Zoning Board of Adjustment Regular Meeting Agenda (PDF)

The Board met at 7:00 p.m. and adjourned at about 7:45 p.m. Mr. John Villani was excused. Present were Mr. Michael Galbraith, Mr. Frank Rica, Mr. Donald Huber, Mr. Scott Otto, Mr. Anthony Paolella, Mr. Foster Cooper, Mr. Lenny Calvo (Alternate 1), and Mr. Adam Lella (Alternate 2). Board attorney Mark Peck was also present.

Minutes

The September 15, 2025 minutes were approved. Mr. Lella made the motion, and Mr. Calvo seconded it. Voting yes were: Mr. Galbraith, Mr. Rica, Mr. Huber, Mr. Otto, Mr. Cooper, and Mr. Lella. No votes against were recorded.

BA 25-06 Maddy Realty

The Board adopted the resolution for Maddy Realty, LLC. This was for a preliminary and final site plan. The property is Block 212 Lot 0.01, also known as 50 Stirling Road. Mr. Galbraith made the motion, and Mr. Rica seconded it. Voting yes were: Mr. Galbraith, Mr. Rica, Mr. Huber, Mr. Paolella, Mr. Otto, Mr. Cooper, and Mr. Lella. No votes against were recorded. The minutes record no discussion of the plan before the vote.

BA 25-07 Old Glory Properties

This was a hearing for a d(1) variance. The request was for a two-bedroom apartment on the second floor at 51 Mount Bethel Road, Block 74 Lot 6. This property is in the Community Business zone, where residential units are not permitted.

Applicant’s attorney Jay Bohn presented two sworn witnesses. They were Jeff Beer, who has part ownership and is the architect, and planner Gabe Bailer. Mr. Beer testified that the house dates to at least 1931 based on the images shown. He said the second floor became an apartment when the commercial addition was built. He also said a caretaker lived there. He stated the current tenant is an assistant manager of the restaurants on the property. The apartment has a dining area, living room, two bedrooms, and a bathroom. It measures about 823 square feet. Mr. Bailer said the property has 93 parking spaces. He added that the apartment has existed since about 1985.

Mr. Huber asked whether the property had been tested for lead paint. Mr. Beer did not know. Mr. Cooper referred to the Fire Marshal’s report listing mattresses in the attic. Mr. Beer said they had been removed. Mr. Chadwick said the apartment’s glass door looks commercial. He suggested it should be replaced with a residential door. Mr. Kastrud had no comments. Mr. Bailer testified that the variance met the positive and negative criteria. He also said the use supports the downtown area. He stated there would be no substantial detriment to traffic or parking. Board members discussed whether a condition could keep the unit from being rented to the general public.

The motion by Mr. Otto, seconded by Mr. Huber, carried 8–0. Voting yes were: Mr. Galbraith, Mr. Rica, Mr. Huber, Mr. Paolella, Mr. Otto, Mr. Cooper, Mr. Calvo, and Mr. Lella. The conditions recorded were: verification that there is no lead paint, replacing the front door with a residential-looking door, compliance with all reports including those from the Construction Official and Fire Marshal, a tenant with some oversight responsibility, and inspection of smoke and carbon monoxide alarms on any change of occupancy or ownership.

No one came forward during the privilege of the floor or during the hearing. The next meeting was set for January 12, 2026.

Records

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