Princeton, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Princeton, 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. 115 items on file; most recent August 15, 2026.
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Continuation decision: carry 25 Henderson Avenue to September 2, 2026 special meeting
The Board carried the continued hearing for Z25-654 (25 Henderson Avenue) to the September 2, 2026 special meeting, citing unresolved concerns raised in public comment and the desire for additional time to address issues and provide clarifications.
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Scheduling: special meeting set for September 2, 2026 and carrying multiple applications
Due to full agendas in August and September, the Board agreed to hold a special meeting on September 2 at 7:30 p.m. via Zoom. The Board scheduled 22 Green Street and 164 Prospect Avenue for that meeting and later carried 25 Henderson Avenue to the same date, with applicants to provide required noticing.
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Board discussion: jurisdiction vs. court issues, potential conditions, and whether to carry the application
Board members and counsel discussed whether concerns about Henderson Avenue access and easements were within the Board’s purview or primarily for the court, and debated whether to proceed or carry the application. The applicant’s attorneys argued the zoning variances were unrelated to property-rights disputes and that neighbors were using the process to delay.
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Public comment on 25 Henderson Avenue: road access, utilities, emergency access, and requested conditions
Multiple residents spoke opposing or seeking conditions on the application, focusing on maintaining Henderson Avenue as an open road, preventing gates/obstructions, protecting shared utilities, ensuring emergency access on a narrow roadway, and addressing impacts of a proposed driveway and fencing. Speakers urged postponement until court-ordered mediation and related litigation over easements and road rights are resolved.
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Board questions to applicant team: garage size, orientation alternatives, and design details
Board members questioned the applicant team about the garage’s square footage, height, depth, and whether rotating the garage could avoid variances. The architect and attorney responded that the garage was about 1,080 square feet, about 13 feet high, about 27 feet deep, and that rotation would create other issues and still not meet width standards.
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Planner testimony: C(1) variance justification, negative criteria, and fire hydrant variance discussion
The applicants’ planner testified that the requested variances were C(1) hardship variances driven by the flag lot configuration and environmental constraints, argued the proposal improved setbacks compared to the existing home, and stated the fire official reviewed the application without raising concerns despite the hydrant distance deficiency.
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Applicant statement: reasons for moving to Princeton and intent to build a long-term home
One applicant addressed the Board by phone, stating the family’s intent to move closer to their daughter (a Princeton High School teacher) and to build a “dream home” to live in long-term, including for grandchild care and aging in place.
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Architect testimony and presentation (Exhibit A-1): site context, design, and garage/wall articulation variance rationale
The project architect testified as an expert and presented a multi-slide exhibit describing the site, environmental constraints, proposed floor plans and materials, and the reasons for requested garage and wall articulation variances, emphasizing the flag lot’s 30-foot stepback requirements and the intent to minimize streetscape impacts.
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Applicant attorney opening statement: project description, flag lot configuration, and court ruling on Henderson Avenue ownership
Applicant counsel described the residential replacement project and explained that a title issue regarding Henderson Avenue was resolved by a court decision finding Henderson Avenue part of the subject property, which also reduced the number of variances needed and slightly increased lot size and impervious calculations.
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Zoning officer memo summary and variances identified for 25 Henderson Avenue
The zoning officer’s memo was summarized for Z25-654, describing demolition of an existing home and construction of a new two-story single-family dwelling on a flag lot in a historic district, and listing required variances including garage location/width, wall length, and a flag-lot access/frontage variance tied to proof of ownership of Henderson Avenue.
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Hearing continuation opened: 25 Henderson Avenue (Block 6804, Lot 11), R2T Zone — procedural setup and litigation status update
The Board opened the continued hearing for Z25-654 (25 Henderson Avenue). Board counsel summarized the status of related court proceedings, including rulings on ownership and easement claims and ongoing mediation, and the Board confirmed the hearing would proceed with witnesses present.
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Resolution for 105 Mountain Avenue (Block 6804, Lots 19 & 20), RT Zone
The Board considered and approved the resolution for case Z25-676 (105 Mountain Avenue, Block 6804, Lots 19 and 20, RT Zone) by unanimous roll call vote.
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Resolution for 222 Main Street / Moore Street (Block 7110, Lot 22), R8 Zone
The Board considered a resolution for case Z26-734 and approved it unanimously after noting a substantive revision to paragraph 7 regarding the garage being moved closer to the house, changing a distance from 5 feet to 10 feet while maintaining a 5-foot side yard variance.
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Carried Matter Noted — Adar K. Bahage, Modification of Condition of Subdivision Approval, 1735 Stuart Road West (Block 3401, Lot 1.03/03), Zone R-1 (carried to October 15)
The Board noted a final agenda item that had been carried: an application by Adar K. Bahage for modification of a condition of subdivision approval at 1735 Stuart Road West. It was stated the matter was carried to October 15 and that notice requirements would be forthcoming.
