Zoning Board of Adjustment — July 16, 2026
Special meeting. At the third hearing on 131 Morristown Rd LLC's plan (ZB25-040), the applicant revised it to 131 units, 105 market-rate and 26 affordable, and offered a five-year bond in lieu of Route 202 sidewalks; three residents asked questions and the hearing was carried to September 17. Millington Baptist Church's application was deemed complete, and the Haley and Vesuvio approvals were memorialized.
- Development
- Housing
Meeting recording
Recording plays on the township archive
This meeting does not play on this page. The township's recording is complete and plays in full on the township's own channel.
What happened
What the record shows
Attendance
Present: Baumann, D’Andrea, Kraus, Lindeman and Silver. Absent (excused): Herrera, Ladyzinski, Pochtar and Trapp. Board Attorney Steven K. Warner, Planner David Schley, Engineer Thomas J. Quinn and Substitute Traffic Engineer Katrina Fenner attended.
ZB26-011 Millington Baptist Church: completeness
Per the Planner’s memo, all items not waived had been submitted. Deemed complete, 5-0 (Aye Baumann, D’Andrea, Kraus, Lindeman, Silver). See land use applications.
ZB25-040, 131 Morristown Rd LLC: third hearing
See 131 Morristown Road townhomes.
- Engineer Joshua W. Wirry described the revised site plan: 131 units instead of 119, 105 market-rate and 26 affordable; one building in the western corner eliminated; parking and accessible and EV spaces changed; 24 driveways shortened; the dog park removed; the clubhouse lowered; most retaining walls removed; impervious coverage reduced further; and no new variances.
- Architect Robert Larsen (Exhibit A-11 renderings) described how the affordable units are integrated into the buildings and the number of units per building.
- Traffic engineer Corey Chase (Dynamic Traffic) summarized his study, which treated the homes as regular townhouses rather than senior housing, and said the design meets RSIS standards with safe emergency circulation. Attorney Donna M. Jennings said the applicant would post a five-year bond in lieu of sidewalks along Route 202.
- Michael Pesce described what the homeowners association would manage: common areas and amenities, parking rules, generator locations, garbage and recycling, roads and landscaping.
- Broker Jordan Sobel (Cushman & Wakefield; Exhibit A-12) and applicant Sonny Adoni described efforts to lease the office building: Adoni said he bought it about four years ago and has tried for two years to lease it since a large tenant left, and both said its shape makes it hard to divide for small tenants.
- Outcome: no vote. Carried to September 17, 2026 with no further notice; time to act extended to September 30, 2026.
Resolutions memorialized
ZB26-004 Haley (adopted as drafted) and ZB25-011 Vesuvio (use variance, bulk variance and other relief for an in-ground pool with spa; adopted as amended), each 4-0 (Aye Baumann, Kraus, Lindeman, Silver; D’Andrea ineligible).
Minutes and other business
The May 14 and June 11 minutes were adopted.
Public participation
Three residents asked questions on ZB25-040, as listed in the minutes. Bill Kreuder of Ash Street and Rose Salaki of Morristown Road questioned Mr. Wirry; Ms. Salaki and Todd Edelstein of Riverside Drive questioned Mr. Larsen; and Ms. Salaki questioned Mr. Chase, Mr. Pesce, and Mr. Sobel and Mr. Adoni. According to the hearing transcript, the questions covered the hardship for a use not permitted in the zone; the status of the NJDEP applications; whether the design is specific to this site; the lack of elevators and accessibility of second floors; Routes 202 and 287 as evacuation routes; age restriction by residency rather than ownership; and the building’s leasing history.
Records
- Minutes (township document page)
- Agenda (township document page)
- Notice of special meeting and notice of decision (township notices)
- Hearing transcript (ZB25-040 application folder)
- Video on the township’s YouTube channel. This page follows the Board’s minutes.