The board approved variances for setbacks and impervious coverage after verifying compliance with engineering requirements.
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Variance Request for One-Story Addition
Application by Leslie Alexandria to construct a one-story addition to her home at 76 California Road in Zone R4. The proposal includes variances for setbacks and lot coverage to address functional and safety issues. The board approved the application after reviewing the plans and public feedback.
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Luis Fernando Salazar - 118 Brigintington Drive
Application to legalize rear covered patio and shed with variances for setbacks and impervious coverage.
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Linda Procurio - 21 Canton Road
Application to legalize a plastic shed, driveway pavers, and propane tanks requiring variances for setbacks and coverage.
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Leslie Alexandria - 76 Califon Road
Application to construct a one-story addition requiring variances for setbacks and building coverage.
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Approval of Stormwater Management and Environmental Enhancements
Resolution 15-2026 approves stormwater management plans and environmental improvements for the Gate Hall Drive multifamily housing project, including reduced impervious coverage and installation of bio-retention basins.
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Variance and Design Waiver Requests for Gate Hall Drive Housing Development
Resolution 13-2026 discusses variance and design waiver requests for steep slopes, setback distances, and signage placement for the Gate Hall Drive housing project. It emphasizes compliance with redevelopment plans and state housing obligations.
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Approval of Completeness Waivers for Multifamily Housing Project
Resolution 10-2026 grants approval for completeness waivers related to the site plan application for the Gate Hall Drive multifamily housing project. Waivers address technical and logistical issues, ensuring compliance with municipal and state regulations.
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Variance for Modifications at 144 Rainbow Trail
The applicant sought variances for property modifications, including front and rear additions, a portico, stairs, and driveway expansion. The board approved the application after confirming compliance with updated engineering reports.
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Variance for Property Modifications at 252 Marcella Road
The applicant requested variances to legalize a driveway, walkway, concrete pads, and AC units. The board discussed impervious coverage concerns and reviewed compliance with engineering recommendations.
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Legalization of Shed at 18 Jefferson Avenue
The board examined compliance issues regarding sheds and overhangs on the applicant’s property, addressing zoning and engineering concerns. The discussion focused on removing non-compliant structures and resolving impervious coverage variances.
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Variance for Property Modifications at 129 Northfield Road
The applicant sought approval for variances to construct additions and modifications to their property, including a first-floor addition, second-floor addition, front covered porch, and open deck. The board discussed engineering conditions and approved the application after amendments to plans.
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Highlands Regional Development Compliance
This ordinance pertains to compliance with Highlands Council standards, ensuring the development does not exceed impervious coverage limits or trigger regional review thresholds.
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Variance Approval for Mark Tell Shed Legalization
The board approved Mark Tell's application to legalize a shed, addressing variances related to side and rear yard setbacks and ensuring compliance with zoning ordinances.
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Approval for Tambaya Residential Variance Application
The board approved the application of Al Pesh Trombodia for residential modifications, including first and second-floor additions and other structural changes, with conditions set by the engineering department.
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Driveway and AC Unit Legalization Application
This ordinance addresses the application for legalizing a driveway, walkways, and AC units at 252 Marcella Road, Block 215, Lot 12, Zone R4. Variances for impervious coverage and driveway setbacks were approved.
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Shed Legalization Application
This ordinance reviews the application to legalize sheds at 18 Jefferson Avenue, Block 598, Lot 25, Zone R4. The board requested additional documentation and zoning reevaluation to determine variance requirements.
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Residential Variance for Additions
This ordinance discusses the application for residential additions at 129 Northfield Road, Block 224, Lot R3. Variances for side yard setbacks and stormwater management were reviewed and approved.
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Residential Addition Application
This ordinance discusses the application for residential additions at Block 533, Lot 19, covering variances for front and rear yard setbacks. Approval was granted following adjustments to engineering conditions.
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Residential Development Application
This ordinance reviews the application for residential development at Block 533, Lot 5. The board assessed variances and site plans, ultimately granting approval after confirming compliance with engineering requirements.
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Review of Application 2540 for Mark Tell
Application 2540 for Mark Tell, pertaining to 18 Jefferson Avenue, sought variances for legalizing a shed. The board addressed compliance with setback requirements and stormwater issues.
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Review of Application 2546 for Tambaya
Application 2546 for Tambaya, concerning Block 224, Lot 129, Zone R3, was reviewed, focusing on variances for constructing additions and compliance with engineering department requirements.
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Application 2532 - T-Mobile Wireless Facility
T-Mobile sought variances and site plan approval for a permanent wireless facility at 1280 Route 46. The board approved the application, subject to final review and conditions.
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Application 2572 - Jason and Violet Copek Variance Request
Jason and Violet Copek sought variances for a pergola and patio at 115 Lawrence Road. The board approved the application, subject to stormwater management conditions.
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Application 2570 - Linda Picuro Variance Request
Linda Picuro sought variances to legalize improvements made to her property, including a shed, propane tanks, and driveway repairs. The board carried the application to April 8, 2026, for further discussion.
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Application 254 - Maria Elizabeth Carel Variance Approval
Maria Elizabeth Carel’s application to legalize front driveway pavers and related structures at 170 Rainbow Trail was approved following board discussion and public input.
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Formation of Minor Site Plan Subdivision Committee
The Planning Board established the Minor Site Plan Subdivision Committee, with Jennifer Smith, Tom Dinsmore, Anil, and Dominic Mey volunteering as members. This committee will focus on smaller-scale site plans and subdivisions within the township.
