Zoning Board of Adjustment — April 16, 2026

What the record shows

Attendance

Present: Baumann (chair), D’Andrea (arrived 8:20 PM), Herrera, Ladyzinski, Pochtar, Silver and Trapp. Absent (excused): Kraus and Lindeman. Board Attorney Steven K. Warner, Planner David Schley, Engineer Thomas J. Quinn and Substitute Board Traffic Engineer Katrina Fenner attended.

ZB25-040, 131 Morristown Rd LLC: first hearing

The application, for Block 801 Lot 2, seeks preliminary and final site plan approval, bulk variances and “d” variances for use and floor area ratio. See 131 Morristown Road townhomes.

• Affordable housing. Attorney Donna M. Jennings (Wilentz, Goldman & Spitzer) said the applicant’s position is that the Township may accept a development fee in lieu of building affordable housing, and confirmed the applicant would build the required set-aside on site if the Board or the Township required it. Board Attorney Warner asked for a written list of the conditions neighbors were seeking and said the affordable-housing requirements would be reviewed legally before the Board decides.
• Site plan. Engineer Joshua W. Wirry (Dynamic Engineering) testified that wooded areas and wetlands would not be disturbed and the office buildings would be removed, for 119 two-story active-adult townhouses in 43 buildings with a clubhouse, pickleball court, pool, spa and dog park; 479 parking spaces; more than 700 trees and 1,700 shrubs; impervious coverage reduced by about 128,000 sq ft; the existing stormwater system reused with minor changes; private refuse pickup; 12-ft DarkSky-compliant light fixtures; and fully sprinklered buildings. He said he would recheck the steep-slope mapping. Exhibits A-1A, A-1B and A-2 (aerials) were entered.
• Other witnesses were sworn but did not testify: architect Robert Larsen, traffic engineer Connor Hughes, planner John Taikina, broker Jordan Sobel and condominium consultant Michael Pesce.
• Outcome: no vote. Attorney Warner announced the application would be carried to July 16, 2026 at the applicant’s request with no further notice; the applicant extended the Board’s time to act to July 31, 2026. (The Board in fact heard the application next on May 14, 2026.)

Other business

Resolution #26-07, Change Order #1 to the 2026 Board Attorney professional services contract, adopted 6-0 (Aye Baumann, Herrera, Ladyzinski, Pochtar, Silver, Trapp). The minutes give no amount. The meeting adjourned at 10:31 PM.

Public participation

Seven residents questioned Mr. Wirry, as listed in the minutes: Dave Ruhlig (Van Dorn Road), Stacey Molinari (Franklin Drive), John Crane (Decker Street), Todd Edelstein (Riverside Drive), Rose Salaki (Morristown Road), Keith Molinari (Franklin Drive) and Tom Callari (Franklin Drive). According to the hearing transcript posted in the application folder, their questions covered conditions neighbors want in any approval (clubhouse design, buffers and lighting, parking, construction controls) and whether a traffic light is planned; utilities and power outages along Route 202; slopes and wet ground; noise from the dog park and garbage pickup; stormwater design, the existing basins and outlet changes; parking-space and driveway widths, retaining walls and basements; guest parking and EV charging; water mains; the status of the NJDEP wetlands approval; landscape buffers and the affordable-housing payment in lieu; and drainage direction, sewer capacity and setbacks.

Records

• Minutes (township document page)
• Agenda (township document page)
• Hearing transcript (ZB25-040 application folder)
• Video on the township’s YouTube channel. This page follows the Board’s minutes.