Document library

What to look for

The parcels are 107 Stirling Road, Block 114, Lot 28, about 8.48 acres; and 101 Stirling Road, Block 114, Lot 29, about 1.09 acres. The parties are Nouvelle, LLC as developer and Pillar Care Continuum, Inc. as operator. The unit floor is “a minimum of thirty-two (32) affordable housing units.” What the MOU covers includes development plans, exploration of funding sources, and negotiation of a future Development and Affordable Housing Agreement. What it does not state: no dollar amount, unit mix, funding source, schedule, zoning district, or affordability-control period appears in the resolution.

The vote was 5–0 at the August 20, 2026 Township Committee meeting.

What to look for

• Pages 1–4, fees. 1.5 percent of equalized assessed value on residential development; 6 percent on units from a density bonus or a post-March 9, 2010 rezoning above the prior base density; 2.5 percent on non-residential construction. The single-family expansion tiers start at $25,000 of added value.
• Page 3, exemptions. Inclusionary and 100 percent affordable developments, off-site construction, payments in lieu and fire or disaster reconstruction.
• Pages 6–9, trust fund. Interest-bearing account, no more than 20 percent for administration, annual monitoring report due February 15.
• Page 23, set-aside. Five or more units at six units per acre or more: 20 percent for projects of 10 units or fewer, 25 percent otherwise.
• Pages 21–36, controls. 13 percent very-low-income in rentals; 40 years for rental and 30 years for ownership affordability, 45 years for 9 percent LIHTC projects; marketing to Hunterdon, Middlesex and Somerset counties.

What to look for

The amended Housing Element and Fair Share Plan is on the agenda for a public hearing. Action is expected at the end of the hearing.

Six ordinances are listed for Master Plan consistency review. These are AH-4, AH-9, AH-10, AH-11, AH-12, and the development-fee ordinance.

The Story Book Homes resolution (PB 25-02) is the only application resolution listed.

What to look for

The plan adoption roll call listed eight yes votes. Three members were absent. The planner’s figures include 262 credits, about 150 new affordable units, and about 500 total new units. Public comment from Bill Gilbert and Mildred Waale is summarized by speaker. The Story Book Homes vote had four yes votes. No votes against were recorded.

What to look for

Pages 43–44, Table G, present the credit table for the plan. The bottom line reads 197 set-aside credits, 65 bonus credits, and 262 total credits. The listed set-aside lines add up to 219. The listed row totals add up to 307. The table is shown exactly as it was printed.

Page 40, Wagner Farm, details 32 special-needs beds in the AH-3 zone. This site offers 10 credits toward the Third Round and 22 credits toward the Fourth Round. Site-plan approval was on November 22, 2021. The court remanded this on September 19, 2025. The Board acted on the remand on October 27, 2025.

Page 41, Stirling Road, identifies Block 114, Lots 28 and 29. These are Township-owned properties. They serve as the fallback site for the Wagner Farm project. They could also be a potential location for 25 additional supportive-needs units.

Pages 45 and following discuss site capacities. This includes the Firewood/Silbert site’s “up to 17 affordable rental units.”

What to look for

Page 1 shows the obligation: 10 present-need and 262 prospective-need units from the April 23, 2025 order, and the date the Township filed its declaratory judgment action. Pages 2–3 detail the procedural history: the challenged plan, the settlement conferences, the mediation agreement of December 21, 2025, and the Program’s recommendation of January 29, 2026. Pages 5–6 cover the approval, the dismissal of Avalon Bay Communities’ challenge, and the schedule for implementing ordinances. Page 5, footnote 2, states the March 16, 2026 deadline for the ordinances.

What to see

• The prohibition. §16-5.25(a)(7) adds “All Data Centers and any and all uses related to the same” to the uses prohibited in all zones.
• The definition. §16-4.2 covers a facility “used primarily for the storage, management, and processing of digital or electronic data” and says it “is not a warehouse.” The ordinance’s OCR text gives the power-density threshold as “2 to 4W (OCR) or more per acre.”
• The GI district. §16-17.2 removes data centers from the General Industrial permitted uses, leaving “Data Centers. Reserved.”
• The standards. §16-23.14 requires a 200-foot (OCR) separation from sensitive receptors, a 300-foot (OCR) setback, INCE-certified sound studies, noise barriers, renewable or clean energy, heat-waste recovery, an impact analysis and a decommissioning bond. Substations and generation switching are separate principal uses and may not be on the same tract.
• Procedure. §§7–14 direct referral to the Planning Board for a report within 35 days (OCR), notice to adjoining municipalities within 200 feet (OCR) and the County Planning Board, notice to GI property owners, and publication. The ordinance takes effect on adoption, passage and publication.

What to look for

Under the resolution heading, BA 26-05 is listed for David Goodman at 25 Nottingham Way, Block 50 Lot 14. This seeks variances for building coverage and total impervious coverage. The August 3 and October 5, 2026 minutes are listed for approval. There are no communications listed. A period for privilege-of-the-floor statements on non-agenda items is scheduled before the resolutions. The next meeting is listed as December 9, 2026. The agenda does not state a starting time and lists no hearing items.

What to look for

PB 26-02 for Toll NJ I, LLC, at 234 Mountain Avenue, Block 82 Lot 12.02, is listed as a hearing for a preliminary and final major site plan and minor subdivision. This is the third hearing date listed, following September 23 and October 14, 2026. A courtesy review of a washdown building for Warrenbrook Golf Course is also listed, with no further description. The April 22, 2026 minutes are listed for approval. Reports are included from attorney Steve Warner, planner Katherine Sarmad, engineer Christian Kastrud, and Clerk Lisa Sammartino. The next meeting is scheduled for November 25, 2026, at 7:30 p.m. The agenda’s sections for resolutions and correspondence are blank.

What to look for

Under resolutions, the Planning Board (PB) 25-06 is listed. This involves the Jewish Community Foundation of Greater Metrowest, NJ, for Block 95 Lots 2 and 25 on Old Stirling Road. It is a preliminary major subdivision. Under hearings, PB 26-02 is listed. This is for Toll NJ I, LLC, at 234 Mountain Avenue, Block 82, Lot 12.02. It is a preliminary and final major site plan and minor subdivision. Correspondence includes the Board of Adjustment Annual Report for 2025. No minutes are listed for approval. The next meeting is scheduled for October 28, 2026, at 7:30 p.m.

What to look for

BA 26-04, H & G Innovations, LLC, at 11 Old Stirling Road, Block 88, Lot 13, requests variances for lot frontage, front yard setback, and side yard setback. These are for an addition to an existing home. These are listed under resolutions. BA 26-05, David Goodman, at 25 Nottingham Way, Block 50, Lot 14, requests variances for building coverage and total impervious coverage. This is listed as a hearing. The board’s 2025 annual report is listed before the resolutions. Notice was posted, sent to the Echoes Sentinel, and filed with the Municipal Clerk on January 13, 2026. The next meeting is scheduled for November 2, 2026.

