Planning Board — March 31, 2026 (special meeting)

Present

Chairman Vescio, Vice Chair Sikora, Michael Pappas, Bruce Bongiorno, James Magura, Henry Wang and Niren Choudhury. Mayor Moench, Councilwoman Isla, Sonja Chartowich, Inderpreet Banga and William Atkins were absent. Also present: Board Attorney Mark Peck, Board Planner Katherine Sarmad, Board Engineer William Burr and Board Traffic Engineer Maurice Rached.

At the opening public portion, Joan Geiger, 154 Hillside Avenue, asked Mr. Pappas about notice of applications; he explained that public notice is sent by certified mail to the clerks of surrounding municipalities. No minutes were approved and no resolutions adopted.

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

Block 406, Lot 2.01, Cornell Blvd. and Routes 202/206. The minutes refer to the attached transcript. See Cornell Boulevard housing.

• Access: Attorney Jason Hyndman said that after Board member Sikora’s suggestion the applicant had started looking into alternate site access on Routes 202/206, “a very complicated matter with DOT” that would take time; the building footprints and floor plans would not change, but placement might. Engineer Michael Fisher would return once the applicant knew whether that access was viable. Traffic Engineer Rached left, as no traffic testimony was planned.
• Architect Yogesh Mistry testified: the four-unit building is two stories, four two-bedroom units, 29 feet 2 inches tall where 35 feet is allowed, with no elevator; its ground-floor units are ADA compliant and the upper units “ADA adaptable.” The 11-unit building is three stories with the third in the roofline, 34 feet 2 inches tall where 38 feet is allowed, fully sprinklered, with one efficiency, two one-bedroom, six two-bedroom and two three-bedroom units. Both are clad in Hardie siding and shakes, with a natural-gas generator for each building.
• Luciano Bruni, for the applicant, said the 11-unit building is all-electric to meet net-zero-carbon funding criteria and gave utility estimates; entry is by intercom and key. Mr. Hyndman said grills and e-bikes are prohibited and that the veterans’ building is independent living with no staff.
• Planner Sarmad said the units meet the new minimum bedroom sizes and that the AH-3 ordinance’s “compatible architecture” clause, which she helped draft, concerns the two buildings matching each other. The waivers discussed were for the shared driveway’s setback, a shortfall of 6 replacement trees (33 provided where 39 are required, with a payment in lieu), and foundation plantings. Engineer Burr discussed shutters, lighting, trash and sump-pump discharge.
• Cross-examination: Mr. Simon, for the resident objectors, asked about the architect’s site visit, reuse of designs from other projects, compliance with the AH-3 ordinance and Section 126-159, the lack of a neighborhood study, and amenities; he said there is pending litigation over the underlying ordinance. Mr. Galvin, for Somerville, asked about the sprinkler system and said the borough wants access from Route 202/206 rather than Cornell Boulevard and, if the applicant agreed, would have “no reason for us to be here.” Mr. Choudhury said a highway access would raise its own safety questions.

Public questions (five people): John Manilio, 255 West Summit Street, Somerville (sump pumps, rear doors and patios, generator size, noise and testing, storage, e-bikes); Robert Gumulak, 115 Prospect, Somerville (a gas odor near a former gas station, creek drainage, ramps, fire alarms); Jim Hand, 6 Arlyne Drive, Somerville (the entry app and its privacy terms); James Wohlmacher, 19 Wertsville Road, Hillsborough (HVAC condensers, egress doors); and Maria Denoda, 322 West Summit Street, Somerville (an office or services at the veterans’ building).

The hearing was carried to April 21, 2026, at the same time and place without further notice; there was no vote on the application. The meeting adjourned at 9:14 p.m. The minutes were adopted October 6, 2026.

Records

• Minutes with hearing transcript (township document page)
• Agenda (township document page)
• Notice of special meeting (township notice)
• Video on the township’s YouTube channel (2:13:21). This page follows the Board’s minutes and the attached transcript.