Planning Board Regular Meeting Agenda (PDF)
The Planning Board elected Barry Argiro chair pro tem for the Jewish Community Foundation case, found Ordinance 25-20 consistent with the Master Plan 9–0, and approved Story Book Homes' two-lot subdivision at 12 Wilshire Road with bulk variances and conditions 7–0. The Old Stirling Road subdivision was carried to January 12, 2026, and a Master Plan workshop drew resident comment.
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What happened
Vice Chairman Lippitt started the meeting at 7:30 p.m. in the Susie B. Boyce Meeting Room. Committeeman Blick and Mr. Lindner were excused.
Chair pro tem
Mr. Lippitt would recuse himself from the Jewish Community Foundation hearing. Therefore, the board elected a chair pro tem. Mr. DiBianca moved, and Mayor Lontai seconded, the nomination of Mr. Barry Argiro. The roll call vote was 9–0. The voters were: Mayor Lontai, Mr. DiBianca, Mr. Argiro, Mr. Lippitt, Mr. Ganta, Mr. Scuderi, Mr. Esposito, Mr. Puglisi, and Mr. Dealaman.
The board approved the November 24, 2025 minutes and the October 27 and November 24, 2025 executive session minutes, with all members voting in favor. The minutes noted that Mr. Esposito and Mr. Dealaman were not present on October 27.
Ordinance 25-20: signs on public property
Ordinance 25-20 amends Chapter 16, Section 16-25.5 to prohibit signs on public property other than official Township signs about the property, public events or public information. Board attorney Matt Flynn told the board a resolution was in its package to find the ordinance not inconsistent with the Master Plan. Mr. Ganta moved and Mayor Lontai seconded; the resolution was adopted 9–0.
PB 25-02: 12 Wilshire Road approved 7–0
Story Book Homes, LLC applied for a minor subdivision at 12 Wilshire Road, Block 9 Lot 11. This application was postponed from October 27. Attorney Amanda Wolfe said the applicant met with neighbors again on November 20 and revised the plans. Engineer Chris Nusser described opening and widening an existing ditch, extending asphalt curb along Wichser Lane to the mailboxes in front of lot 18, and replacing a mismatched pipe. He said the work would increase the ditch’s capacity about ten times. He also said the work is more than what the subdivision requires for stormwater management.
The board approved the subdivision with bulk variances and conditions, by a vote of 7–0. Mayor Lontai moved and Mr. Argiro seconded. The minutes show that Mayor Lontai, Mr. Ganta, Mr. Argiro, Mr. Lippitt, Mr. DiBianca, Mr. Scuderi, and Mr. Puglisi voted yes. No one voted no. Votes from Mr. Esposito and Mr. Dealaman are not recorded.
The conditions include a New Jersey Department of Environmental Protection General Permit 7 for the wetlands ditch, with no application for a Green Brook certificate of occupancy before the permit is obtained; temporary grading and permanent drainage easements; consent from lots 18 and 9.02 to the state application; Green Brook Planning Board approval of the lot in Green Brook; and Township Engineer review of onsite grading and ditch work.
Public comment on PB 25-02
A resident of Wilshire Road submitted photographs as Exhibit O-1 and said the ditch fills completely and erodes soil nearby. A resident of 5 Wichser Lane submitted Exhibit O-2 showing flooding in her yard and asked that the DPW clear street catch basins. Another resident raised lot sizes and property values. A resident said water backs up where affordable housing is to be built. A resident of 9 Wilshire said flooding has increased in the 20 years he has lived there.
PB 25-06: Old Stirling Road carried
The Jewish Community Foundation of Greater Metrowest, NJ applied to subdivide Block 95 lots 2 and 25 on Old Stirling Road. Engineer Cathy Mueller described a 33-foot right-of-way vacation of Old Church Road, a 25-foot right-of-way dedication, a conservation easement and requests for front yard and lot width variances. Planner John T. Chadwick asked whether lot-size averaging had been explored; the board directed an informal meeting on that question and carried the application to January 12, 2026 without further notice. Mr. Flynn said it would most likely carry again to February 9, 2026.
Master Plan workshop
Mr. Flynn said a possible Master Plan adoption had been planned for the evening but was not noticed correctly, so it would be noticed for the second meeting in January; this meeting was the final workshop. Mr. Chadwick said the plan would not alter the Township’s landscape because the town is substantially developed, and that its downtown recommendations for higher-density housing and a variety of commercial uses were supported by the public survey. He said the population source is the North Jersey Transportation Authority.
A resident of Sycamore Way said the population projection is a critical element and too low. A resident of Flintlock Drive said the plan lacks a vision statement, an executive summary and binding recommendations. A resident of Downingtown Road asked where the survey results appear in the plan. A resident of Orchard Way asked where the plan is posted; Mr. Chadwick said it is on the Township website under Planning Board.
Earlier, in the non-agenda citizens hearing, Bill Gilbert asked about clearing at Exit 40 on Hillcrest Road. Township Engineer Christian Kastrud said the developer followed the limits of disturbance and that a buffer will remain along Bellewood Acres.
The meeting ended at approximately 9:30 p.m.