Bridgewater's Planning and Zoning Board Applications, Explained

The short version

• Bridgewater’s Planning Board and Zoning Board of Adjustment decide land-use applications at public hearings. A use (“D”) variance from the Zoning Board needs at least five affirmative votes.
• From September to October 2026 the township published notices of decision for nine applications, all approved with conditions, among them a 150-foot telecom monopole on Route 202 and a church at 430 Route 22 East.
• The boards’ minutes and agendas add more decisions, among them rooftop community solar at 22 Van Veghten Drive, PSE&G’s flood-related substation rebuild on Polhemus Lane and an extension for Chimney Rock Self Storage. A senior community at 821 and 831 Route 202-206 was denied in late 2025, while the Jewish Community Center’s use variance there was approved. Storage buildings and a restaurant expansion were still being heard in 2026.
• The Council adopted the omnibus zoning Ordinance 26-14 on Aug. 20, 2026, 4-0, and the Planning Board adopted a Master Plan Reexamination Report on Oct. 27, 2026.

LocalWhy has reviewed the Zoning Board’s minutes for 12 meetings (Dec. 9, 2025 to Sept. 8, 2026) and the Planning Board’s for eight (Jan. 20 to June 16, 2026), with the transcripts attached to them, and the boards’ agendas through October 2026. It has not yet reviewed the memorializing resolution texts or the minutes of the boards’ later meetings. The register below takes outcomes from those minutes and agendas, the township’s notices of decision and Council records; where only a news report gives an outcome, the report is named. Larger applications have their own pages: the storage building at Routes 22 and 28, battery storage in Finderne, the Cornell Boulevard housing site and the Greymark site.

Decisions in the township’s notices of decision

All approved with conditions. Memorializing resolutions can be inspected in the Planning Department at 100 Commons Way.

Board	Application	Location	Relief granted	Decided	Resolution adopted
Zoning	25-020-ZB, CX Towers - RCA LLC	Block 163, Lot 6.01 (719 Route 202)	Preliminary and final major site plan, D(1) and D(6) variances, bulk variances	July 14, 2026	Aug. 25, 2026
Zoning	25-017-ZB, Manavkumar Shah	Block 545, Lot 14 (261 Leeham Street)	D(4) variance and bulk variances	July 28, 2026	Sept. 8, 2026
Planning	25-014-PB, Estate of Anita B. Hogan	1700 Mountain Top Road	Preliminary and final major subdivision	Aug. 4, 2026	Oct. 6, 2026
Zoning	26-009-ZB, Champion Real Estate Management, LLC	Block 170, Lot 1.01	Preliminary and final site plan, D(4) variance, bulk variances	Aug. 25, 2026	Sept. 8, 2026
Zoning	25-011-ZB, Jeffrey S. Hinkle	Block 254, Lot 18 (66 Finderne Avenue)	D(1) variance	Aug. 25, 2026	Sept. 8, 2026
Planning	26-004-PB, Briad Development, LLC	Block 411, Lot 39.11 (600 Corporate Boulevard)	Minor subdivision with bulk variance	Sept. 1, 2026	Oct. 27, 2026
Planning	26-003-PB, Antonino LoPresti	120 Chestnut Street	Minor subdivision with bulk variance	Sept. 1, 2026	Oct. 6, 2026
Zoning	26-010-ZB, Christopher and Emily Cabel	Block 156, Lot 10 (136 Pine Street)	Bulk variances	Sept. 8, 2026	Sept. 23, 2026
Zoning	25-023-ZB, Liquid Church	Block 400, Lot 5 (430 Route 22 East)	Preliminary and final site plan, D(3) use variance, bulk variances	Sept. 8, 2026	Oct. 13, 2026

The monopole. The Zoning Board’s July 14, 2026 minutes record the approval 7-0 (motion Weideli, second Henderson-Rose). The applicant described a monopole 145 feet to the top of steel with a 5-foot lightning rod, and the Board granted a D(6) variance “for the height of 150 feet” and a D(1) variance, as the zone does not permit cell towers, with front (28 feet where 200 is required) and side (25 feet where 50 is required) setback relief. Its attorney said American Water had told the carriers on its water tower to vacate, and Verizon and T-Mobile were part of the application; one resident, Julio Montalvo, asked questions. The transcript’s roll call names “Mr. Franco,” while the minutes list James Franco absent and Andrew Fresco present. TAPinto (July 22, 2026) reported that the water company told the four wireless carriers on the tower that their leases would not be extended.

