Zoning Board of Adjustment Regular Meeting Agenda (PDF)

The Zoning Board of Adjustment called its February 2, 2026 meeting to order at 7:00 p.m. Mr. Villani, Mr. Galbraith, Mr. Rica, Mr. Volante, Mr. Otto and Mr. Cooper were recorded at roll call, with board attorney Mr. Peck. Mr. Huber arrived at 7:26 p.m. Alternate Lenny Calvo was absent and Alternate Kevin Mulkins was excused.

The board approved the minutes of the January 12, 2026 reorganization meeting. Mr. Villani made the motion, and Mr. Rica seconded it. The vote was 5–0: Villani, Galbraith, Rica, Volante, and Cooper. The board then elected Mr. Rica secretary for 2026. Mr. Villani nominated him, and Mr. Galbraith seconded the nomination. All were in favor.

Zheng Yuan extension, 6–0

The board adopted the resolution granting BA20-05, Zheng Yuan Education USA, LLC, a final extension of preliminary and final site plan approval. This included bulk variance relief for Block 71 lots 60, 60.01, 62.02, 64, 66, and 66.01 at 206 Mount Horeb Road. Mr. Villani moved the adoption, and Mr. Galbraith seconded it. The vote was 6–0: Villani, Galbraith, Rica, Volante, Otto, and Cooper.

Lion’s Den play place and gym, 7–0

The board heard BA 25-25-09, Lion’s Den Realty, LLC, Block 78 Lot 19.09 at 5 Powder Horn Drive. This was for a preliminary and final site plan with a floor-area-ratio variance for a children’s indoor play place and a gym. Attorney Amanda Wolfe said the lot already has extra floor-area ratio. The use would increase this slightly. The outside of the building would not change.

Architect Sean Mullican described the plan. It includes about 12 square feet of signage, party rooms, and new ADA-compliant restrooms. There will be a food staging area, but no kitchen. An indoor play area, offices, employee space, and a new elevator are also planned. More than 2,000 square feet of formerly unused space will be converted for a second-floor gym.

Engineer William Hollows, speaking for engineer Catherine Mueller, said traffic would not change and that parking, though reduced, would be compliant. He said the east walkway cannot be made ADA-compliant because of two steps inside the door, and asked that the issue be handled as a condition of the certificate of occupancy. He said a rear ramp had been used by a wheelchair and that lighting is adequate but some fixtures need repair or replacement. The applicant stipulated to the Township Engineer’s housekeeping items and to a stop sign at the driveway.

Applicants Nicole and Jason Kalvesmaki described birthday parties for up to 20 children. They will hold one party at a time, with three parties a day on weekends. They described a membership gym. It has about 2,200 square feet of mat area for children’s jiujitsu. It has about 1,700 square feet for weights and cardio. It will be open by appointment, most likely from 6–8 a.m. and 5–9 p.m.

Planner John Barree testified that the only relief sought is the floor-area-ratio increase and that the site can accommodate it. He cited Coventry Square v. Westwood Zoning Board of Adjustment and said the use advances zoning purpose “a” because no similar facility exists in the township.

The board set conditions. These include a stop sign at the end of the driveway. Exterior lighting must be repaired or replaced as needed. Only one children’s party can be held at a time. Operating hours are 5 a.m. to 10 p.m. Mr. Rica moved for approval. Mr. Otto seconded the motion. The vote was 7–0. The vote was by Villani, Galbraith, Rica, Huber, Volante, Otto, and Cooper.

The minutes record no public comment on the application. The board postponed BA25-08, Vayda Realty LLC, at 58 Dock Watch Hollow, to be rescheduled. The meeting adjourned at 7:58 p.m.

Records

• Agenda
• Minutes