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Formation of Minor Site Plan and Subdivision Committee
This resolution establishes the Minor Site Plan and Subdivision Committee within the Parsippany-Troy Hills Township Planning Board. Several members volunteered to join, ensuring diverse representation on this specialized committee.
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T-Mobile Wireless Facility Installation
T-Mobile applied for variances to install a permanent wireless facility at 1280 Route 46. The Board approved the application subject to conditions, including a final engineering review and updated surveys to confirm compliance with height and nonconforming structure regulations.
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Jason and Violeta Copek Variance for Pergola and Outdoor Kitchen
This ordinance addresses Jason and Violeta Copek's application for variances to construct a pergola, outdoor kitchen, and related structures. The Board approved the application with conditions, including a requirement for water mitigation measures and final engineering review.
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Linda Picuro Variance for Legalizing Shed, Driveway Repairs, and Propane Tanks
This ordinance discusses Linda Picuro's application for variances to legalize a shed, driveway repairs, and propane tanks. The Board identified coverage and water mitigation concerns and requested further consultation with the town engineer. The case was carried to April 8th, 2026.
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Maria Elizabeth Carel Variance for Legalizing Front Driveway
This ordinance discusses a variance application for Maria Elizabeth Carel to legalize the front driveway with pavers, patio, and walkways at 170 Rainbow Trail, Parsippany-Troy Hills. The Board reviewed stormwater management compliance and concluded no additional management was needed. The variance was approved unanimously.
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Formation of Minor Site Plan and Subdivision Committee
Board members Jennifer Smith, Tom Dinsmore, Dominic Mey, and Anil volunteered to serve on the Minor Site Plan and Subdivision Committee.
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Application 25 colon 35 - Daya Ventures LLC Commercial Use Approval
This application focused on granting a variance for commercial use in a residential zone at 755 South Beverick Road. The board imposed strict conditions regarding truck size, hazardous materials, and hours of operation to ensure minimal impact on the neighborhood.
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Application 25 col 77 - Air Conditioning Unit Installation
This application involved a variance for installing an air conditioning unit at 19 Hillside Road. The applicant explained the placement constraints due to property layout. The board approved the application after confirming no objections from neighbors.
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Application 25 col 36 - Shed and Patio Legalization
This discussion focused on the variance request for legalizing a shed and patio at 37 Kumat Avenue. The applicant provided details about the pre-existing structures and stormwater concerns. The board approved the application with no public objections, allowing the applicant to proceed with permits.
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Variance for Commercial Use in Residential Zone at 755 South Beverick Road
The resolution grants a variance allowing commercial use in a residential zone at 755 South Beverick Road, with strict conditions on operations, vehicle size, and environmental safeguards.
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Variance for Legalizing Driveway and Patio Expansion at 42 Dakota Avenue
The resolution approves a variance to legalize driveway expansions, patio alterations, and stormwater management enhancements at 42 Dakota Avenue, ensuring compliance with township regulations.
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Variance for Installing Air Conditioning Unit at 19 Hillside Road
This resolution grants a variance to install an air conditioning unit at 19 Hillside Road, addressing setback concerns and ensuring minimal impact on neighbors and the surrounding environment.
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Variance for Legalizing Shed and Patio at 37 Kumat Avenue
The resolution grants a variance to legalize a shed and patio at 37 Kumat Avenue, addressing impervious surface concerns and ensuring compliance with zoning regulations. The applicant provided detailed testimony on the property's redevelopment and stormwater runoff management.
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Variance for Commercial Use in Residential Zone
This ordinance grants a variance for commercial use in a residential zone at 755 South Beverick Road, Parsippany-Troy Hills Township. The approval includes specific conditions to regulate outdoor storage, vehicle size, and operational hours.
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Legalization of Front Patio and Driveway Expansions
This ordinance approves a variance for legalizing a front patio, entrance, driveway expansions, and related structures at 42 Dakota Avenue, Parsippany-Troy Hills Township. The applicant addressed stormwater management concerns and setback requirements.
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Variance for Air Conditioning Unit Installation
This ordinance granted a variance for installing an air conditioning unit on a concrete pad at 19 Hillside Road, Parsippany-Troy Hills Township. The unit's placement did not meet the required 40-foot setback from the street, prompting the variance request.
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Variance for Shed and Patio Legalization
This ordinance addresses a variance request for legalizing a shed, concrete pad, and patio at 37 Kumat Avenue, Parsippany-Troy Hills Township. The property owners sought approval to comply with zoning regulations and address prior construction that was not legalized.
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Variance for Front Patio and Driveway Expansion - Randolph Delara
Randolph Delara sought a variance to legalize front patio and driveway expansions at 42 Dakota Avenue, Block 533, Lot 19, Zone R-4. The Board approved the application, addressing stormwater and aesthetic concerns.
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Variance for Air Conditioning Unit Installation - Ethan Sagas
Ethan Sagas requested a variance to install an air conditioning unit on his property at 19 Hillside Road, Block 120, Lot 16, Zone R-3. The Board approved the variance, allowing the installation despite setback requirements.
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Variance for Shed and Patio Legalization - Sachin Periq
Sachin Periq sought a variance to legalize a shed and patio on his property at 37 Kumat Avenue, Block 533, Lot Zone R-4. The Board approved the variance, allowing compliance with zoning requirements.