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Board Deliberation and Approval — Iona LLC EV Charging at Princeton Shopping Center (with conditions)
The Board deliberated on conditions related to landscaping, tree replacement size/survivability, and screening/shielding of the transformer and switchgear, and discussed obtaining a support letter from the property owner (Edens). The Board approved the application and granted the requested variance relief by roll call vote.
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Planning Testimony — Signage Variances (C(2) criteria) and Ordinance Applicability to EV Chargers
The applicant’s planner testified that the zoning ordinance is silent on EV charger signage and that the branding/logos were treated as signs requiring variance relief. She stated the total sign area permitted was 10 and that the proposal would not be detrimental, and she argued the C(2) criteria were met due to public benefits and Master Plan alignment.
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Engineering Testimony — Site Plan Exhibits, Utilities, Parking Count, Trees, Lighting, Bollards, Crosswalk, Charger Power
The applicant’s engineer presented exhibits and detailed the site plan, utility coordination with PSE&G, equipment orientation, parking calculations, tree removals/replacements, lighting impacts, and protective bollards. Board members asked about crosswalk layout, equipment screening, dark-sky lighting, and charger power (stated as up to 400 kW).
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Application Presentation — Iona LLC, Preliminary/Final Major Site Development Approval and Variances, 301 North Harrison Street (Block 7401, Lot 1.011), Zone SCT (Princeton Shopping Center EV Charging)
The Board opened the hearing for Iona LLC to install eight EV charging stalls (four dual-port chargers) and associated equipment and signage at the Princeton Shopping Center. Staff described the site, parking changes, landscaping, and why signage variances made it a major site plan. The applicant presented company background and charger operations.
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Second Extension of Time — 217 Witherspoon LLC, Major Site Plan Extension/Vesting Rights, 217 Witherspoon Street (Approval originally granted June 15, 2023)
The Board heard a staff summary and applicant remarks regarding a second one-year extension of protection from zoning changes for a previously approved 4-unit building at 217 Witherspoon Street. The applicant stated construction had started and the request was out of caution. The Board approved the extension by roll call vote.
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Announcements and Subcommittee Reports
The Chair asked for announcements and subcommittee reports. It was stated that the site plan committee was cancelled and there were no subcommittee reports.
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Carry Application — 22 Green Street to July 22, 2026
The Board announced that the 22 Green Street application (Case Z26-726) would be continued to the July 22, 2026 meeting and that the applicant was obligated to provide noticing.
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Application Hearing and Approval — 220–222 Moore Street (Block 7110, Lot 22), R8T Zone
The Board heard testimony on an application to construct an attached two-car garage with covered patio/walkway at 220–222 Moore Street, requiring a D4 FAR variance and neighborhood character/driveway and setback variances. With no public comment, the Board approved the application with a condition related to driveway/curb cut approvals.
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Public Comment — 105 Mountain Avenue Application (Parking, ADU Concerns, Landscaping, and Support)
During the public comment portion of the 105 Mountain Avenue hearing, one nearby resident raised concerns about future ADU-like use and parking impacts on Henderson Avenue and requested conditions on parking and landscaping. Two other neighbors spoke in support, emphasizing multigenerational living and limited parking issues.
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Application Hearing and Approval — 105 Mountain Avenue (Block 6804, Lots 19 & 20), R2T Zone
The Board heard testimony and public comment on an application for a one-story addition at 105 Mountain Avenue requiring C1/C2 variances and a D4 FAR variance. The Board approved the application with conditions including a legally valid access easement, lot consolidation, limits on future parking/landscape changes, and findings that the proposal was not an ADU.
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Carry Application — 25 Henderson Avenue (Block 6801, Lot 11), R2T Zone
The Board carried the application for 25 Henderson Avenue to the July 22, 2026 meeting without further notice, based on ongoing litigation regarding access on Henderson Avenue and the expectation of a court decision.
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Resolution Approval — 1128 Great Road (Block 301, Lot 401), RA/RB Zone
The Board considered a resolution for Case Z25-72 at 1128 Great Road and approved it by unanimous roll call vote. A board member commented positively on the completeness of the summary.
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Resolution Approval — 288 Cherry Hill Road (Block 3901, Lot 11.01), RAT Zone
The Board considered a resolution for Case Z26-738 at 288 Cherry Hill Road and approved it by unanimous roll call vote.
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Resolution Approval — 13 Prospect (Block 49.01, Lot 2.01), E2B Zone
The Board considered a resolution for Case Z22-295 at 13 Prospect and approved it by unanimous roll call vote.
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Master plan consistency review: revising minor site plan definition and administrative approvals (public hearing on Council agenda Nov. 24)
The Board reviewed Ordinance 2025-18 for master plan consistency. Staff described it as a housekeeping ordinance affecting minor site plan classification, checklist updates, a 12-month expiration for administrative waivers, and harmonization of zoning permits. The Board voted that the ordinance is consistent with the master plan and recommended adoption.
