Piscataway Township, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Piscataway 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. 71 items on file; most recent August 21, 2026.
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Adoption of Minutes — Regular Meeting July 9, 2026
The board considered adoption of the minutes for the regular meeting of July 9, 2026 and approved by voice vote.
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Adoption of Resolutions from Regular Meeting July 9, 2026 (Multiple Applications)
The board adopted several resolutions from the regular meeting of July 9, 2026, including approvals for Mirage, New Singular Wireless, Karen Johnson, and Dream Homes NJ LLC; a denial for Harold Israel; and a resolution for withdrawal identified as “Sony.” All actions were approved unanimously by roll call where taken.
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Variance for Bedroom Addition for Elderly/Disabled Parents (Buckingham Drive)
An applicant on Buckingham Drive requested variance relief to add a bedroom in the backyard to accommodate elderly parents, including a blind father and a mother using mobility aids. Staff stated the property was deficient in lot area and other dimensions and advised revisions to reduce relief, particularly lot coverage, and to comply with side/rear setbacks. The applicant’s architect testified revised plans would comply with setbacks and 20% lot coverage, leaving only existing lot-dimension variances. The board approved unanimously based on the amended approach.
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Variance for Fence on Hobart Avenue Paper Road Frontage (103 Blackford Avenue)
The board heard an application for a fence variance related to Hobart Avenue paper road frontage for a property identified as 103 Blackford Avenue. Staff noted the request was similar to the prior paper-road fence hardship application and had no substantive additional comments. The board approved unanimously.
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Kathy Shoemaker — Variance Related to Garage Dimensions and Driveway Widening (708 Sun Bright Lane)
Kathy Shoemaker requested variance relief related to a garage condition identified during a property sale inspection at 708 Sun Bright Lane. She described the garage as too narrow due to a chimney and sought relief to address the “grandfathered” condition. Staff discussed a solution involving widening the driveway to allow four cars and reverting the garage to code-compliant enclosed parking space. The board approved unanimously with a driveway-widening condition.
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Variance for 6-Foot Fence on Hobart Avenue Paper Road Frontage (Chain Link Fence Request)
The board heard an application requesting a variance to install a 6-foot fence along Hobart Avenue paper road frontage. The applicant proposed a 6-foot chain link fence due to tree roots and uneven ground, stating chain link would be easier to install and help keep small animals out. The board approved unanimously.
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Dixit Patel — Variance for New Single-Family Home Construction (Revisions to Reduce Lot Coverage and Shed Changes)
The board heard an application by Dixit Patel for variances related to new single-family home construction on a deficient lot. Staff stated the application was deficient in lot area and frontage and included shed issues. The applicant agreed to revise plans to conform to 20% lot coverage and modify/remove sheds to eliminate certain setback variances. The board approved unanimously with conditions requiring updated drawings.
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Scott Ulrich — Request to Amend Prior Approval Based on Updated Survey Measurement (River Road Garage Rebuild)
Scott Ulrich requested board assistance to resolve a discrepancy between a prior variance approval and a new survey for a rebuilt garage on River Road. The new survey showed the garage 1.8 inches from the property line rather than the 2 feet reflected in the original variance. The board approved the request unanimously.
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St. Moses Coptic Orthodox Church — Confirmation of Lawful Two-Family Use and Variances (50 Davidson Road East; Block 9903, Lot 9.03)
The board heard an application by St. Moses Coptic Orthodox Church seeking confirmation that an existing dwelling is a lawful two-family use and requesting related variances, including for an existing 6-foot solid fence in the front yard. Testimony was provided by the church representative and the applicant’s engineer/planner. The application was approved unanimously with a condition related to future fence replacement.
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Resolution Memorializing Action Taken July 8, 2026 — Application 26PB-08/9B (Steuart Steel Protection LLC)
The Board adopted a resolution memorializing action taken at the July 8, 2026 meeting for Application 26PB-08/9B, Steuart Steel Protection LLC, involving preliminary and final site plan and variances. The resolution passed by roll call vote.