What to look for

The only hearing listed is PB 26-02, Toll NJ I, LLC, at 234 Mountain Avenue, Block 82, Lot 12.02. This is for a preliminary and final major site plan and minor subdivision. No minutes for approval or resolutions are listed. The notice statement says notice was sent to the Courier News and published February 19, 2026. The next meeting is scheduled for October 14, 2026, at 7:30 p.m. The roll call lists Mayor Fine, or Mario Serra, Deputy Mayor Kian, Mr. Scuderi, Mr. Lindner, Mr. Esposito, Mr. Lippitt, Mr. Puglisi, Mr. DiBianca, Mr. DiGrande, Mr. Argiro, and Mr. Ganta.

What to look for

The report states that the plan is “generally in conformance with the bulk requirements for the AH-9 Zone”. The report confirms that the 55 affordable units meet the required set-aside. This is described as 31 percent of the total units, but not less than 55 units. Open items include a tree-removal plan that does not identify individual trees. Other open items are electric-vehicle compliance beyond the 105 surface spaces, whether the 35.5-acre dedication is part of this application, and the numbering of building types. The report lists 366 garage or driveway parking spaces. The applicant’s traffic study gives 365 spaces. “Our office has no objection to the Board acting on this application.”

What to look for

PB 25-05F, Flamingo Builders LLC, at 69, 71 and 73 Old Stirling Road: final major subdivision, listed as a resolution. PB 26-02, 84 Liberty Corner Road, LLC, Block 24 Lot 7.04: preliminary and final major subdivision, listed as a resolution. The August 12 agenda had listed a denial. PB 25-06 is listed for hearing again. It was rescheduled to July 22 and carried to August 26. Minutes for approval are for the March 25, 2025 executive session and the March 25, 2026 meeting. Executive session: Vetter v. Warren Planning Board and BCUW, Docket # SOM-L-77-22.

What to look for

PB 24-06, Patricia Periera Martins, at 209 Mountain View Road, Block 37 Lot 6.01: minor subdivision, listed as approved under heading “Whispering Woods Hearing.” PB 26-02, 84 Liberty Corner Road, LLC, Block 24 Lot 7.04: preliminary and final major subdivision, listed as denied. PB 24-03, H2C, Inc., 66–68 Liberty Corner Road, Block 24 Lots 2 and 3: preliminary and final major subdivision, listed as an extension. PB 25-05F, Flamingo Builders LLC, 69, 71 and 73 Old Stirling Road: final major subdivision, listed for a hearing. No minutes for approval are listed. The next meeting is August 26, 2026.

What to look for

BA 26-03, Dainty Den, LLC, at 20 Mount Bethel Road, Block 89, Lot 1.01, is listed for a resolution. This is for a use variance for an event space. BA 26-02, Interventional Pain Management & Ortho-Spine Medical Center, at 266 King George Road, Block 82, Lot 7.01, seeks a variance for an internally lit sign. This sign would replace a previously approved ground-lit sign. BA 26-04, H & G Innovations, LLC, at 11 Old Stirling Road, Block 88, Lot 13, seeks variances for frontage, front yard, and side yard setbacks for an addition. There is no September meeting because of Labor Day. The next meeting is October 5, 2026. The July 6, 2026 minutes are listed for approval.

What to look for

• PB 25-06, Jewish Community Foundation of Greater Metrowest, NJ, Block 95 Lots 2 and 25, Old Stirling Road, preliminary major subdivision, is the only hearing listed.
• The parenthetical says the case was carried from April 22, 2026 to June 24, 2026 and rescheduled to July 22, 2026.
• Mario Serra is marked excused; the rest of the roll call is listed without an excusal.
• No resolutions and no minutes for approval are listed.
• The next meeting is listed as August 12, 2026 at 7:30 p.m.

What to look for

• PB 26-02, 84 Liberty Corner Road, LLC, Block 24 Lot 7.04, is listed for a preliminary and final major subdivision hearing, carried from May 27, 2026.
• The agenda lists the February 11 and February 25, 2026 minutes for approval.
• No resolutions are listed.
• The next meeting is listed as July 22, 2026 at 7:30 p.m.

What to look for

• BA 25-10, Westfield Hall, at 10 and 11 Technology Drive, is listed for a resolution regarding a minor subdivision. This is on an undersized lot that does not meet all conditional use conditions.
• BA 26-03, Dainty Den, at 20 Mount Bethel Road, is listed for a use variance for an event space.
• BA 26-02, Interventional Pain Management & Ortho-Spine Medical Center, at 266 King George Road, seeks a variance for an internally lit sign. This sign would replace an approved ground-lit sign.
• The minutes from March 2, May 4, and June 1 are listed for approval. The next meeting is August 3, 2026.

What to look for

• BA 25-10, Westfield Hall: Mr. Otto made the motion. Mr. Galbraith seconded it. Six members voted in favor, and none voted against.
• BA 26-03, Dainty Den: Nine members voted in favor, and none voted against. A temporary certificate of occupancy is allowed before the resolution is memorialized.
• BA 26-02, 266 King George Road: Nine members voted in favor, and none voted against. A night-light test will be coordinated with the Township Engineer.
• Minutes: The minutes from March 2, May 4, and June 1 were approved. Mr. Otto voted in favor of the March 2 minutes only.
• The meeting adjourned at 7:41 p.m. The next meeting is August 3, 2026.

What to look for

• The application form names Toll NJ I, L.L.C. as the applicant. It names 217, LLC as the owner. Bohler is listed as the engineer. Craig M. Gianetti of Day Pitney is listed as the attorney.
• The request is for preliminary and final major site plan approval. It also requests a minor subdivision. This is for Block 82, Lot 12.02, about 60.87 acres, in the AH-9 district.
• The unit schedule lists 174 units. Of these, 119 are market-rate and 55 are affordable. The affordable units include 10 one-bedroom, 31 two-bedroom, and 14 three-bedroom units.
• The waiver letter dated June 24, 2026, asks for a county planning board receipt to follow. It also asks for steep-slope shading relief and two final-site-plan items. This is because preliminary and final approval are sought together.

What to look for

• PB 24-04, Bristol Myers Squibb, at 7 Powder Horn Drive, is listed for a minor site plan extension of time.
• Martins v. Warren Planning Board, Docket No. SOM-L-1117-25, appears twice. One is for an executive session with a settlement resolution. The other is for a Whispering Woods hearing.
• The Environmental Resource Inventory is listed for presentation. A representative of the Warren Environmental Commission will present it.
• No minutes are listed for approval. The next meeting is July 8, 2026.

What to look for

• The study estimates a maximum of 85 new peak-hour trips. This is 84 in the morning and 85 in the evening. This is below the New Jersey Department of Transportation threshold of 100 new trips.
• Counts were taken on Tuesday, September 16, 2025. The counts were at Mountain Avenue and King George Road, and at Mountain Avenue and Dahlia Drive.
• Existing peak-hour movements operate at Level of Service D or better. The study projects D or better with the project. It projects B or better at the site driveway.
• The analysis includes traffic from the recently approved Chase Partners site. It also includes traffic from a special needs housing development in its future volumes.

