Planning Board Regular Meeting Agenda (PDF)

The Board met at 7:30 p.m. in the Susie B. Boyce Meeting Room, 44 Mountain Boulevard. It adjourned at about 9:45 p.m. The roll call listed Mayor Lontai, Committeeman Blick, Mr. Lindner, Mr. Ganta, Mr. Argiro, Mr. Lippitt, Mr. DiBianca, Mr. Esposito, Mr. Scuderi, Mr. Puglisi and Mr. Dealaman. Board attorney Mr. Flynn, planner John T. Chadwick, IV, engineer Christian Kastrud and clerk Maryellen Vautin were also listed.

Whispering Woods

The Board first met in executive session on Patricia Pereira Martins vs. Township of Warren Planning Board, Superior Court of New Jersey, Somerset County, docket SOM-L-0001117-25, on a motion by Mayor Lontai seconded by Mr. Lindner; all approved. Returning to public session, Mr. Flynn said the Board would look for a motion to begin the Whispering Woods process and would contact the court to stay the matter pending a public hearing on a potential settlement. Mr. Lindner said the application had been denied earlier in the year and the Board could give the applicant an opportunity to return with revisions.

The motion was by Mr. DiBianca, seconded by Mr. Lindner. It carried with 10 in favor. Those in favor were Mayor Lontai, Committeeman Blick, Mr. Lindner, Mr. Ganta, Mr. Argiro, Mr. Lippitt, Mr. DiBianca, Mr. Esposito, Mr. Scuderi and Mr. Puglisi. There were none against. Mr. Dealaman abstained.

Minutes

Mayor Lontai moved, and Mr. Lippitt seconded, to approve the minutes from October 27, 2025. The roll call vote was: Mayor Lontai, Committeeman Blick, Mr. Lindner, Mr. Ganta, Mr. Argiro, Mr. Lippitt, Mr. DiBianca, Mr. Scuderi, and Mr. Puglisi voted yes. No one voted against.

Dealaman subdivision extension

The application was PB24-05 for the Dealaman Marital Trust et al. It concerned Block 52, Lot 21.02 on Broadway Road and was a minor subdivision. Mr. Flynn stated that the applicant’s attorney reported the applicant is still waiting for a formal letter of intent from the Department of Environmental Protection. Because of this, the applicant cannot mark the conservation and drainage easements. The resolution extends the approval to June 26, 2026. Mr. Lippitt moved, and Mr. DiBianca seconded, to adopt the resolution. Mayor Lontai, Committeeman Blick, Mr. Lindner, Mr. Ganta, Mr. Argiro, Mr. Lippitt, Mr. DiBianca, Mr. Scuderi, and Mr. Puglisi voted yes. No one voted against.

Applications

Application PB 25-04 is for Fabio Coelho at 20 Valley View Road, Block 201 Lot 27. It is a minor subdivision. Attorney Jay Bohn presented the plan. One lot will keep the existing dwelling. The other lot, which currently has an unused shed, would receive a new single-family house. The owner, engineer Mirza Baig, architect Rui Amaral, and planner Matt Flynn were sworn in. Mr. Baig described the existing lot as 161,221 square feet. It would be divided into two lots: one of 88,390 square feet and the other of 72,826 square feet. Mr. Flynn stated the R-65 zone requires lots of 65,340 square feet. The existing lot width is 383 feet, while the zone requires a minimum of 150 feet. The application requests a c(2) variance for the width of the new lot. The existing house constrains this width.

Board members asked for a plan showing the existing and proposed houses. They also requested zoning tables for all three lots. Mr. Chadwick stated he saw a second variance. This variance involves the existing home’s setback once the 8.5-foot right-of-way dedication, as requested in Mr. Kastrud’s report, is made. Mr. Bohn responded that the existing home is set back 76.2 feet, where 75 feet is required. He proposed an easement instead of a dedication. The hearing was carried to January 12, 2026, at 7:30 p.m. It will be held in the courtroom at 44 Mountain Boulevard. No further notice is required.

Application PB 25-05 is for Flamingo Builders LLC at 69, 71, and 73 Old Stirling Road, Block 86.01 Lots 10, 11, and 12. It is a major preliminary subdivision. At the applicant’s request, the hearing was carried to January 12, 2026, at 7:30 p.m., at 44 Mountain Boulevard. Mr. DiBianca seconded the motion. Mayor Lontai, Committeeman Blick, Mr. Lindner, Mr. Ganta, Mr. Argiro, Mr. DiBianca, Mr. Scuderi, Mr. Puglisi, and Mr. Dealaman voted yes. No one voted against. Mr. Lippitt abstained.

Reports

Mr. Chadwick reported that the affordable housing process is continuing. Several objectors are involved. The process will conclude at the end of the year. Ordinances for the affordable housing sites must be complete by March 15, 2026. See Fourth Round housing and the new zoning districts.

Master Plan

Mr. Chadwick said the Board had received the Reexamination and Master Plan, that the housing element cannot be included while it is in litigation, and suggested a December hearing; Ms. Vautin had placed notice in the newspaper for December 8, 2025. Discussion covered zoning for landscaping and tree companies, the Mount Bethel Road corridor and synchronized traffic lights — Mayor Lontai said the County told her it would look at the signal scheme before paving and do another traffic study in 2027 — and multi-generational suites, where Mr. Chadwick said minor suites without kitchens have not required Board of Adjustment applications, subject to a deed restriction recorded before a certificate of occupancy.

Public comment

Mr. Bill Gilbert of Flintlock Drive asked about the Open Space Plan. He said he did not see its text in the Master Plan. Mr. Chadwick said it is the Conservation, Recreation, Open Space Map. Mr. Flynn said comments can be submitted at the December 8 hearing. Mr. Lindner said the hearing would continue if necessary.

Records

• Minutes (township agenda page)
• Agenda (township agenda page)