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Adoption of Minutes — Regular Meeting of June 11, 2026
The board approved the minutes of the regular meeting held June 11, 2026 by voice vote.
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Adoption of Resolutions — Emmerich Creetoward
The board voted to approve a resolution identified as “Emmerich Creetoward” from the June 11, 2026 regular meeting resolutions list. The vote was unanimous among those recorded.
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Adoption of Resolutions — Christopher George
The board voted to approve a resolution identified as “Christopher George” from the June 11, 2026 regular meeting resolutions list. The vote was unanimous among those recorded.
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Variance Application — Stephen Gonzalez (Pool, Gazebo, and Setback/Coverage Relief)
The board heard testimony from applicant Stephen Gonzalez regarding variances for an above-ground pool and a gazebo, including undersized lot conditions, building coverage, and setback issues. After discussion and a proposed adjustment to the pool location, the board approved the amended application unanimously with conditions including that the gazebo remain open (not enclosed) and that drawings be provided as required.
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Variance Application — Stacy Lombardi (Fence and Shed Encroachment)
The board heard testimony from applicant Stacy Lombardi regarding a variance request related to a fence and an existing shed encroaching into a side yard setback. The board approved the application unanimously, with conditions tied to a memorandum of restrictions and responsibility for removal/replacement if needed.
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Agenda Changes and Carryovers to July 9
Board staff announced changes to the agenda, including multiple applications carried to July 9 with notice to be provided by the applicants.
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Application: Victor Stuart Steel Protection LLC — Preliminary/Final Site Plan Approval and Bulk Variance (61 Ethel Road West, Block 9201 Lot 44)
The Board heard the application for Stuart Steel Protection LLC to occupy part of an existing industrial building at 61 Ethel Road West. Testimony covered operations, hours, employees, deliveries, site conditions, and parking calculations. The Board approved the application, including a parking variance as a precaution, unanimously.
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Authorize 4Site Planning to Prepare/Amend Area in Need of Study (Block 5701 Lots 11, 0.01, 12) Including 96 Woodland Avenue
The Board discussed and approved authorizing 4Site Planning to investigate an additional property (96 Woodland Avenue) as part of an existing area-in-need-of-study effort, including routine stormwater-related testing. The action and a memorializing resolution passed unanimously.
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Adoption of minutes: regular meeting June 25, 2026
The Board considered adoption of the minutes for the regular meeting of June 25, 2026 and approved them by voice vote.
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Adoption of resolution: Stephen Gonzalez (from June 25, 2026 regular meeting)
The Board adopted a resolution identified as “Stephen Gonzalez” from the June 25, 2026 regular meeting. The vote was unanimous by roll call.
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Adoption of resolution: Stacy Lombardi (from June 25, 2026 regular meeting)
The Board adopted a resolution identified as “Stacy Lombardi” from the June 25, 2026 regular meeting. The vote was unanimous by roll call.
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Dream House New Jersey LLC: de minimis lot area variance for new single-family home at 9 Woodrow Avenue (Block 1502, Lot 29)
The applicant sought a variance to build a single-family home on a lot that was 1 square foot under the 7,500-square-foot minimum. The Board discussed staff report conditions (including soil borings and seasonal high water table) and approved the application with conditions to satisfy engineering requirements.
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Harold Israel: fence variance discussion and denial (site triangle/front yard setback issues)
The applicant discussed prior conversations with Board staff about resolving a fence issue, including moving the fence and changing height/opacity. The Board attorney stated the applicant had not provided planning testimony to support the variance and recommended denial. The Board voted unanimously to deny the application and explained next steps regarding the memorializing document and appeal timing.
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Application by property owner at 500 Pleasant Avenue: convert existing garage to living space with on-site parking condition
The applicant sought permission to convert an existing garage into living space at 500 Pleasant Avenue, citing constraints of a small, older corner-lot home. The Board approved the request with a condition that adequate off-street parking for two cars be provided on the property.