What to see

Planning Board item 25-08, Parkside Villas, at 30 Mountain Boulevard, is listed under resolutions for an amended preliminary and final major site plan. It is not listed as a hearing. Planning Board item 25-04, Fabio Coelho, at 20 Valley View Road, is listed under resolutions. It is for a minor subdivision with a lot width variance. Ordinance 26-19 is listed for Master Plan consistency review. A resolution finds it consistent. The agenda shows no minutes for approval. The next meeting is scheduled for June 24, 2026.

What to see

Board of Adjustment item BA 25-25-09, Lion’s Den Realty, is listed as a “Corrected” resolution for 5 Powder Horn Drive. This is the same case approved May 4, 2026. The Villani resolution appears as a separate board item. It has no case number. Board of Adjustment item BA 26-03, Dainty Den, LLC, is listed for 20 Mount Bethel Road, Block 89, Lot 1.01. It is for a use variance. The minutes record no hearing because notice was inadequate. No minutes for approval are listed on the agenda. The next meeting is scheduled for July 6, 2026.

What to see

There were two votes of 6–0. Each vote named Mr. Galbraith, Mr. Rica, Mr. Volante, Mr. Cooper, Mr. Calvo, and Mr. Mulkins in favor. No votes were against. No minutes were approved at this meeting. Board of Adjustment item BA 26-03, Dainty Den at 20 Mount Bethel Road, was not heard. The minutes cite inadequate notice. The item is carried to July 6, 2026, without further notice. Mr. Huber and Mr. Otto are marked excused. The meeting occurred from 7:00 p.m. to 7:08 p.m.

What to look for

Planning Board item 25-06 is listed to be carried to a future date. The parenthetical reads “carried from April 22, 2025.” The prior hearing was April 22, 2026. Planning Board item 26-02 is listed for 84 Liberty Corner Road, LLC. It is for Block 24, Lot 7.04. It is a preliminary and final major subdivision. Mr. Lindner is marked excused. Mayor Fine is listed “or Mario Serra” as his designee. No resolutions are listed for approval. No minutes are listed for approval. The next meeting is scheduled for June 10, 2026, at 7:30 p.m.

What to look for

The Planning Board will hold a hearing for PB 25-08, Parkside Villas, on an amended preliminary and final major site plan. This hearing was carried from April 22. PB 25-04, Fabio Coelho, at 20 Valley View Road, is listed for a minor subdivision with a lot width variance. PB 26-02 is listed for 84 Liberty Corner Road, LLC, Block 24 Lot 7.04, as a preliminary and final major subdivision. No resolutions and no minutes for approval are listed. The next meeting is scheduled for May 27, 2026, at 7:30 p.m.

What to look for

• Two resolutions are listed: BA 25-25-09 Lion’s Den Realty, a preliminary and final site plan with a floor-area-ratio variance, and BA 26-01 Myrtlewood, a new home on an undersize lot.
• BA 25-10, Westfield Hall, is listed with the description “Minor Subdivision, 2 Principal Uses on 1 lot”; the minutes describe the relief as lot size and impervious coverage variances.
• No minutes for approval are listed on the agenda.
• The next meeting is listed as June 1, 2026.

What to look for

The conditions for Westfield Hall include drainage cross-easements, a letter of interpretation for a future site plan, no clearing before site plan approval, and removal of a proposed building from the revised plans. Lot 13.01’s size changed from 11.1 to about 4.38 acres, and Lot 12.02’s size changed from 12.6 to about 19.4 acres; no new lot was created. The proposed coverage on Lot 13.01 is 64 percent, which is against the 50 percent conditional-use maximum and 60 percent in the GI Zone. Storage sheds on Lot 12.02 were discussed, and the board required them to be shown on the plans. Mr. Villani’s retirement from the board was announced at the start of the meeting.

What to look for

PB 23-04 is listed as an extension of time for a minor subdivision at Block 65 Lot 9, 74 Morning Glory Road.

PB 25-06 is a preliminary major subdivision hearing for Block 95 Lots 2 and 25 on Old Stirling Road.

PB 25-08, Parkside Villas, is an amended preliminary and final major site plan hearing. The minutes state it will be carried to May 13.

The agenda shows no resolutions other than PB 23-04 and no minutes for approval.

The next meeting is May 13, 2026, at 7:30 p.m.

What to look for

The PB 23-04 roll call shows nine members voted in favor, with Mr. Lindner named twice, and no members voted against it.

The applicant’s engineer stated there are 51 feet of frontage on Old Stirling Road. The township planner said there are 18 feet on an unimproved right of way, which is less than the 65-foot ordinance minimum.

Five residents from Helen Street commented during public comment. They raised concerns about storm runoff, wetlands mapping, frontage, and tree clearing.

The item was carried to May 27. The applicant agreed to send a letter extending the time to act.

PB 25-08 was carried to May 13 without further notice.

What to look for

• Two executive session matters are named: Martins v. Warren Planning Board, Docket # SOM-L-111-25, and Vetter v. Warren Planning Board and BCUW, Docket # SOM-L-77-22.
• Three resolutions are listed: PB 25-05 (Flamingo Builders LLC, 69, 71 and 73 Old Stirling Road, preliminary major subdivision), PB 25-01A (Federal Reserve Bank of New York, 15 and 45 Mountain View Road, amended preliminary and final major site plan) and PB 25-03 (CRC Communities at Warren Crest, LLC, Mount Bethel Road, minor subdivision extension).
• AH-6 ordinance consistency at 30 Mountain Boulevard is listed for Master Plan review.
• No minutes are listed for approval, and a board training workshop follows the public session.

What to look for

• Five members were excused, including Mayor Fine, leaving six voting members.
• PB 25-05 records three members as “ineligible,” so the vote is 3–0 rather than 6–0.
• The planner’s explanation of the AH-6 change describes removal of storage and office areas to add two affordable apartments and the need for a UHAC exemption.
• Executive session ran from 7:54 to 8:10 p.m. and is described as covering personnel and meeting dates.
• Citizens hearing records one speaker, Joe Farro, on storm damage and blocked inlets, and the engineer’s referral to the Department of Public Works.

What to look for

Two resolutions are on the agenda before the hearing. These are Old Glory Properties (BA 25-07) and Lion’s Den Realty (BA 25-25-09). The Myrtlewood case (BA26-01) is the only application listed on the agenda. The February 2 minutes are listed for review.

What to look for

The Old Glory roll call listed seven yes votes. Mr. Huber is not listed. The Lion’s Den resolution recorded a motion and second but no roll call. The Myrtlewood vote listed eight yes votes. The lot figures are 51,351 square feet before the right-of-way dedication and 49,145.6 square feet after it. One sentence in the minutes prints the first figure as “51, 50.”

What to look for

The Reexamination Report is on the agenda for a public hearing. It will be discussed and possibly adopted. A separate resolution will be used for adoption.

Two applications are listed next. These are PB 25-05 Flamingo Builders at 69–73 Old Stirling Road and PB 25-01A Federal Reserve Bank of New York.

Three administrative resolutions cover 2026 meeting dates. They also cover two planning contracts.

The executive session agenda includes personnel matters and meeting dates.