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Community Park Elementary School conditional use authorization, 372 Witherspoon Street (Block 6902, Lot not fully stated)
The Board voted on a resolution for Princeton Public Schools regarding Community Park Elementary School’s conditional use authorization at 372 Witherspoon Street (Block 6902; lot number not fully stated), File P2525-685. The resolution passed unanimously.
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Littlebrook Elementary School conditional use authorization, 39 Magnolia Lane (Block 5803, Lot 1)
The Board voted on a resolution for Princeton Public Schools regarding Littlebrook Elementary School’s conditional use authorization at 39 Magnolia Lane (Block 5803, Lot 1), File P2525-684. The resolution passed unanimously.
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Princeton Middle School conditional use authorization, 217 Walnut Lane (Block 7302, Lot 12)
The Board considered and voted on a resolution for Princeton Public Schools regarding Princeton Middle School’s conditional use authorization at 217 Walnut Lane (Block 7302, Lot 12), File P2525-683. The resolution was approved, with Chair Wilson Anderson abstaining.
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Procedural discussion: how res judicata would be addressed in a future application
After the concept review, the applicants asked how res judicata would be decided procedurally if they file an application. Board counsel and staff stated the determination would be made by the board in the context of a specific application and noted there is no clear bifurcation mechanism like a use variance process.
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Public comment period (Case Z25-651) — no speakers
Near the end of the evening, the Chair asked whether any members of the public wished to comment on Case Z25-651 before the continuation date. No public comments were made.
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Public comment period (Case Z25-73) — no speakers
The Chair opened the public comment portion for Case Z25-73. No members of the public indicated they wished to speak, and the public portion was closed.
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Case Z25-651: Applicant traffic/parking expert testimony and responses on circulation, deliveries, trash, sidewalks, and signal timing
The applicant’s traffic/parking expert supported the 20-foot drive aisle and reduced parking approach, discussed turning movements and safety, corrected sidewalk width to 5 feet, and addressed deliveries and trash hauling logistics. Staff requested written conditions/documentation for parking assignment and operational procedures.
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Case Z25-651: Applicant presentation (architectural history, revised design, requested variances, and parking approach)
The applicant’s architect presented the revised proposal to preserve the historic building and construct a detached three-story, 10-unit residential building with two affordable units. The presentation contrasted a prior withdrawn four-story/15-unit concept, described materials and layout, listed requested variances, and explained the reduced on-site parking plan with EV credits and nearby off-site parking discussions.
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Case Z25-651: Board consultant traffic engineer report (municipal review)
The Board’s traffic engineer reported that traffic impacts would be low but raised concerns about parking adequacy, circulation/turning for adjacent access, pedestrian accessibility, trash collection logistics, and delivery/maintenance vehicle operations.
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Case Z25-651: Board consultant landscape architect report (municipal review)
The Board’s landscape architect reviewed existing trees, proposed removals, screening limitations, invasive species concerns, and recommended landscape and fencing approaches given narrow planting areas and adjacent properties.
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Case Z25-651: 344 Nassau Street (Block 32.02, Lot 214) — application overview, variances, and advisory body comments (Environmental Commission and Historic Preservation Commission)
The Board opened the hearing for 344 Nassau Street, confirmed noticing/jurisdiction, and received staff and advisory presentations. The assistant planning director summarized the AH2 overlay context and project, the planner listed required D(1) use variances and bulk variances, the Environmental Commission memo was read into the record, and the HPC vice chair presented the HPC recommendation and conditions.
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Case Z25-73: Valley Road (Block 7.01, Lot 36) — request for time extension of temporary D(1) use variance
The Board heard an application for a time extension of a temporary D(1) use variance allowing two principal dwellings on one lot during construction. After testimony and no public comment, the Board approved an extension to August 1, 2026 by roll call vote.
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Appointment of Board Attorney and Board Secretary
The Board acted to appoint the Board Attorney and Board Secretary for 2026. The appointments were approved by a combined roll call vote.
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Election of Vice Chair for 2026
The Chair nominated Stephen Shrivever for Vice Chair for 2026. The nomination was seconded and approved by roll call vote.
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Election of Chair for 2026
A nomination was made and seconded for Steve Cohen to serve as Chair for 2026. Nominations were closed and the Board voted by roll call to elect him.
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Hearing opened and continued: 10 Humbert Place (Block 25.02, Lot 77, R4B2 zone) — new dwelling on existing foundation; multiple variances; access via private lane
The Board opened the hearing for 10 Humbert Place, a proposal to demolish and rebuild a dwelling on an existing foundation with a two-story addition and extensive bulk variances, plus a variance related to access from a private lane. After staff and architect testimony and Board concerns (notably parking maneuverability and access/easement issues), the applicant requested a continuance and the matter was carried to March 25.