Other decisions in the boards’ minutes and agendas

Board	Application	Location	What was sought	Outcome, as the record gives it
Zoning	24-005-ZB, 821 Bridgewater LLC and Jewish Community Center of Somerset, Hunterdon & Warren	Block 477, Lots 45 & 46 (821 & 831 Route 202-206)	D(1), D(4), D(5) variances; age-restricted townhomes with affordable units	Resolutions adopted Jan. 13, 2026: “JCC Decision – Approval (Use [D1] Variance Only)” (ayes Weideli, Amin, Fresco, Gayeski; Kulak and Vescio abstained) and “821 Bridgewater – Denial” (ayes Weideli, Fresco; Kulak, Amin, Vescio and Gayeski abstained)
Zoning	25-008-ZB, John Kwisnek, Jr.	Block 627, Lot 30 (1065 Carteret Road)	Bulk variances for a home addition	Approved 7-0, Dec. 9, 2025
Zoning	25-024-ZB, Solar Landscape LLC	Block 303, Lot 8.04 (22 Van Veghten Drive)	D(1) use variance and site plan for rooftop community solar: 921 modules, about 572,000 kilowatt-hours a year, about 69 homes	Approved with conditions 7-0, April 14, 2026 (ayes Kulak, Weideli, Amin, Fresco, Franco, Gayeski, Henderson-Rose)
Zoning	23-009-ZB, Chimney Rock Self Storage, LLC	Block 800, Lot 9 (1661 Route 22)	Extension of prior approval	Initial hearing listed on the June 9 agenda; June 23 agenda lists the resolution: “Approved with conditions”
Zoning	25-016-ZB, Garden Oaks Specialties Co., Inc.	Block 821, Lot 16 (1921 Route 22 West)	Preliminary and final major site plan, D and bulk variances (sheds, gazebos and lawn furniture, sold there since the early 1970s)	First heard May 12; June 23 agenda lists the resolution: “Approved with conditions”; listed again Aug. 25. The May 12 minutes say it was carried to July 28, while the June 9 agenda lists its second hearing that night
Zoning	24-013-ZB, Shalaby	233 Shepherd Avenue	One-year extension of a 2024 approval	Approved 7-0, July 14, 2026, on condition that outstanding zoning violations are resolved before building permits
Zoning	26-012-ZB, Solar Landscape (Promenade)	Block 349, Lot 5 (100-145 Promenade Boulevard)	Site plan with use and bulk variances	Initial hearing Aug. 25; resolution adopted Sept. 8, 2026
Planning	25-025-PB, PSE&G	Block 347, Lot 1.01 (5 Polhemus Lane)	Major site plan and three bulk variances for a substation rebuild above flood levels	Approved 6-0, May 5, 2026 (Bongiorno, Magura, Wang, Banga, Choudhury, Vescio); memorialized June 16
Planning	25-012-PB, Wine Outlet Bridgewater LLC	155 Promenade Boulevard, Suite A-08	Sign variance	Approved April 7; memorialized May 19, 2026
Planning	25-019-PB, Whitney Drive Urban Renewal LLC	Block 511, Lot 3 (Whitney Court East)	Site plan with D and bulk variances (an affordable-housing site; see the housing plan)	Approved April 7; memorialized May 19, 2026
Planning	25-021-PB, 1200 Route 22 Land Investors LLC	Block 221 (1210 and 1220 Route 22)	Preliminary major subdivision (see the Greymark page)	Approved March 17; memorialized 6-0, April 21, 2026
Planning	26-011-PB, Pilot Fiber	—	Courtesy review	Heard May 5; memorialized June 16, 2026

The Planning Board’s agendas also list for hearing NJ American Water (100 Polhemus Lane) and Rann Moshea (59 Cornell Boulevard) on June 2, Viscofan USA (141 Southside Avenue) and Mark Muller on July 7, and Vincent Tropeano (15 Campbell Court) on July 21; LocalWhy has not yet reviewed those meetings’ minutes.