What to look for

• The Reexamination Report vote lists nine yes votes; Mr. DiGrande and Mr. Puglisi are not recorded in that roll call.
• The Flamingo vote is 7–2, with Deputy Mayor Kian and Mr. Lindner voting no.
• The Federal Reserve vote is 9–0; the hearing transcript is attached to the minutes file.
• David Green’s comment on the 262-unit figure and the planner’s answer are summarized in the minutes.

What to look for

• The Zheng Yuan extension (BA20-05) is listed as a resolution.
• The Lion’s Den case (BA 25-25-09) is the only agenda case scheduled to be heard.
• Vayda Realty (BA25-08) is marked “to be rescheduled.”
• The Old Glory resolution (BA 25-07) appears on the agenda but is not on the minutes’ action list.

What to look for

• The Zheng Yuan vote lists six yes votes and none against.
• The Lion’s Den vote lists seven yes votes and none against.
• The conditions include a stop sign, exterior lighting repairs, one party at a time and hours of 5 a.m. to 10 p.m.
• Mr. Huber is recorded arriving at 7:26 p.m.; he is not listed in the earlier minutes vote.

What to look for

The 2026 calendar lists ten Monday meetings at 7:00 p.m. There is no September meeting. Staff appointments for engineer, attorney, planner, and clerks are separate motions. BA 25-07, for Old Glory Properties at 51 Mount Bethel Road, is listed under resolutions. BA20-05, for Zheng Yuan Education USA, is listed as an agenda case application. It requests an extension. The reorganization meeting for 2027 is listed as January 11.

What to look for

Officer elections were voice votes (“all in favor”), not recorded with a roll call for each member. The Zheng Yuan extension received six yes votes and no votes against. The Old Glory resolution was noted as not ready, and no action was taken. The minutes from December 1 were approved with a 3–0 vote. Three members were listed as excused at the start.

What to look for

The officer fields are printed as blanks to be filled at the meeting. PB26-03A, regarding 2026 meeting dates, appears with other administrative resolutions. PB22-03 is listed under adoption of application resolutions. PB 25-02 is marked “possibly ready.” Carry requests cover PB 25-05, PB 25-04, and PB 25-06. The next meeting is listed as January 26, 2026, with the Master Plan and possible adoption.

What to look for

Officer votes were recorded 9–0, with every member named. PB26-03A, the resolution for meeting dates, is noted as “discussed later”, with no adoption recorded. The PB22-03 vote recorded two abstentions and seven yes votes. Carry requests explain which applications need re-notice and why. The Master Plan is scheduled for the January 26, 2026 meeting.

What to look for

Ordinance 25-20 is listed for a Master Plan consistency review, not a hearing on the ordinance itself. PB 25-02 is marked “carried from October 27, 2025.” PB 25-06 covers Block 95, lots 2 and 25 on Old Stirling Road. A discussion of the Master Plan follows the two applications. The agenda does not list a vote on adoption. The next meeting is the January 12, 2026 reorganization meeting at 7:30 p.m.

What to look for

• The chair pro tem vote is recorded 9–0 before the Jewish Community Foundation hearing, because Mr. Lippitt recused himself.
• PB 25-02 lists the conditions of approval, including a DEP General Permit 7 and drainage easements.
• The vote on PB 25-02 records seven yes votes; no votes from Mr. Esposito or Mr. Dealaman appear.
• PB 25-06 is carried to January 12, 2026 without further notice.
• Master Plan comments are summarized by speaker, including David Greene, Bill Gilbert and Ming Jou.

What to look for

A resolution was scheduled for BA 25-06. This is for preliminary and final site plan approval for Maddy Realty, LLC, at Block 212 Lot 0.01 on 50 Stirling Road. A hearing was scheduled for BA 25-07, Old Glory Properties, at Block 74 Lot 6 on 51 Mount Bethel Road. This seeks a variance for an apartment on the second floor. The minutes from September 15, 2025, were presented for approval.

The agenda shows what was scheduled. Outcomes are in the minutes.

What to look for

There were roll call votes for BA 25-06 and BA 25-07. BA 25-06 was adopted 7–0. BA 25-07 was approved 8–0, with Mr. Villani excused. These votes are on pages 1–4. Conditions for approval included no lead paint. The front door must look residential. Reports from the Construction Official and Fire Marshal must be followed. A tenant must have oversight responsibility. Alarm inspections are required when occupancy changes. The applicant testified that an apartment has existed since about 1985. The zone does not permit residential use. The board asked questions about lead paint and the attic.

Meeting summary: Board of Adjustment, December 1, 2025.

What to look for

There was an executive session regarding Patricia Pereira Martins vs. Township of Warren Planning Board. This case is in the Superior Court of New Jersey, Somerset County, with docket number SOM-L-0001117-25. Resolutions included PB24-05 for Dealaman Marital Trust et al. at Block 52 Lot 21.02 on Broadway Road, requesting an extension. Hearings were scheduled for PB 25-04, Fabio Coelho, at 20 Valley View Road. A hearing was also set for PB 25-05, Flamingo Builders LLC, at 69, 71, and 73 Old Stirling Road. The Master Plan was discussed. The next meeting is scheduled for December 8, 2025.

The agenda shows what was scheduled. Outcomes are in the minutes.

What to look for

• The Whispering Woods motion. Made after an executive session on docket SOM-L-0001117-25, carried 10–0 with Mr. Dealaman abstaining (page 1).
• The extension. PB24-05 Dealaman Marital Trust, approval extended to June 26, 2026, 9–0 (page 2).
• The carries. PB 25-04 Coelho and PB 25-05 Flamingo Builders both moved to January 12, 2026 (pages 5–6).
• The housing schedule. The planner’s statement that affordable housing ordinances are due by March 15, 2026.

Meeting summary: Planning Board, November 24, 2025.

What to look for

• The cancellation. The notice states that the Planning Board meeting scheduled for Monday, November 10, 2025 has been cancelled.
• The next date. November 24, 2025.
• Time and place. 7:30 p.m., Susie B. Boyce Meeting Room, 44 Mountain Boulevard, Warren, New Jersey.

The notice has no agenda items. It does not prove a hearing or vote took place on this date.

What to look for

• The cancellation. The notice states that the Board of Adjustment meeting scheduled for Monday, November 3, 2025 has been cancelled.
• The next date. Monday, December 1, 2025.
• Time and place. 7:00 p.m., Susie B. Boyce Meeting Room, 44 Mountain Boulevard, Warren, New Jersey.

The notice has no agenda items. It does not prove a hearing or vote took place on this date.

The adopted budget is the source for the appropriation total, the tax levy, and the fund balance. Its current fund balance sheet shows a surplus of $4,816,285.63 (OCR) on December 31, 2025. This compares to $4,674,865.07 (OCR) a year earlier. The statement of appropriations shows the reserve for uncollected taxes at $1,000,000.

Sheet UFB-10 lists Aaa from Moody’s with a 2025 rating year and AAA from S&P with a 2024 rating year, gross debt of $26,750,482.02 (OCR), deductions of $10,569,018.25 (OCR) and net debt of $16,181,463.77 (OCR), or 0.29% of the three-year average valuation. Sheet UFB-4 lists a 38% increase in state health benefit plan costs as a structural budget risk.