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Hearing and decision: 45 Markham Road (Block 53.03, Lot 43, R3B zone) — garage conversion, parking, and attic changes
The Board heard the application for 45 Markham Road to convert a non-compliant front-facing garage to living space, use the driveway as the required parking space, and reconfigure/raise the attic with a new roof and dormers. After testimony and one supportive neighbor comment, the Board approved the application unanimously with a condition requiring side-by-side parking.
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Carry hearing: 164 Prospect to February 11, 2026 (renotice discussed)
The Board discussed the first scheduled hearing (164 Prospect) and carried it to the February 11 meeting due to the applicant retaining counsel and a conflict. The Chair noted the carry had not been announced to a specific date and stated the applicant would need to renotice.
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Resolution approval: 416 North Harrison (Block 7202, Lot 6, T zone)
The Board reviewed the resolution for case Z25-79 at 416 North Harrison (Block 7202, Lot 6, T zone) and approved it by unanimous roll-call vote.
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Resolution approval: Evelyn Place (Block 34.01, Lot N/A, R3B zone)
The Board considered the resolution for case Z25-693 (Evelyn Place, Block 34.01) and, with no substantive discussion recorded, approved it by unanimous roll-call vote.
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Resolution approval with corrections: Hillside Road (Block 7207, Lot R6, T zone)
The Board reviewed the resolution for case Z25-69815 (Hillside Road) and discussed several corrections, including clarifying a referenced concrete wall and fixing missing/incorrect text and a misspelled name. The Board then approved the resolution unanimously.
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Overall application approval and closing remarks
After approving the use variances, bulk variances, and the drive aisle design waiver, the Board indicated the application was approved with conditions to be reflected in the resolution, and members offered closing remarks acknowledging the applicant’s effort and reiterating lingering concerns about parking and traffic at the intersection.
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Design waiver approval: drive aisle width (24 feet required; 20 feet provided)
The Board approved a design waiver for a 20-foot drive aisle where 24 feet was required. The Board discussed maneuvering, wall protection, and that 24 feet typically applies to two-sided parking aisles, then approved the waiver unanimously by roll call vote.
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Bulk variance approval: distance between buildings on the lot (10 feet required; 8.5 feet/5 feet proposed)
The Board approved the variance for reduced distance between buildings on the lot, where 10 feet was required and the plan proposed reduced separation (described as 8.5 feet/5 feet). The motion was seconded and passed unanimously by roll call vote.
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Bulk variance approval: parking setback (minimum 5 feet required; within 1 foot proposed)
The Board approved the variance for parking setback where a minimum 5-foot setback was required and parking was proposed within 1 foot of the property line. The Board discussed headlight screening and added a condition specifying a 6-foot black painted aluminum picket fence. The variance passed unanimously.
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Bulk variance approval: compact parking percentage (15% permitted; 25% proposed)
The Board approved the variance allowing a higher percentage of compact parking stalls than permitted, with 15% allowed and 25% proposed (two compact stalls). The motion was seconded and passed unanimously by roll call vote.
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Bulk variance approval: parking spaces (19.1 required; 7 spaces provided, with EV charging credit discussed)
The Board approved the parking variance for the project, where 19.1 spaces were stated as required and 7 spaces were provided on-site (with EV charging credit discussed). The Board discussed allocating spaces and reserving parking for affordable units, then approved the variance unanimously with a condition reserving one space for each affordable unit.
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Bulk variance approval: rear yard building setback (15 feet required, 10 feet proposed)
The Board approved the bulk variance for the rear yard building setback where 15 feet was required and 10 feet was proposed. The motion was seconded and passed unanimously by roll call vote.
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Bulk variance approval: 5-foot setback along Harrison Street
The Board approved a bulk variance for a 5-foot setback along Harrison Street for the new building. The motion was seconded and passed unanimously by roll call vote, with conditions to be reflected in the resolution.
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Approval of use variances (D variances) for 344 Nassau Street
The Board voted to approve the requested use variances (D variances) for the 344 Nassau Street application. The motion was seconded and passed unanimously by roll call vote.
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Board deliberations: emergency access, parking concerns, environmental memo, and conditions framework
Board members deliberated on the application, discussing fire official review, emergency access, parking and drive aisle width concerns, screening along the north boundary, Environmental Commission recommendations, and how to structure votes and conditions (including affordable unit bedroom mix to be addressed by the governing body and compliance with staff memos and third-party approvals).
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Applicant closing statement before Board deliberations
Applicant counsel summarized that the team worked for over a year with experts and neighbors to redesign the project, stated that the use variance requires five affirmative votes and bulk variances require four, and asked the Board to vote in favor of the use and bulk variances with appropriate conditions.
