Articles Land use and development
Bernards Land-Use Register, Explained: Applications, Zoning Ordinances and the Master Plan, 2025-2026
A register of the Planning Board and Zoning Board applications and land-use ordinances from November 2025 to October 2026 that do not have their own LocalWhy page, with votes, plus how the boards work and how to follow them.
How the boards work
- The Planning Board hears site plans and subdivisions that fit the zoning, reviews ordinances for consistency with the Master Plan, and holds hearings such as the Lord Stirling School redevelopment study. Its 2026 chair is Ms. Mastrangelo, its attorney Jonathan E. Drill and its planner Allison Fahey; the township planner is David Schley.
- The Zoning Board of Adjustment hears variances, including “d” variances for uses a zone does not allow, which need five affirmative votes. Its 2026 chair is Lisamarie Baumann.
- Both boards take testimony at public hearings, where members of the public may question witnesses and comment. Decisions are confirmed in a written resolution adopted at a later meeting, and a notice of decision is posted on the township’s bulletin board.
Notable applications
| Application | Site | What was sought | Outcome |
|---|---|---|---|
| PB26-002 Amzak Basking Ridge, LLC | 180-181 Mountain View Boulevard (Block 11301, Lots 1.01, 1.02) | Amended preliminary and final site plan for the apartment buildings of an approved 280-unit development (62 affordable): Buildings 1-2 from 120 to 121 units, Building 3 from 100 to 99; total units, townhouses and affordable count unchanged | Approved Sept. 8, 2026, 5-1: aye Agarwal, Eorio, Mastrangelo, Schaefer, Seville; nay Bannan |
| ZB26-011 Millington Baptist Church | 498 and 520 King George Road (Block 8402, Lots 4.01, 7) | Site plan, bulk variances and a “d” variance for a conditional use, to consolidate the lots and add 38 parking spaces (150 to 188, where 386 are required); the 2008 approval (ZB07-025) had required at least 75 off-site spaces | Approved Oct. 7, 2026, 7-0, per the township’s recording; the township had not posted minutes as of Nov. 1, 2026 |
| PB22-005C Fellowship Village, Inc. | 8000 Fellowship Road and 55 Allen Road | Extend the deadlines to sign plans (March 31, 2027) and get permits (Sept. 30, 2027) and the approvals (Oct. 3, 2027), keeping the existing stormwater design | Approved Oct. 6, 2026, 9-0 |
| ZB25-032 Church Street Properties, Ltd. | 30 Church Street | ”d(4)” floor-area variance and site plan for a two-story rear addition; parking from 23 to 32 spaces | Approved April 8, 2026, 7-0 |
| ZB25-011 Vesuvio | 22 Sentry Court | In-ground pool and spa with a “d” variance (the minutes say “for pool size”; the agendas “Variance for Use”) and bulk variances | Approved June 11, 2026, 6-0 |
| ZB25-031 New Testament Ministries | 40 Whitenack Road | Interpretation of “clergyman’s residence” for residences for eight ministers and five visiting ministers in former school rooms | Decided Jan. 7, 2026, 7-0: not a permitted principal use, but a permitted accessory use to this house of worship |
| ZB25-035 CIG Mt Airy LLC | 180-188 Mt. Airy Road | Major subdivision with “d” variances for conditional use and floor-area ratio | Deemed complete Sept. 9, 2026; no hearing yet |
| ZB26-012, -013, -014 | 59, 87 and 93 South Finley Avenue | Appeals of the Zoning Officer’s decision | Carried Sept. 9, 2026, to be refiled as “c” variance applications and re-noticed |
Amzak’s history. The site was zoned for the 280-unit development under the township’s Third Round housing settlement and approved in 2019 as PB19-003 (Mountainview Corporate Center LLC); foundations, stair and elevator cores and stormwater basins for the apartments were built before Amzak’s application. At the 2026 hearings, residents asked about water pressure and fire access, and the applicant agreed to have the fire department review the plans.
Millington Baptist. The township had not posted minutes of the Oct. 7, 2026 meeting as of Nov. 1, 2026. The outcome above is from the township’s recording and will be checked against the minutes once posted; the Board’s memorializing resolution will state any conditions.
Zoning ordinances and the Master Plan
The governing plan is the 2023 Master Plan; the Planning Board added the 2025 housing plan element in May 2025. No Master Plan reexamination appears in the Planning Board’s minutes for the period. The Committee’s land-use ordinances:
| Ord. | Subject | Adopted (vote) |
|---|---|---|
| #2588 | Wetlands conservation easement, 16 Saint Nickolas Way | Nov. 11, 2025 (5-0) |
| #2589 | Amended wetlands buffer easement, 3 Emerald Valley Lane | Nov. 11, 2025 (5-0) |
| #2590 | Riparian zone easement, 24 Briar Lane | Dec. 23, 2025 (5-0) |
| #2591 | Wetlands easement, 24 Rocky Lane | Jan. 27, 2026 (5-0) |
| #2593 | Fourth Round affordable-housing rules govern (§ 21-87) | March 10, 2026 (4-0) |
| #2595 | Riparian easement, 34 Cherry Lane | April 28, 2026 (5-0) |
| #2596 | Detention basin, drainage and access easement, 24 Rocky Lane | May 12, 2026 (5-0) |
| #2598 | Construction fee schedule | June 23, 2026 (4-0) |
| #2599 | Data centers prohibited in all zones | June 23, 2026 (4-0) |
| #2603 | Property maintenance, non-residential properties | Aug. 25, 2026 (4-0) |
| #2604 | Riparian easement, 30 North Stone Hedge Drive | Sept. 15, 2026 (4-0) |
| #2605 | Riparian easement, 95 Tuxford Terrace | Sept. 15, 2026 (4-0) |
The other ordinances of the period (the budget cap, capital appropriations, salaries, filming permits and parking rules) are covered with the budget and roads.
State Plan. On Jan. 6, 2026 the Committee agreed to take part in Somerset County’s cross-acceptance of the State Development and Redevelopment Plan and named a committee (Res. #2026-0136, consent agenda, 5-0).
MuniCollab. From July 1, 2026 the Planning Board accepts all new applications through the MuniCollab portal. The township’s press release says anyone can request free access to view application documents.
What residents can do
- Follow the agendas. The boards post agendas and notices of decision on the township’s site; Planning Board applications filed since July 1, 2026 are on MuniCollab.
- Take part in hearings. Members of the public may question witnesses and comment at each hearing.