The packet provides the average-home table. It shows an average assessment of $1,021,852 and municipal taxes of $2,575. This compares to $969,669 and $2,511 for 2025. Its composition table lists the municipal, regional high school, local school, county, county library, county open space, and municipal open space rates. The summary page shows a $4,000,000 reserve for uncollected taxes. The adopted budget shows $1,000,000 for this reserve.

The presentation shows the total for 2026/27 is $56,126,677 (OCR). This is an increase of $2,095,686 (OCR), or 3.88%. The general fund is $51,502,743 (OCR), and the tax levy is $37,659,870 (OCR), up $1,429,978 (OCR) or 3.95%.

The budget calendar is listed: February 3 for the initial presentation, March 24 for the preliminary budget vote, March 27 for submission to the county office, April 20 as the last day for county approval, and April 28 for the public hearing.

This sheet separates the general fund levy from the debt service levy. The general fund levy was $20,223,450 in 2025 and $21,064,435 in 2026. The debt service levy was $1,746,615 in 2025 and $1,739,137 in 2026.

The total Warren levy is $22,803,572, an increase of $833,507. The district tax rate in Warren is $0.3470 per $100, down from $0.3597. District taxes on the average home are $3,546.27, up from $3,488.04.

What to look for

Figures below are transcribed from PDF OCR; page images were not independently checked.

• Denominators. Each question has its own response count. Q1 shows 464 responses and 498 total selections; later questions range from 272 to 465 responses. The plan summary reports “470” responses without explaining the difference.
• Q1, who answered. 96.77% (449) “I live in Warren Township”; 6.47% (30) work in Warren; 2.37% (11) own property but live elsewhere; 1.72% (8) other.
• Q8, what matters most (453 responses). Acquiring additional land for preservation 47.24% (214); expanded recreation programs and community events 15.01% (68); improvements to existing trails 9.71% (44); new trail connections 9.05% (41).
• Q10, limits on use (330 responses). Lack of restroom access 46.06% (152); unclear or missing trail markings 30.91% (102); not enough shade 26.97% (89); unsafe conditions 26.67% (88).
• Q12, athletic fields (465 responses). Top priority 5.16% (24); important 14.19% (66); moderately important 24.30% (113); low priority 29.25% (136); not important at all 18.92% (88); unsure 8.17% (38).
• Q13, Round Top Swim Club (464 responses). Top priority 17.24% (80); important 31.03% (144); moderately important 18.53% (86); low priority 15.95% (74); not important at all 13.15% (61); unsure 4.09% (19).
• Q19, trail improvements (291 responses). Expand and interconnect trail systems 57.04% (166); restrooms at high-use trailheads 43.99% (128); paved multi-use trails 42.27% (123).
• Q23, travel to parks (293 responses). Drive 90.10% (264); walk 5.12% (15); bicycle 1.02% (3).

The document was posted with the Township’s November 2, 2026 announcement of the November 9 public input meeting.

What to look for

• Scale. The summary prints 887.61 acres (OCR) of preserved open space in 18 areas. Its category breakdown prints 9 trail properties (410.6 acres), 3 park and field properties (28.8 acres) and 7 other open spaces (471.0 acres) (OCR). The acreage subtotals sum to 910.4 and the category counts to 19; the summary does not explain whether categories overlap or how the totals relate. It excludes Somerset County-owned properties and the 14.3-acre Round Top Swim Club (OCR), described as “currently under contract.”
• Goals. Preservation and acquisition; environmental protection; trail connectivity; active recreation; stewardship and sustainability; public engagement.
• Money. The Open Space, Recreation, and Farmland and Historic Preservation Trust Fund, described as a levy of “$.02 per $100 valuation,” as primary source, with Green Acres grants listed at 25–50% for acquisition, 25% for development and 50% for stewardship.
• Roadmap. Near-term 2026–2027 items include Codington and Glenhurst trails “safe and usable (complete),” Dealaman improvements, an invasive-species baseline, a trail-classification policy, a Glenhurst entrance redesign and security cameras. A new athletic field including cricket, Duderstadt Complex upgrades and an ADA-accessible trail loop are placed in 2028–2030; a five-year check-in in 2031 and plan renewal in 2035.
• Adoption path. Township Planner review; administration and Township Committee review; public input; final document; Planning Board approval “as part of the Warren Master Plan”; Green Acres submission.
• Cost. “Estimates still being developed.”

The document was posted with the Township’s November 2, 2026 announcement of the November 9 public input meeting. Its maps and acreage tables are images; the figures here were read by OCR and not checked against page images.

What to look for

• The rule quoted. “Trees located within the Township of Warren shall not be cut (except for reasonable pruning), damaged, injured, or removed, until a permit is obtained as provided for in section 17-5.”
• The survey. The application “shall be accompanied by a survey showing the location, size, and genus of the trees to be removed.”
• Why the Township gives. Tree removal “can have significant impact on the surrounding area”; adverse drainage or soil-erosion effects “could result in the involvement of outside agencies, including NJDEP and Somerset Union Soil Conservation District.”
• Where to apply. The notice points to the Zoning Permits page, which lists a $25 fee and a general allowance of four trees per acre per year with the permit.
• What it does not contain. The notice does not cite replacement ratios, exemptions, escrow or the number of permits issued.

What to look for

• The schedule. Contract awarded March 24, 2026; pre-construction meeting May 19; closure Aug. 3, 2026 at 3:30 p.m.; work expected to last about five months, with reopening in mid-December 2026.
• The structure. Existing: single-span slab with embedded structural steel stringers on concrete abutments, 19-foot span, 33-foot clear roadway width. Replacement: single-span precast rigid frame superstructure with concrete parapets on reinforced concrete abutments, roadway width raised to 40 feet to meet NJDOT standards.
• Condition. Rated poor overall for parapet, deck and superstructure deterioration; substructure satisfactory.
• Detours. General traffic: Mountain Avenue (CR 622) and Hillcrest Road (CR 531). Trucks over four tons: Valley Road (CR 512), King George Road (CR 651), Mount Bethel Road (CR 651) and Mountain Boulevard (CR 527).
• Access. Closed to vehicles and pedestrians; driveway access maintained.
• Funding. FY2023 NJDOT Local Bridge Future Needs grant.
• Not stated. Contract amount, bid list, pedestrian accommodation and any traffic or emergency-response study.

What to look for

Resolution 2026-258 adopts the Township’s mission and vision statements. Consent resolutions 2026-259 through 2026-278 include several items. These are a two-month extension from the New Jersey Department of Transportation (NJDOT) for King George Road Phase 4, a Department of Justice (DOJ) COPS grant agreement for communications equipment, Motorola police radios, Procomm dispatch renovations, Change Order #1 for the overlay, and PS&S engineering for the Stage IV sewer generator. Executive session is covered by Resolution 2026-256. It addresses litigation with Bridgewater Middlebrook, litigation with the Garden State Joint Insurance Fund and NIP Group, and land acquisition matters. The file is marked “DRAFT”. It was revised on October 15 and October 20, 2026. The agenda lists titles for most consent items, but not the amounts. The agenda also includes approval of the September 24 and October 8, 2026 minutes.