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Public comment on Z25-651 (344 Nassau Street): support from Jugtown neighborhood group and residents; concerns about traffic safety, parking, and building livability
During public comment, multiple speakers supported the revised 344 Nassau Street proposal, emphasizing historic preservation, neighborhood compatibility, and the compromise reached with neighbors. Speakers also raised concerns about traffic safety at the Nassau/Harrison intersection, limited parking and management, and practical livability issues such as lack of an elevator and package delivery impacts.
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Applicant planning testimony: justification for use variance and bulk variances; AHO2 intent; setbacks; buffering; drive aisle waiver; parking philosophy
The applicant’s planner testified that the revised plan better preserves the historic building and advances AHO2 goals, while requiring a use variance for second-floor office use and multiple bulk variances. He described specific setback and buffer deviations, argued they create no greater neighborhood impact than a conforming plan, supported a 20-foot drive aisle waiver, and stated reduced parking aligns with modern travel behavior and AHO2 incentives.
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Board and consultant discussion: parking management, allocation of spaces, deliveries, trash collection logistics, and unit sizes under state rules
Board members and professionals discussed concerns about limited on-site parking, the practicality of a parking management plan, allocation of spaces between residential, affordable, and commercial uses, delivery vehicle behavior, and trash/recycling pickup operations. A Board professional noted a two-bedroom affordable unit size requirement of 765 square feet and stated the applicant’s two-bedroom unit was shown as 850 square feet.
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Applicant testimony: off-site parking letters, neighborhood parking inventory, and responses to Environmental Commission and Historic Preservation comments
The applicant presented off-site parking letters of intent and a neighborhood parking inventory, then reviewed responses to Princeton Environmental Commission recommendations (EV charging, materials, heat pumps, solar shades, WaterSense fixtures, permeable surfaces, rooftop patio, e-bike stations, recycled content) and Historic Preservation-related requests (expanded preservation area, canopy and wall details, tree species, ground-penetrating radar survey, and matching building color).
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Applicant architectural testimony: building design approach, historic context, efficiency, and bicycle circulation considerations
The applicant’s architect described the design process for the new residential building, emphasizing separation from the historic existing building, efficiency to minimize bulk, compatibility with the neighborhood’s historic character, and incorporation of neighbor feedback. She also addressed stair width/landings and the practical challenge of moving bicycles without an elevator.
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Swearing in of applicant witnesses and Board professionals for continued hearing
The applicant’s witnesses and relevant professionals were sworn to provide truthful testimony for the continued hearing on 344 Nassau Street, including the engineer, architect, traffic/parking support, and planner; Board professionals were also referenced as sworn.
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Scheduling clarification: 140–164 Prospect Avenue application moved to March 25 meeting
The Board stated that the application for 140–164 Prospect Avenue (Case Z25-653) was moved to the March 25 meeting by mutual agreement of the Board and the applicant, and noted that anyone wishing to participate should attend on March 25.
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Approval of resolution for Valley Road (Block 701, Lot 36)
The Board considered a resolution for Case Z25-73 (Valley Road, Block 701, Lot 36). A motion to approve was made and seconded, and the resolution was approved unanimously by roll call vote.
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Approval: Canon Dial Elm Club Preliminary and Final Major Site Plan, Variances, and Waivers (21 Prospect Avenue)
The Board approved the Canon Dial Elm Club application for preliminary and final major site plan approval with parking-related variances and checklist waivers, including conditions addressing construction cost estimate, dark-sky lighting (≤3,000K), bird-safe glass/film, and consideration of Energy Star appliances.
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Applicant Testimony: Engineering (Site Plan, Parking and Bicycle Variances, Agency Approvals, Stormwater)
The applicant’s engineer presented the site plan, describing a two-story addition supported by posts to preserve parking, existing and proposed parking counts, bicycle parking calculations, two bulk variances, and why external agency approvals were not triggered; stormwater would discharge via splash blocks and flow south as existing.
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Development Application Hearing Opened: Canon Dial Elm Club Major Site Plan and Variance (21 Prospect Avenue)
The Board opened the hearing for the Canon Dial Elm Club application for preliminary and final major site plan approval and a variance related to parking at 21 Prospect Avenue, and confirmed jurisdiction and lack of conflicts raised.
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Site Plan Committee Report: Hobson Connector (Hobson College / Woohaul)
A site plan committee report was given regarding the Hobson connector project, which the committee classified as a minor site plan and voted to approve with a planting plan request.
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Application hearing: 68 Clear View Avenue (Block 7307, Lot 12), R7T Zone — C(2) variance for lot area; demolition and new single-family dwelling with detached garage
The Board heard testimony on an application by Rainbow Properties LLC for 68 Clear View Avenue seeking a C(2) variance to demolish an existing dwelling and build a new two-story single-family home with a detached one-car garage. After staff and expert testimony and no public comment, the Board approved the application unanimously.
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Carry application: 105 Mountain Avenue (Block 6804, Lots 19 & 20), R2T Zone
The Board discussed whether to proceed with the 105 Mountain Avenue application due to a required D variance needing five affirmative votes and limited member attendance. The applicant, appearing as self-represented owner, requested the matter be carried to March 25, and the Board carried it to that date.