A date in one notice. The Cabel notice gives a resolution adoption date of Sept. 23, 2026; the Zoning Board’s meeting that week was on Sept. 22.

Applications reported in the news

Board	Applicant / site	What was sought	What was reported
Planning	Stavola (Arcosa), Bound Brook quarry, Route 22 and Chimney Rock Road	Update on reclamation	The Board asked for updated documentation of 40 years of work; the engineer said the 1986 reclamation plan is a written narrative (TAPinto, Oct. 20, 2025)
Planning	The Clubhouse of Somerset County, 1213 Route 22 (former Safavieh store)	Reuse as indoor golf suites, restaurant and bar; most of the parking and building is in a DEP flood hazard area	Approved unanimously (TAPinto, Nov. 4, 2025)
Zoning	Shimon and Sara Birnbaum Jewish Community Center and a senior community next door; TAPinto gives the site as Talamini Road, the Board’s records as 821 & 831 Route 202-206	JCC variance; for the senior community, D(1), D(5) density (64 units, 13 affordable) and D(4) floor area (42% where 15% is allowed) variances	JCC variance granted; the senior community received 4 yes votes (Amin, Gayeski, Bongiorno, Chairman Foose) and 3 no (Fresco, Sweeney, Weideli), short of the five needed (TAPinto, Dec. 2, 2025). Councilman Kirsh told the Council on Dec. 3, 2025 that the Board decided on Nov. 25. The Board’s memorializing votes of Jan. 13, 2026 are in the table above
Zoning	Café Emilia Inc. (App. #25-001-ZB), Block 163.02, Lots 9 and 17 (705 Route 202 North and 49 Charlotte Drive)	Site plan, bulk, D(1) and D(4) variances for an expansion onto the next lot: about 10,337 square feet, “reduced from the original proposed of 16,749,” with 50 restaurant, 100 banquet and 30 rooftop seats (Dec. 9, 2025 transcript)	Heard Dec. 9, 2025 (three residents of Charlotte Drive asked questions) and Feb. 24, 2026 (third hearing; 11 public questioners; its engineer, Robert Moschello, counted ten variances and six design waivers), then continued to May 26. The Board did not meet May 26; its notice moved the hearing to Aug. 11, and the Aug. 11 agenda says it “will NOT proceed on 8/11/26 and will be adjourned to a date certain”
Zoning	Nan Realty Holdings (App. #25-022-ZB), Block 165, Lot 2, 360 Milltown Road (C-3 zone)	Use variance for an 85,140-square-foot, four-story climate-controlled self-storage building. The March 24, 2026 transcript puts it on a 2.11-acre portion of a parcel of about 6.4 acres, beside an existing R&D building that stays; TAPinto gave “a 187,098-square-foot lot”	First heard March 24, 2026 (one resident, Timothy Teeling, asked about the one-lane underpass); second hearing June 9 and third Aug. 11 by the agendas. TAPinto (Aug. 17, 2026): the architect said up to 630 units, up from 289 discussed June 9; continued to Nov. 10, 2026

At the senior-community vote, TAPinto reported, Andrew Fresco said the project was “too big” and could work with the 12 units allowed without a variance; Donald Sweeney cited the number of units and trees to be cut; Chairman Jeffrey Foose said he favored it because a later site-plan hearing could address buffering.