What to look for

The meeting is scheduled for 6:30 p.m. at 235 Mountainview Road. Notice was given on October 5, 2026. The agenda includes two main items: a proclamation recognizing the completion of the Mount Bethel Meeting House restoration, and a “March to Victory Town Marker” presentation. Brad Fay, from The National Washington-Rochambeau Revolutionary Route Association, Inc., will give the presentation. The agenda does not list any resolutions, ordinances, or public hearings. Other items include periods for public comment, guest speakers, and adjournment. The restoration record shows a $763,343 Historic Trust grant. This was awarded under Resolution 2026-068 on January 22. The prior award was stated as $524,115. However, the title lines for Ordinance 26-04 on February 19 and March 12 state $524,155, while the text of the ordinance states $524,115. The record also includes a Paragon Restoration contract for $580,770. This amount is after Change Order #1, awarded under Resolution 2026-223 on August 20.

What to look for

• Ordinance 26-23 appropriates $1,400,000 and authorizes $1,330,000 in bonds to acquire 106 Mount Horeb Road, Block 55, Lot 10.20, with a purchase price not to exceed $1,050,000 and a $70,000 down payment from the Open Space Trust Fund.
• Ordinance 26-24 vacates the cul-de-sac of San Road and a portion of a brook/drainage easement for Block 86.01, Lot 30.01, following Case PB 22-04.
• Resolution 2026-236 seeks $3,500,000 from the state Resilient Communities Program for Maxwell Court and Cherry Tree Lane drainage.
• Consent 2026-238 to 2026-255 includes a $9,000 communications contract, $150,000 in sewer pumps, $75,000 in radios, $65,320.78 in Axon cameras and a $271,604 Freightliner.
• The file is marked “DRAFT” and revised September 21, 22 and 23, 2026; the packet carries full resolution texts.

What to look for

• The file is a public notice of cancellation, not an agenda; it states the September 9, 2026 Planning Board meeting is cancelled.
• The next meeting is listed as tentatively September 23, 2026.
• Regular meetings are stated as 7:30 p.m. in the Susie B. Boyce Meeting Room, 44 Mountain Boulevard.
• The notice gives no reason for the cancellation and lists no agenda business.

What to look for

• Ordinance 26-22, $1,140,160 for Dealaman Nature Trail and Pond improvements, is listed for a public hearing and adoption.
• Ordinance 26-23 would appropriate $1,400,000 and authorize $1,330,000 in bonds for property acquisition; the minutes identify the property as the Round Top Swim Club.
• Ordinance 26-24 would vacate a portion of San Road and a drainage easement for Block 86.01, Lot 30.01.
• Resolution 2026-207 authorizes the Stirling Road affordable housing memorandum with Nouvelle, LLC and Pillar Care Continuum, Inc.
• Consent resolutions are listed as 2026-210 through 2026-232 on the agenda; the minutes record adoption through 2026-234.
• Executive session, Resolution 2026-205: police interviews and a potential litigation claims settlement.

What to look for

• Ordinance 26-22: public hearing with two speakers, then adoption 5–0 by roll call; Mr. Krane said the project has a 50% Green Acres Stewardship Grant match.
• Ordinance 26-23: introduced 5–0 for the $1,050,000 Round Top Swim Club purchase, with a $1,400,000 appropriation and $1,330,000 in bonds; hearing set for September 24, 2026.
• Ordinance 26-24: San Road vacation introduced 5–0; hearing set for September 24, 2026.
• Resolution 2026-207: Stirling Road affordable housing memorandum with Nouvelle, LLC and Pillar Care Continuum, Inc., 5–0.
• Consent 2026-210 through 2026-234: adopted 5–0 in one motion, including a $155,000 school resource officer agreement, an $82,000 lease extension and the deer management hunt.

What to look for

• Ordinances 26-20 and 26-21 are listed for adoption: filming regulations and fire prevention inspection fees.
• Ordinance 26-22 is listed for introduction, appropriating $1,140,160 for Dealaman Nature Trail and Pond improvements.
• Resolution 2026-188 certifies the 2025 annual audit.
• Consent resolutions 2026-189 through 2026-204 include the third-quarter tax grace period extension, the police rifle purchase, a sewer EDU transfer, and Change Order #1 on Mountainview Road Phase I.

What to look for

• Ordinance 26-22, Dealaman: Mr. Krane described a $570,080 NJDEP stewardship grant with match from the Open Space Trust Fund, contingent on legislation; the hearing is set for August 20, 2026.
• Resolution 2026-188: all members certified review of the 2025 audit findings.
• Change Order #1, Mountainview Road Phase I: $79,690.15 added to a $357,660.05 contract, a 23% increase, for asphalt and fuel adjustments and traffic officers.
• Tax grace period: third-quarter bills extended to August 24, 2026, with interest charged back to August 1.
• Environmental Resource Inventory: presented by Environmental Commission Chair Wayne DeFeo.
• Town Hall: Mr. Krane reported completion scheduled for November 25, 2026.

What to see

Ordinances 26-17 and 26-18 are listed for second reading and adoption. Ordinance 26-17 is for $390,000 for DPW trucks and equipment. Ordinance 26-18 is for $880,000 for a sewer utility generator. Ordinance 26-19 is the data-center prohibition. It is listed for adoption after its 4–1 introduction on May 14. Ordinances 26-20 and 26-21 are listed for introduction. They cover filming regulations and fire prevention inspection fees. Resolutions 2026-155 and 2026-156 cover the Mountainview Road Phase II contract and road micro surfacing. Consent resolutions 2026-157 through 2026-185 include liquor license renewals, police vehicles, RSC Architects, and New Jersey Department of Transportation grant applications for Reinman Road and Mountain Avenue.

What to see

• Ordinance 26-19, data centers: two out-of-town speakers supported the ban; Committeeman McCarey voted yes while asking for revised criteria wording.
• Ordinance 26-18, sewer generator: Mr. Krane explained that no down payment is required because the utility is self-liquidating.
• Resolution 2026-155: 11 bids were received May 21; Riverview Paving was lowest at $509,422.55.
• Consent agenda: 29 resolutions in one 5–0 vote, including $51,467.45 in Clean Communities funds and the NJDOT applications for Reinman Road and Mountain Avenue.
• Discussion: short-term rentals and two sewer equivalent-dwelling-unit requests; no rules on EDU transfers exist, according to the Sewer Director.

What to look for

• The 2026 budget is listed for a public hearing and adoption through Resolutions 2026-130, 2026-131 and 2026-132.
• Three ordinances introduced: 26-17 ($390,000 DPW trucks and equipment), 26-18 ($880,000 sewer generator) and 26-19 (data centers).
• Consent agenda runs from 2026-134 through 2026-150.
• Resolution 2026-151 asks the County Clerk to place the Hofheimer House question on the November 3, 2026 ballot.
• Resolution 2026-152 awards the 2026 streets overlay contract.