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New Cingular Wireless: equipment upgrade/modification at 300 South Randolphville Road (Block 4503, Lot 1.05)
Counsel for New Cingular Wireless described a modification to replace and reposition antennas and related equipment on an existing monopole and within an existing building at 300 South Randolphville Road. The Board approved the application, with a note to include compliance with prior conditions in the memorializing document.
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Yelloji-Rao Mirajkar: variance request to place storage shed on existing concrete base near fence
The applicant requested relief to place a backyard storage shed on an existing concrete base that did not meet zoning setback expectations. After discussion about hardship, precedent, and an amended smaller shed size, the Board approved the application as amended.
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Agenda change: NDK Realty (South Washington Avenue) carried to August 13
The Board announced one change to the agenda: the NDK Realty matter on South Washington Avenue would not be heard and was carried to the August 13 meeting due to notice to the applicant.
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Memorializing Action from May 13, 2026: Application 26 PV-06/07 (MSN Pharmaceuticals Inc.) Preliminary and Final Site Plan with Bulk Variances
Under Item 8, the Board adopted a resolution memorializing action taken at the May 13, 2026 meeting for Application 26 PV-06/07 by MSN Pharmaceuticals Inc., involving a preliminary and final site plan and bulk variances. The resolution passed unanimously by roll call vote.
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Adoption of Minutes — Regular Meeting May 28, 2026
Under new business item number ten, the Board adopted the minutes of the regular meeting held May 28, 2026 by voice vote.
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Adoption of Resolutions from Regular Meeting (May 28, 2026) — Christopher Eodice
The Board voted to approve a resolution from the May 28, 2026 regular meeting identified as “Christopher Eodice.” The roll call vote was recorded as all members voting yes.
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Adoption of Resolutions from Regular Meeting (May 28, 2026) — Angeline Mapa
The Board voted to approve a resolution from the May 28, 2026 regular meeting identified as “Angeline Mapa.” The roll call vote was recorded as all members voting yes.
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Application 26-ZB-08 — 41 Chicago Boulevard (Amritpreet Kaur) — Undersized Lot Variances for Single-Family Home
The Board heard an application for a single-family home on an undersized lot at 41 Chicago Boulevard (Block 3003, Lot 17), seeking variances for lot area, lot width, and lot frontage. The applicant’s professionals testified to C(1) and C(2) justifications and agreed to conditions including limiting height to 25 feet and drainage measures. The Board approved the application with conditions.
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Application 26-ZB-15 — Harold Israel (Carried to July 9, 2026; Meeting with Staff Scheduled)
The Board addressed Harold Israel’s matter, noting prior email exchanges about alternative plans involving a fence and the need for further discussion with staff. The application was carried to July 9, 2026, with a meeting scheduled for June 29 to review options before the next hearing date.
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Application 26-ZB-22 — Christopher George (Variance for Existing Pool Setback)
The Board heard Christopher George’s request for variance relief related to an existing pool installed about 20 years ago without permits and located 34 inches from the rear property line where 10 feet is required. The Board approved the application with conditions to be included in the approval, and no public comments were received.
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Application hearing: MSN Pharmaceuticals Inc. — preliminary/final site plan and bulk variances (20 Duke Road, Block 4302, Lot 10.01)
The Board heard testimony on MSN Pharmaceuticals Inc.’s application for preliminary/final site plan approval and bulk variances for expansions at 20 Duke Road. Witnesses described proposed additions totaling about 110,954 square feet, parking and loading variances, site circulation, lighting, landscaping, and traffic/parking demand, followed by Board professional comments.
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Adoption of resolutions memorializing actions from April 8, 2026 meeting (including 20-5PV-15/16 Raghoovir LLC)
The Board adopted resolutions memorializing actions from the April 8, 2026 meeting, including memorializing action on application 20-5PV-15/16 Raghoovir LLC for preliminary/final site plan variances, by unanimous roll call vote.
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Adoption of minutes for the regular meeting of April 23, 2026
The Board considered adoption of the minutes for the regular meeting of April 23, 2026 and approved them by voice vote.