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Resolution approval: 45 Markham Road (Block 53.03, Lot 43), R3B Zone
The Board considered and approved a resolution for 45 Markham Road, identified as case number Z25-715. A motion was made and seconded, and the resolution passed unanimously by roll call vote.
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Resolution — Canon Dial Elm Club, 21 Prospect Avenue (Block 49.01, Lot 3.01), Preliminary/Final Major Site Plan and Variances
The Board considered and adopted a resolution for the Canon Dial Elm Club application at 21 Prospect Avenue (E2B Zone), file number P25-25-692P. The resolution passed unanimously, with absent members who heard the application noted.
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Jurisdiction and carry to date certain: Modification of condition of subdivision approval (1735 Stuart Road West, Block 3401 Lot 1.03, Zone RA/R1)
The Board addressed an application by Jaideep Ardash K. Bajaj for a modification of a condition of subdivision approval at 1735 Stuart Road West. Staff confirmed proof of publication and service and that the Board had jurisdiction. The matter was carried to the next meeting date certain of May 28.
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Announcements and subcommittee reports (Site Plan Committee; April meeting status)
The Chair asked for announcements. A board member reported the Site Plan Committee meeting scheduled for the prior day was canceled due to nothing to review. The Chair stated the April meeting would likely be canceled. No other subcommittee reports were given.
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Carry of application: 105 Mountain Avenue to June 24, 2026 (time constraints; extension granted)
Due to the late hour and the Board’s stated inability to go past 11:00 p.m., the Board carried the 105 Mountain Avenue application to June 24, 2026 at 7:30 p.m. The applicant consented to an extension of time (to June 30) and was advised additional noticing would be required.
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Public comment period (10 Hbert Place application) — none received
The Chair opened the public comment portion for the 10 Hbert Place application. No members of the public spoke, and the public portion was closed.
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Application hearing and approval: 10 Hbert Place (Block 25.02, Lot 77), R4B Zone — parking maneuverability redesign; bulk variances and MLUL 35/36 relief
The Board heard the continued application for 10 Hbert Place, focusing on a redesigned parking/turnaround layout and confirming traffic maneuverability. The applicant presented architectural, traffic engineering, and planning testimony, including discussion of a private road access issue (MLUL 35/36). With conditions including easement documentation and property line verification, the Board approved the application by roll call vote.
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Application hearing continued: 154 Prospect Avenue (Block 5501, Lot 16), R2B Zone — D-variance for floor area ratio (FAR) related to screened porch/fireplace changes; carried to July 22, 2026
The Board resumed the continued hearing for 154 Prospect Avenue. The applicant presented a revised plan reducing the proposal (404 sq. ft. screened porch; rooftop deck and 70 sq. ft. sauna removed) and offered planning testimony supporting a D-variance for FAR (32.5 vs. 30 permitted). Two residents opposed, citing height/visual impacts, intensity of use, and precedent. The applicant requested time to redesign; the Board carried the matter to July 22, 2026.
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Resolution memorialization: 344 Nassau Street (Block 32.01, Lot 214), AHO-2 Zone — multiple variance/site plan components
The Board reviewed the memorializing resolution for 344 Nassau Street (Z25-651), focusing on Condition 11 regarding off-site parking leases for commercial tenants and correcting an error about affordable unit location. The Board then adopted memorialization votes for D-variances, several bulk variances, and preliminary/final major site plan approval and a design waiver.
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Resolution approval: 68 Clear View Avenue (Block 7307, Lot 12), R17 Zone
The Board considered a resolution for 68 Clear View Avenue (Z25-716). After confirming the correct packet and hearing no questions, the Board approved the resolution by roll call vote.
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Subdivision and use variance application introduced and continued — 1128 Great Road (Block 301, Lot 4.01), RA/RB Zones
The Board began hearing an application by Princeton Academy of the Sacred Heart seeking preliminary/final minor subdivision approval and multiple variances to create a school lot and a “manor house” lot intended for sale to Woods Wayside International for environmental education and public trail access. Staff memos raised issues including lot line determinations, survey discrepancies, easements, access, parking, and D-variance proofs. Due to time, the hearing was continued to June 3, 2026 at 7:30 p.m. with jurisdiction retained.
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Demolition and new single-family dwelling with ADU — 64 Valley Road (Block 701, Lot 258), R6T Zone
The Board heard an application to demolish an existing one-story dwelling and construct a new two-story single-family home with an ADU/garage at 64 Valley Road. The lot is 75 feet wide/frontage where 85 feet is required, requiring C-1 variance relief. Public comments raised FAR calculation questions and neighbor concerns about ADU proximity and privacy; the Board approved with a condition requiring a buffering plan acceptable to the municipality.