What to look for

• The budget sequence: Resolution 2026-130 (CFO certification), 2026-131 (reading by title), one public comment, then 2026-132 (adoption), each 5–0 by roll call.
• Ordinance 26-19 is the only split vote: 4–1, with Committeeman McCarey voting no.
• The HFA presentation is recorded in one sentence, with the minutes saying a copy is attached; no findings or vote are recorded.
• Resolution 2026-151 describes $7,500,000 to preserve and renovate the Hofheimer House and asks for a non-binding November 3, 2026 question.
• Discussion items: fire prevention fees, the tree ordinance and the property maintenance code.

What to look for

• Executive session, Resolution 2026-106, lists five subjects: police captain interviews, potential insurance claim litigation, affordable housing litigation, attorney-client privilege on the Wine Central liquor license, and personnel.
• Presentations are listed for the Warren Township and Watchung Hills Regional High School boards of education.
• Three second-reading ordinances are set for hearing: 26-12, 26-13 and 26-14.
• New business includes the 2026 cap bank ordinance, a sewer easement ordinance at 15 Mountain View Road and the municipal budget introduction.
• Consent resolutions 2026-114 through 2026-128 include the NJ Solutions joint insurance fund and the Federal Reserve Bank redeveloper designation.
• The agenda is marked “DRAFT.”

What to look for

• The budget introduction (2026-108) carries the administrator’s figures: 6.14% over the 2025 budget, $64 more on an average house valued at $1,021,852, a proposed 2.52% tax rate described as a decrease, and 85% of the increase from health insurance, police and property and casualty insurance.
• The Wine Vault license transfer (2026-109) records the attorney’s explanation of pocket licenses, two residents’ statements for the licensee and one resident’s objection.
• Town Hall items 2026-112 and 2026-113 record an emergency contract and restoration approval for Rapid Recovery Services.
• The consent list is printed in full, including the Remington & Vernick change of scope and the Federal Reserve Bank redeveloper designation.
• Discussion records the request for a data center ordinance, the Film Ready ordinance request and the noise ordinance review.
• Privilege of the floor lists nineteen residents who spoke about the Bardy property, with the concerns they raised.

What to look for

• The only text is a cancellation notice; no agenda items, resolutions or applications are listed.
• The next meeting is given as “tentatively April 22, 2026.”
• The standing arrangements are restated: 7:30 p.m. in the Susie B. Boyce Meeting Room, 44 Mountain Boulevard, Warren.
• No reason for the cancellation is given in the notice.

What to look for

• The only text is a cancellation notice; no application, variance or resolution is listed.
• The next meeting is given as May 4, 2026.
• The standing arrangements are restated: 7:00 p.m. in the Susie B. Boyce Meeting Room, 44 Mountain Boulevard, Warren.
• No reason for the cancellation is given in the notice.

What to look for

Engineering, Fire Department and Fire Prevention, Human Resources, Land Use, Township Clerk, and Tax Assessor will move on March 18. Township Administrator, Finance, Health Department, Purchasing, Recreation, Sewer, Tax Collector, and Zoning will move on March 23. The Construction Department will move on March 24. The new address is 3 Mountainview Road, first floor, Suites 100 and 102, Warren, NJ 07059. The Municipal Court and Police stayed at the Municipal Complex, 44 Mountain Boulevard. Public Works stayed at 1 Bardy Road. Suite 100 will house Engineering, Fire and Fire Prevention, Land Use, Recreation, Sewer, Tax Assessor, Township Clerk, and Zoning. Suite 102 will house Construction, Finance, Health, Human Resources, Purchasing, Tax Collector, and Township Administrator. Parking is available at the north and south entrances. Signage will be on the doors. Mail will continue to be sent to 46 Mountain Boulevard. Staff can be reached by email. Voicemail messages will be returned within 24 hours.

What to look for

• Executive session, Resolution 2026-091, is listed for personnel: police interviews.
• Eight second-reading ordinances are scheduled for public hearing: 26-04 (Mount Bethel appropriation raised to $763,343), 26-05 ($445,000 Valley View Road bond), 26-06 (development fees and affordable unit rules), 26-07 (AH-10), 26-08 (AH-11), 26-09 (AH-12), 26-10 (AH-4) and 26-11 (AH-9).
• Three introductions follow: 26-12 ($900,000 public safety communications), 26-13 ($100,000 Cherry Tree Lane drainage study) and 26-14 (AH-6 units from 26 to 28).
• Consent resolutions 2026-093 through 2026-105 include the Park and Ride extension, the affordable housing administrative agent contract, the trust fund spending plan and the affirmative marketing plan.
• The agenda is marked “DRAFT” and carries no revision date.

What to look for

• Every roll call names four members — McCarey, Blick, Kian and Fine — and records no votes against; Croson was absent and excused.
• Each of the eight public hearings is recorded as opened and closed with no comment.
• The AH-6 ordinance (26-14) carries Mr. Krane’s explanation that the two added units replace units not completed on Hauser Lane and do not expand the project footprint.
• Consent resolutions are summarized after adoption, with Mr. Krane and Mr. Willard explaining the affordable housing items.
• The discussion section records the tree ordinance review, a recommendation of no 2026 sewer rate adjustment, and an April 16 budget introduction.
• Privilege of the floor is summarized by speaker, including the Green Brook litigation and the Rescue Squad report.

What to look for

The only text is a cancellation notice. No agenda items, resolutions, or applications are listed. The next meeting is given as “tentatively March 25, 2026.” The standing arrangements are restated: 7:30 p.m. in the Susie B. Boyce Meeting Room, 44 Mountain Boulevard, Warren. No reason for the cancellation is given in the notice.

What to look for

• The amount. “not to exceed $49,400.00.”
• The competition. Two proposals are listed: Mercadien at $75,000.00 and Holman Frenia Allison, PC at $49,400.00.
• The scope. “forensic audit of active PILOT agreements” — the resolution does not name the agreements, the period covered, the sampling method or the auditing standard.
• The procurement. The resolution says “the Township solicited proposals” and does not state the method or evaluation criteria.
• The account. Funds certified in 6-01-20-130-6102, Finance – OE.

The resolution does not report any findings. The audit presentation was made at the May 14, 2026 meeting.

What to look for

• Public hearings on Ordinances 26-01 (sewer easement with MDR Equities), 26-02 (Board of Health appointments) and 26-03 (Township Administrator).
• The Green Acres hearing and Resolution 2026-074 for Dealaman Nature Trail and Pond.
• Introduced ordinances 26-04 through 26-11, including the Mount Bethel appropriation, the Valley View Road bond and the affordable-housing districts.
• Consent resolutions 2026-075 through 2026-089, including the HFA forensic audit and the Mount Bethel Road force main repair.

What to look for

• Ordinance 26-03 is called 26-32 in the adoption line, while the hearing and title lines call it 26-03.
• The consent agenda vote records Mr. Croson abstaining; the minutes do not state a reason.
• Resolution 2026-085 lists HFA at $49,400 and Mercadien at $75,000.
• Resolution 2026-090 certifies up to $166,050 for six months’ rent for temporary municipal offices.
• The Green Acres resolution states a $573,580 grant, a $573,580 match and a $1,147,160.00 total project cost.