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Adoption of resolutions from the regular meeting of April 23, 2026
The Board adopted three resolutions from the April 23, 2026 regular meeting: one for Edniel Elimanco, one for Michael Eldora Thompson, and one for Acmy LLC granting a six-month temporary use permit. All were approved unanimously by roll call as recorded.
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Application 26-ZB-18 (Sandeep Nijhawan) — minor bulk variance for lot area deficiency affecting existing shed
The applicant sought a minor bulk variance due to a lot area deficiency of approximately 14 square feet, affecting an existing accessory storage shed with an 8.5-foot setback where 10 feet is required. Two residents asked questions about whether a new home would be built and whether additional variances would be required later. The Board approved the variance unanimously.
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Application 26-ZB-16 (Magan Patel) — patio roof and building coverage increase (denied)
Testimony was provided by the applicant’s son on behalf of the applicant to build a roof over an existing patio. The Board professional reported the property already had a prior building coverage variance and that the proposal would increase coverage to 26.27, which was not recommended. The Board denied the application unanimously.
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Application 26-ZB-13V (Akshay Kumar Raj) — second-floor addition and related variances
The applicant requested approval for a second-floor addition (two bedrooms and one bathroom) and variance relief for building coverage and a fence in an easement area, plus a side-yard setback issue. The Board conditionally approved the application subject to recorded easement access terms and revised drawings reducing an overhang and aligning a rear wall.
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Application 26-ZB-14V (Adel Ahmed) — pool house and pool-related variance
The applicant testified about plans to build a pool house and requested variance relief. The Board discussed equipment placement and a 10-foot setback requirement, opened and closed public comment with no speakers, and approved the application, to be memorialized at the next meeting.
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Agenda changes and carryovers/postponements
The Board announced several application schedule changes, including postponements and an adjournment to a later date. The Board attorney/representative advised that repeatedly adjourned matters should be authorized to proceed at the next hearing or be dismissed without prejudice if not ready.
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Adoption of Resolutions
The board formally adopted several resolutions from the previous meeting, including a withdrawal and three approvals.
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Snack Innovations Temporary Use Variance
Snack Innovations received approval for a temporary use variance to begin food manufacturing at a new South Washington Avenue facility.
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Acmy (Y) Temporary Use Permit Extension
The board granted a six-month extension for a temporary use permit allowing truck parking at a warehouse facility.
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Michael Aldora Thompson Amended Approval
The board approved an amended application regarding the installation of air condensers and fence relocation.
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Edniel Elimanco Variance Application
The board approved a variance for a residential addition with conditions regarding porch size and a temporary easement.
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Meeting Opening and Agenda Changes
The meeting was called to order with a roll call and the Pledge of Allegiance. Two applications were adjourned to future dates.
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Brigadier LLC Site Plan Approval for Krauszer’s Convenience Store
The Planning Board approved Brigadier LLC's proposal to convert a vacant flower shop at 136 Stelton Road into a Krauszer’s convenience store. The approval included variances for pre-existing conditions and improvements to parking and landscaping.
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Jayana Terantino Deck, Gazebo, and Hot Tub Variance
Jayana Terantino requested variances for a deck, gazebo, and hot tub in her backyard, including setbacks and compliance with township regulations. The board approved the application with amendments and required permits for existing structures.
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Michael Aldora Thompson Easement and Fence Variance
Michael Aldora Thompson requested variances to keep an air conditioning unit and fence within an easement. The board postponed the decision to April 23rd, allowing time for further consultation with contractors and engineers regarding feasible solutions.
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Wilfrado Pagan Fence and Pool Deck Variance
The board reviewed Wilfrado Pagan's application regarding variances for his fence and pool deck. Issues included noncompliance with setback requirements and the need for permits. The board conditionally approved the application, subject to further review by the construction department.
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Jayana Terantino Deck, Gazebo, and Hot Tub Variance
The resolution addresses the Terantinos’ request for variances to install a deck, gazebo, and hot tub on their property. Conditional approval was granted, requiring compliance with setback adjustments and obtaining necessary permits.