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Amended final site plan and variance request — 1661–168 John Street (Block 17.05, Lot 16), Witherspoon-Jackson Historic District, R4B Zone
The Board heard an amended final site plan and variance request for an adaptive reuse project previously approved in 2020. Testimony described minor as-built deviations: a rear yard setback corner at 24.7 feet where 25 feet was required, and a side yard setback measurement correction related to an architectural feature. After public comments about setback notice confusion, penalties, and lighting, the Board approved the application unanimously.
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Time extension request — 347, 355, 369, 371 Ridge View Road (Block 4.01, Lots 13, 14)
The Board heard a request for a time extension related to a previously approved use variance and minor subdivision for an estate property on Ridge View Road. The applicant described remaining compliance items including demolition and utility disconnections. The Board approved a six-month extension, relating back to an October 5 date discussed on the record.
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Adoption of resolution for 10 Herbert Road (Block 25.02, Lot 77), RB Zone
The Board considered and approved a distributed (modified) resolution for application Z25-667 concerning 10 Herbert Road (Block 25.02, Lot 77). The resolution was approved by unanimous roll call vote.
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Resolution of commendation for zoning officer Derek W. Bridger
The Board read and adopted a resolution commending Derek W. Bridger for service as assistant zoning officer and zoning officer from December 2001 through April 30, 2026. Board members expressed appreciation and voted unanimously to adopt the commendation.
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Release of performance guarantee for 166–168 John Street LLC major site plan
Council considered Resolution R-26-143 authorizing release of a performance guarantee in the amount stated for 166–168 John Street LLC, related to a major site plan at Block 45-01, Lot 101. The resolution passed unanimously.
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Application hearing opened: Toll NJ1 LLC (29 Thanet Circle) preliminary/final major site plan for 85 townhouses including 17 affordable units (part 1)
The Board opened the hearing on Toll NJ1 LLC’s application to redevelop 29 Thanet Circle with 85 townhouse units (17 affordable). Staff and professionals summarized the site, zoning, and key review issues; the applicant presented an overview and began engineering and traffic testimony. The hearing was carried to May 28, 2026.
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Extension of time request: Steven Wasco minor subdivision (561 and 537 Stockton Street)
The Board granted an extension of time for the previously approved minor subdivision/lot line adjustment between 561 and 537 Stockton Street. Discussion focused on NJDOT involvement, remaining survey/meets-and-bounds issues, and selecting an extension period tied to approval and recording steps.
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Approval: 288 Cherry Hill Road (Block 3901, Lot 1101) demolition and new single-family dwelling with lot area variance and conditions
After Board discussion focused on tree removal, replacement enforcement, and wetlands delineation review, the Board approved the application for 288 Cherry Hill Road with conditions including obtaining tree removal/replacement permits from the municipal arborist prior to zoning permit issuance and town engineer review regarding wetlands delineation. The motion passed unanimously.
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Public comment on 288 Cherry Hill Road application: tree removal, ecosystem impacts, and replacement/maintenance concerns
Two residents spoke on the 288 Cherry Hill Road application, welcoming the applicants but urging stronger attention to environmental impacts, especially removal of large trees adjacent to John Witherspoon Woods. Speakers requested measures to reduce tree removal and ensure appropriate replacement and maintenance, citing past experiences with failed replanting.
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Application presentation: 288 Cherry Hill Road (Block 3901, Lot 1101), RA zone—demolition and new single-family dwelling with variances and site features
Staff and the applicant team presented a proposal to demolish an existing dwelling and build a new two-story single-family home at 288 Cherry Hill Road, including a four-car attached garage, patio, and pool. The key variance was lot area deficiency; tree removal (35 trees) and wetlands mapping questions were discussed.
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Carry to June 24, 2026: 25 Henderson Avenue (Block 6804, Lot 11), R2T Zone
The applicant’s attorney requested an adjournment and carry of the 25 Henderson Avenue application to the next regular meeting on June 24 due to witness unavailability. The Board agreed to take jurisdiction and carry the matter to June 24, with notice obligations noted.
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Approval: 13 Prospect Avenue (Tower Club) extension of time for minor site plan approval
The applicant’s attorney explained the request for an additional year to complete the previously approved project, citing timing around the school year and ordinance/statutory vesting periods. With no public comment, the Board approved the extension unanimously.
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Application overview: 13 Prospect Avenue (Tower Club) request for extension of time for minor site plan approval
Staff summarized the Tower Club request for a time extension for a minor site plan approval at 13 Prospect Avenue, including an ADA elevator addition and related site improvements. The request was tied to timing construction during summer months when students are away.
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Approval of resolution: 64 Valley Road (Block 701, Lot 258), R6T Zone
The Board reviewed and approved the resolution for case Z25-680 at 64 Valley Road. No corrections or additions were requested, and the resolution passed unanimously by roll call.
