Planning Board — March 3, 2026

Present

Chairman Vescio, Vice Chair Sikora, Councilwoman Isla, Michael Pappas, Bruce Bongiorno, Sonja Chartowich, James Magura, Henry Wang, Inderpreet Banga and Niren Choudhury. Mayor Moench and William Atkins were absent. Also present: Board Attorney Mark Peck, Board Planner Katherine Sarmad, Board Engineer William Burr and Board Traffic Engineer Maurice Raschad (as these minutes spell it). No member of the public spoke at the opening public portion.

Resolutions and reviews

• Settlement agreement (SOM-L-0060-25): the resolution memorializing the February 17 action on the Somerset Corporate Center settlement was adopted, 10-0 (ayes Sikora, Pappas, Magura, Choudhury, Chartowich, Banga, Bongiorno, Isla, Wang, Vescio), on a motion by Ms. Sikora, seconded by Mr. Choudhury. See redevelopment areas.

• Master plan consistency review of Ordinances #26-01 to #26-04, the affordable housing ordinances the Council introduced on February 19, 2026. Planner Sarmad explained them in relation to the amended Fair Housing Act and state requirements:

  • #26-01, an affordable housing ordinance and development fee ordinance;
  • #26-02, amending the RMDU-26 multi-family zone for Block 400, Lot 7.06, 520 Route 22 East;
  • #26-03, a new AH-2 Affordable Housing Zone for Block 711, Lot 7, 1400 Frontier Road;
  • #26-04, a new AH-1 Affordable Housing Zone for Block 170, Lot 4.02, 250 Route 28.

  On a motion by Mr. Pappas, seconded by Mr. Bongiorno, the Board adopted a resolution the minutes describe as “Memorializing the adoption of the Master Plan,” 10-0 (the same ten members). The minutes do not state the Board’s finding in other words. The Council adopted the four ordinances on March 5. See Fourth Round housing.

Wheatsworth Properties Urban Renewal, LLC (25-026-PB): second hearing

Block 406, Lot 2.01, Cornell Blvd. and Routes 202/206. After a recess (8:23 to 8:40 p.m.), the hearing continued; the minutes refer to the attached transcript. See Cornell Boulevard housing.

Michael Fisher, the applicant’s engineer, testified:

• The property is “approximately 1.55 acres,” mostly wooded, with no steep slopes, wetlands, floodways or floodplains. A paved area of the neighboring Time to Eat Diner encroaches about 6 feet over the line for about 50 feet; he said there is no parking in it.
• Lot 2.02: a two-story building of four two-bedroom units, 26.7 feet tall where 35 feet is allowed; 9 parking spaces where 8 are required. Lot 2.03: a three-story building of three one-bedroom, six two-bedroom and two three-bedroom units, 31.4 feet tall where 38 feet is allowed; 22 spaces, with electric-vehicle make-ready spaces.
• Access: a shared driveway from Cornell Boulevard. He said highway access had been considered but residential access off a residential street was better suited. Cornell Boulevard has a 100-foot right-of-way with the municipal line down its center. An NJDOT application for the subdivision had been filed with no response yet. Fire-truck and garbage-truck turning exhibits showed maneuvering on site.
• Utilities and stormwater: a pump station for each building with a force main in Cornell Boulevard; two bioretention basins designed for the 100-year storm, which he said would not increase runoff.
• Trees: 93 of 112 trees on site removed; waivers for foundation plantings and for a shortfall in replacement trees (33 provided where 39 are required), with a payment in lieu.

Board and professionals: Engineer Burr asked for an operation and maintenance manual for the basins recorded on the deed with annual certification, more soil testing, and formal submission of the turning plans. Vice Chair Sikora asked for a fix for runoff toward the neighboring lots and suggested access from the highway frontage with a walkway to Cornell Boulevard. Mr. Pappas asked that no one park in the encroachment area and for more accessible spaces. Mr. Galvin objected that an exhibit understated the diner’s parking in the corner. Other members asked about highway access, tree removal, electric-vehicle charging, soils, the basins and maintenance.

No member of the public questioned the witness. The hearing was carried to a special meeting on March 31, 2026 without further notice; there was no vote on the application.

The meeting adjourned at 9:58 p.m. The minutes were adopted September 1, 2026.

Records

• Minutes with hearing transcript (township document page)
• Agenda (township document page)
• Video on the township’s YouTube channel (2:56:40). This page follows the Board’s minutes and the attached transcript.