What to look for

• The whole file is a cancellation notice, not an agenda with items.
• The next meeting is called tentative, not confirmed.
• The regular place and time are repeated: 7:30 p.m., Susie B. Boyce Meeting Room, 44 Mountain Boulevard.

What to look for

• The bond counsel award appears under deferred business, carried from January 6.
• Ordinances 26-01, 26-02 and 26-03 are listed for introduction and first reading, not adoption.
• Resolutions 2026-050 through 2026-071 form the consent agenda.
• Discussion items cover business recognition, the Hofheimer House referendum, the purchase of 73 Mountainview Road and an OEM trailer or truck.
• The agenda carries two revision dates, January 20 and 21, 2026.

What to look for

• Every roll call names all five members and records no votes against.
• The bill list states the total paid and the amounts to the two school systems, the County and the Sewer Utility.
• The Paragon resolution prints both bids and the two accounts funding the contract.
• Discussion items record the Hofheimer referendum timetable and the $875,000 purchase of 73 Mountainview Road on December 30, 2025.
• Privilege of the floor is summarized by speaker, including the housing litigation status.

What to look for

• The reorganization order places the rules of order before the election of Mayor and Deputy Mayor.
• Resolutions 2026-002 through 2026-045 are listed in full, with the professional services awards by category.
• 2026-046, bond counsel services to McManimon, Scotland & Baumann, appears as a separate resolution outside the consent agenda.
• The packet includes the full text of the 2026 rules of order.

What to look for

• Each roll call names all five members.
• The bond counsel resolution is tabled rather than adopted; the minutes record Mr. Croson’s request for written assurances about campaign contributions.
• The consent agenda covers 2026-010 through 2026-045 and is adopted in one vote.
• Committee remarks summarize each member’s stated priorities, including the announcement of a PILOT audit bid.
• Minutes of December 11 are adopted with two abstentions.

What to look for

• Ordinance 25-20 is listed for adoption and second reading, with a public hearing.
• Resolutions 2025-288 through 2025-307 are grouped as a consent agenda for action by one motion.
• Bid tabulations for the Stiles Road pump station, King George Road and Mountainview Road contracts appear in the attached resolutions.
• Discussion items are Maxwell Court drainage, an NJDOT grant for Valley View Road and firearm permit fees.
• A revised date line reads “Revised 12/9/25.”

What to look for

• Each roll call is recorded member by member; Committeeman Blick is listed absent and excused.
• Resolution 2025-287 records Mayor Lontai abstaining; the other three members voted yes.
• The consent agenda is adopted by a single 4–0 vote; the individual resolutions and bid amounts follow the minutes.
• Resolution 2025-308 on the Fair Share Housing Center mediation agreement is read in full and adopted 4–0.
• Discussion and public comment are summarized by speaker, including the Maxwell Court drainage presentation.

What to look for

• The permit conditions. Resolution 2025-280 lists eight conditions from Fire Marshal Al Shjarback’s November 15, 2025 memo, including the 7:00 p.m. start and the shell limits.
• The parking lots. Resolution 2025-281 covers PNC Bank at 45 Mountain Boulevard and Cooper Jewelers at 51 Mountain Boulevard.
• The closed session. Resolution 2025-282 cites personnel: police department promotions and interviews.

The agenda prints the resolutions in full. The votes are in the minutes.

What to look for

• Attendance. Committeeman Blick, Committeewoman Kian and Deputy Mayor Croson voted; Committeeman Fine was absent and excused and Mayor Lontai arrived after the meeting started.
• The three roll calls. Resolutions 2025-280, 2025-281 and 2025-282, each 3–0.
• The timeline. Called to order at 6:01 p.m., executive session for police promotion interviews, adjourned at 8:20 p.m.

Meeting summary: Township Committee special meeting, December 2, 2025.

What to look for

• Public hearings: Ordinances 25-17 (bond for real property), 25-18 (Open Space Advisory Committee) and 25-19 (no-knock list), each with the full ordinance text attached.
• Introduction: Ordinance 25-20, amending the sign regulations in Chapter 16.
• Consent agenda: Resolutions 2025-268 through 2025-279, printed in full, from police promotions to the resolution opposing S-4736 and the Mountainview Road grant extension.
• Discussion items: the Hofheimer improvements financial analysis, lithium battery code amendments, the agenda process, the Park & Ride lottery, variable lot sizes and the Passaic River Flooding Coalition.

The agenda shows what was scheduled. The outcomes are in the minutes.

What to look for

• The ordinance votes. Roll calls on Ordinances 25-17, 25-18 and 25-19, each 5–0, and on the adoption of 25-19 as amended (pages 1–2).
• The Hofheimer discussion. Each member’s stated position, the $98-a-year figure given by Committeeman Fine, and the Committee’s agreement to a special bond referendum election, with a resolution still required (page 5).
• The resolutions. The bill list of $13,671,564.16 and Resolutions 2025-268 through 2025-279, including the Sarmad Planning Group contract at $125 per hour.
• Public comment. Statements by residents on S-4736, the Hofheimer house, the no-knock list and noise.

Meeting summary: Township Committee, November 13, 2025.

What to look for

• The statutory split. 95 percent of annual gross revenue to the municipality (the “Municipal Share”) and 5 percent to the county, under the Long Term Tax Exemption Law.
• The school share. For multi-family residential PILOTs the Committee allows after adoption, 60 percent of the Municipal Share to the Township and 40 percent to the Warren Township Board of Education.
• The proviso. The Board is never to receive more than it would have received without the PILOT.

The resolution states its terms for agreements allowed after its adoption. The Township’s budget documents report PILOT revenue as municipal revenue and do not show amounts paid to the Board of Education.

The report is the basis named in the November 3, 2026 ballot question. Its Appendix II gives the construction estimate. The subtotal is $3,595,390 (OCR). General conditions, bond, overhead, and profit are $629,610 (OCR) at 17.5%. The contingency is $634,000 (OCR) at 15%. The total is $4,859,000 (OCR). An alternate pre-action fire protection system adds $91,000 (OCR). The report states hazmat removal or remediation is not included.

The filed question reads: “Should the Township Committee of the Township of Warren appropriate funds and incur debt service in the estimated amount of $7,500,000.00 to preserve and renovate the Hofheimer House for community meeting space in accordance with the Concept Plans and Cost Estimates prepared by Clark Caton Hintz…?” The interpretive statement gives the $81-per-year figure and says the vote “will influence, but not bind” the Committee.

The file lists the Township Committee race with William DiGrande and Samuel Holden as Democratic candidates, and Shaun J. Fine and Vanessa Kian as Republican candidates. “Full Term — Vote For Two” The Warren Board of Education race is a vote for three. The Watchung Hills Regional (Warren) board race is a vote for one. The file also carries both the 7th and 12th District congressional contests.

The drawing places Laura Keller first, Stephen Toor second, and Todd Weinstein third for the Warren Board of Education. Alina Bergners is listed first and Heather Trumpore second for the Watchung Hills Regional (Warren) seat. The posted results do not include a line for the Warren Township Committee race, though the county candidate list does include it.