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Approval of resolution: 166–168 John Street (Block 17.05, Lot 16), R4B Zone, Witherspoon-Jackson Historic District
The Board reviewed and approved the resolution for case Z26-727 at 166–168 John Street. Two edits were noted: a page-four correction and clarification that an expert was employed by AKA RF Inc. The resolution passed unanimously.
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Endorsement of year-end report recommendations to Mayor and Council
Following discussion of the three recommendations in the year-end report, the Board voted to endorse the report and send the recommendations to the Mayor and Council. The motion passed without recorded opposition.
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Approval of resolution: 347, 355, 369, 371 Ridge View Road (Block 401, Lots 13 and 14)
The Board reviewed and approved a resolution for case Z24-515 concerning 347, 355, 369, and 371 Ridge View Road (Block 401, Lots 13 and 14). No questions were raised, and the resolution passed unanimously.
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Year-end report on 2025 Zoning Board activity and recommendations
Board staff presented the 2025 year-end report, including application counts, types of variances and plans heard, and three recommendations for the Mayor and Council related to ordinance consolidation, flood-zone elevation flexibility, and variance elimination for certain nonconforming lots.
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Concept review: 7 Green Street demolition and new construction with ADU (Witherspoon-Jackson Historic District)
The Commission conducted a concept review for 7 Green Street involving requested demolition of a contributing historic structure and construction of a new three-story dwelling with a similarly designed two-story ADU. Staff outlined ordinance criteria and expressed that the concept did not conform to standards; multiple residents opposed demolition and criticized the proposed design as incompatible. No vote was taken.
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Continuation hearing: Toll NJ1 LLC preliminary/final major site plan approval (29 Thanet Circle) — updated exhibits and engineering changes
The Board continued the hearing on Toll NJ1 LLC’s application for 29 Thanet Circle (File P2525-712P). The applicant’s engineer presented updated site plan changes (dated May 13, 2026) addressing ADA parking distribution, adding a third ADA space, designating seven COAH unit parking spaces, adjusting sidewalk routing, and adding shared-lane markings and a bicycle rack.
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Carry application: Adar K. Bahage modification of condition of subdivision approval (1735 Stewart Road West)
The Board announced that the Adar K. Bahage application for modification of a condition of subdivision approval at 1735 Stewart Road West (Block 3401, Lot 1.003; Zone R1; File P2525-7000SP) was carried to the July 16, 2026 meeting.
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Resolution: Steven Wasco minor subdivision extension of time (561–537 Stockton Street)
The Board considered and adopted a resolution granting an extension of time for the Steven Wasco minor subdivision at 561–537 Stockton Street (File P2323-368MS). The resolution was moved and seconded and passed unanimously by roll call vote.
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Board deliberation and approval of application Z25-72 (minor subdivision, use variance, and bulk variances) with conditions
The board deliberated on concerns about easements, future access, and what happens if the Woods Wayside transaction does not occur. The board then approved the application (including subdivision, use variance, and bulk variances) with conditions tied to staff memos and additional requirements discussed, passing by unanimous roll call vote.
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Public comment on application Z25-72 (supportive neighbor testimony)
The chair opened the public comment period for the application. One resident spoke in support as a nearby neighbor, praising the proposed Woods Wayside use of the manor house and the conservation and access benefits for the neighborhood and the larger preserved open space area.
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Professional engineering testimony (Eric Ruben) — subdivision layout, parking allocation, pins/monuments, and staff comment responses
Eric Ruben, sworn as an expert professional engineer, testified on the proposed subdivision of Lot 4.01 into a school lot and a manor house lot, existing access points, utilities, and parking distribution. He addressed staff comments and emphasized no new construction or impervious surface is proposed, while acknowledging the need to document easements and other conditions.
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Professional planning testimony (Carlos Rodriguez) — history of RA/RB zoning, conditional use context, variances, and Master Plan consistency
Carlos Rodriguez, sworn as an expert planner, testified on the history and intent of Princeton’s RA/RB zoning, the site’s prior nonconforming use history, the relief requested (including bulk and use variances), and why the proposal aligns with Master Plan goals and Municipal Land Use Law purposes, with minimal neighborhood impact.
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Land use engineering concerns raised during testimony (acting land use engineer Jim Purcell) — easements, access, and future landlocked-lot issues
During the applicant’s testimony, acting land use engineer Jim Purcell raised concerns about ensuring access and utility easements remain in perpetuity and that future owners can legally use Great Road and Drake’s Corner Road access. Discussion focused on avoiding landlocked-lot problems and clarifying how conservation easements could affect future access or development.
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Continuation hearing: 1128 Great Road (Block 3.01, Lot 4.01), RA Zone — applicant testimony from Christopher Bar
The board continued the April hearing for application Z25-72 at 1128 Great Road. Applicant counsel recalled Christopher Bar to complete and clarify testimony on ownership, conservation intentions, easements, proposed uses of the manor house, parking, and public access plans tied to the subdivision.