Council actions that follow board approvals

Date	Action	Vote
Nov. 6, 2025	Renewal of Stavola’s 2026 license to mine the Bound Brook quarry, Block 711, Lots 3, 4 and 6 (#25-11-06-266); Stavola’s vice president said “There’s no mining beyond the limits previously approved,” TAPinto reported	4-0 (Pedroso absent), per the minutes and TAPinto (Nov. 14, 2025)
May 18, 2026	Developer’s agreement with M&M at Route 206, LLC for a Planning Board-approved manufacturing facility at 721 Route 202-206 (Block 476, Lot 22). Administrator Pappas said a retention structure was reduced to meet DEP requirements; Mayor Moench said no tenants had been identified	4-0, Isla absent
June 4, 2026	Developer’s agreement with Bridgewater Realty II, LLC for a Zoning Board-approved Starbucks at 1288 and 1298 Route 22 (Block 222, Lot 6.01). Planner Sarmad said the approved plan closes the direct Route 22 access, with access from Morgan Lane	5-0
Sept. 17, 2026	Place-to-place transfer of a plenary retail consumption liquor license to 1213 Route 22 for The Clubhouse of Somerset County, LLC; Councilman Kirsh noted the Planning Board had reviewed the venue	5-0, consent agenda

Councilman Ring said on May 18 that a developer’s agreement does not alter earlier approvals but gives the township more authority to enforce their terms.

Zoning updates

Ordinance 26-14, “an omnibus ordinance amending Chapter 94-2, ‘Fees’, amending various sections of Chapter 126 entitled ‘Land Use’, and adding a new Chapter 152 for lighting in residential areas,” was introduced Aug. 6, 2026, 4-0, after the Council removed its data-center section (Section 10), and adopted Aug. 20, 2026, 4-0 (Bucko, Kirsh, Ring and Geiger aye; Isla absent). No one spoke at the hearing. As the minutes and TAPinto (Aug. 27, 2026) describe it, it:

• changes the fee schedule, including $150 fees for zoning confirmation letters and non-residential change-of-use permits;
• adds provisions on cooperative sober living residences and on detention facilities;
• adds Chapter 152 on light nuisance in residential areas;
• lets a home destroyed by fire or natural disaster be rebuilt within the same or a smaller footprint (Section 12, which Council President Geiger credited to Councilman Ring).

Mayor Moench said on Aug. 6 that the ordinance carries out recommendations of the Master Plan. The Planning Board’s Aug. 18, 2026 agenda lists a master plan consistency review of it; LocalWhy has not yet reviewed that meeting’s minutes. TAPinto reported that the Planning Board adopted a comprehensive master plan in September 2025; the Board’s Oct. 7, 2025 minutes record a resolution “Memorializing the adoption of the Master Plan,” 8-0, after a Sept. 30, 2025 hearing on the plan dated Sept. 18, 2025. The township’s 2025 housing ordinances cite a “2025 Master Plan Re-examination Report.” LocalWhy has not yet reviewed the master plan documents themselves.

Master Plan Reexamination Report, 2026. On Oct. 27, 2026 the Planning Board adopted a Master Plan Reexamination Report dated Oct. 16, 2026, under N.J.S.A. 40:55D-28, and memorialized it the same night, according to its Oct. 28 notice. The report can be inspected in the Planning Department. TAPinto reported that it addresses data centers; see the Greymark page.

What is not known

• The boards’ minutes for their meetings after Sept. 8 (Zoning) and June 16 (Planning), 2026, and the memorializing resolutions with their conditions.
• The outcomes of the Café Emilia and 360 Milltown Road applications.
• The texts of the 2025 and 2026 master plan documents.

What residents can do

• Attend hearings. The Planning Board meets the first and third Tuesdays and the Zoning Board the second and fourth Tuesdays, at 7 p.m. at 100 Commons Way; the Planning Board’s next meeting is Nov. 17, 2026. The public may question witnesses and comment on each application.
• Read notices. Hearing and decision notices are on the township’s legal notices page.
• Read the files. Application materials can be inspected at the Office of the Land Use Administrator, and memorializing resolutions in the Planning Department, both at 100 Commons Way.