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Michael and Aldora Thompson Condensing Unit and Fence Variance
This resolution involves the Thompsons’ request to retain a condensing unit and fence located within a public easement. The board deferred final action, recommending consultation with contractors and township engineers to assess alternative solutions.
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Jayana and Edward Terantino Deck, Gazebo, and Hot Tub Variance
Jayana and Edward Terantino sought variances for a deck, gazebo, and hot tub on their property, addressing setback requirements and the need for permits for pre-existing structures.
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Wilfrado Pagan Property Fence and Pool Deck Compliance
The applicant, Wilfrado Pagan, sought approval for the existing pool deck and fence, which were found noncompliant with township regulations. The discussion focused on rectifying setbacks, permits, and structural modifications to ensure compliance.
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Jayana Terantino Deck, Gazebo, and Hot Tub Variance Application
Jayana Terantino requested variances to install a deck, gazebo, and hot tub on her property, with modifications to meet setback requirements and ensure compliance with municipal codes.
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Michael Aldora Thompson Easement Variance Application
Michael Aldora Thompson requested approval to retain a fence and condensing unit located within the easement of his corner property, citing safety concerns and the financial burden of relocation.
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Wilfrado Pagan Fence Variance Application
Wilfrado Pagan presented his application to rectify summons related to a non-conforming pool deck and fence, seeking approval for necessary modifications to meet municipal requirements.
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Community Feedback on Housing and Traffic
During discussions on the amended housing plan, community members raised concerns about traffic, density, and the impact of large-scale developments on neighborhoods. The board assured the public that future site plan reviews would include detailed traffic studies and opportunities for public input.
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Public Comments on Jose Castro Application
Two members of the public commented on Jose Castro's variance application. Concerns included construction interference and clarity on the reliefs requested. The board addressed these concerns, ensuring proper procedures and adherence to regulations.
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Jose Castro Variance Application
Jose Castro's application for a variance was reviewed by the Zoning Board. He proposed renovations involving a first-floor garage and a second-story addition, improving the front yard setback nonconformity. Public comments were addressed, and the board approved the application unanimously, with final documentation to be memorialized at the next meeting.
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KRCX Price Reit LLC Preliminary and Final Site Plan with Bulk Variance
The resolution memorializes the application by KRCX Price Reit LLC for preliminary and final site plan approval with a bulk variance. It confirms the board’s approval of the project and compliance with zoning regulations. The resolution passed unanimously.
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Holley Road Associates Minor Subdivision and Bulk Variance
This resolution memorializes the application by Holley Road Associates for a minor subdivision and bulk variance. It confirms the approval and compliance of the subdivision with planning requirements. The resolution was passed with unanimous approval by the board members.
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KRCX Price Reit LLC Preliminary and Final Site Plan with Bulk Variance
The ordinance memorializes the approval of KRCX Price Reit LLC’s preliminary and final site plan, including a bulk variance. The board unanimously approved the resolution, advancing the development project.
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Holley Road Associates Minor Subdivision and Bulk Variance
The ordinance memorializes the approval of a minor subdivision and bulk variance for Holley Road Associates. The board approved and adopted the resolution after roll call votes from all members.
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Jose Castro Variance Application
This resolution pertains to the approval of a variance application submitted by Jose Castro for a first-floor renovation, garage modification, and a second-story addition. The project involves addressing a preexisting nonconformity in the front yard setback, with proposed changes improving the setback and reducing nonconformance.
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Variance Request by Jose Castro for Renovation and Addition
The ordinance involved Jose Castro's request for a variance to renovate the first floor of his property and add a second story. The board approved the application, noting a reduction in front yard setback nonconformity. Public concerns included construction timelines and property disruption.
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Memorialization of Application Resolutions
The Planning Board memorialized resolutions for Holley Road Associates and KRCX Price Reit LLC applications involving minor subdivisions and bulk variances.
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Jose Castro's Application for Variance
Jose Castro applied for a zoning variance involving a first-floor renovation and a second-story addition. Public feedback included support for reduced nonconformity and concerns about construction interference.