Planning Board Regular Meeting Agenda (PDF)
The Planning Board adopted the Master Plan Reexamination Report 9–0 after a public hearing, approved Flamingo Builders' four-lot subdivision at 69–73 Old Stirling Road 7–2, and approved the Federal Reserve Bank of New York's amended site plan 9–0. It also adopted its 2026 meeting dates and two planning contracts 11–0.
- Development
- Housing
- Government
Meeting recording
The township's record
There is no recording of this meeting on this page. The township's own record of it — the agenda, minutes or video it publishes — is one click away.
What happened
The Planning Board began its February 11, 2026 meeting with an executive session on personnel and meeting dates, then reopened the public portion. The board approved the January 12, 2026 reorganization minutes on a motion by Mr. Ganta, seconded by Mr. Lippitt, 9–0.
Administrative resolutions, 11–0
The board adopted three administrative resolutions. Each passed 11–0, with no votes against.
PB26-05A lists the 2026 meeting dates. PB26-03A awards the professional services contract for planning. PB26-03B awards the professional services contract for conflict planning services.
Master Plan Reexamination Report, 9–0
The board held a public hearing on the Reexamination Report of the Township of Warren Master Plan. Board attorney Steve Warner said notice was published and mailed to adjoining municipalities, the Somerset County Planning Board and the Office of Planning Advocacy. Planner Katie Sarmad, sworn in for the hearing, said the report focuses on affordable housing obligations and the 2024 amendments to the Fair Housing Act.
Ms. Sarmad said the township adopted a Housing Element and Fair Share Plan in June 2025 and participated in the challenge and dispute-resolution process. She said the deadline to adopt the amended plan and related ordinances was March 15, 2026, and that a judge found the plan compliant on February 3, 2026. She described three replacement sites added through the process: the Firewood site on Washington Valley Road, the Bardy property across the street, and the Chua site at the Village Square Mall. The report also recommends a study of expanding Park and Ride service and more attention to public electric-vehicle chargers in future development.
David Green, of 45 Sycamore Way, asked if the state total of 262 units is fixed. He asked if Warren building fewer units would mean another town would build more. Ms. Sarmad said the number is fixed. She said negotiations did not change it. Mr. Warner said the number is still being litigated. However, the plan uses it.
The board adopted the Reexamination Report. Mr. DiBianca made the motion. Mr. Ganta seconded it. The vote was 9–0. The votes were cast by Mr. Serra, Deputy Mayor Kian, Chairman Lindner, Mr. Lippitt, Mr. Argiro, Mr. DiBianca, Mr. Scuderi, Mr. Esposito, and Mr. Ganta. No votes were recorded against.
Flamingo Builders subdivision, 7–2
The board heard application PB 25-05. This was from Flamingo Builders LLC for 69, 71, and 73 Old Stirling Road. These are Block 86.01, lots 10, 11, and 12. It is a preliminary major subdivision with bulk variances. Attorney Alan Siegel said the application would reconfigure three lots into four. This is in the CR-130 zone. The minimum lot size in this zone is 3 acres. Two existing homes would remain. Two new homes would be built later.
Engineer Cathy Mueller described a boundary error. This error put a driveway, fence, and pool from lot 10 partly on lot 11. A lot line adjustment would place those improvements on the new lot 10.01. She gave the total land area as 11.379 acres. The proposed lots would be 3.00, 2.754, 2.61, and 2.989 acres. She said the applicant would dedicate part of lot 10’s frontage. This would be for the 50-foot Old Stirling Road right of way.
Planner Matt Wellinger testified that most lots in the area are also undersized. He said about 50% are undersized. He stated the application satisfies the positive and negative criteria for bulk variances. This is under New Jersey Statutes Annotated 40:55D-70(c)(2).
The board approved the subdivision. Mr. Esposito made the motion. Mr. DiBianca seconded it. The vote was 7–2. The ‘yes’ votes were from Mr. Serra, Mr. Argiro, Mr. DiBianca, Mr. Scuderi, Mr. Esposito, Mr. Puglisi, and Mr. Ganta. The ‘no’ votes were from Deputy Mayor Kian and Mr. Lindner. The minutes record no public comment on the application.
Federal Reserve Bank amended site plan, 9–0
The board approved the amended preliminary and final major site plan for the Federal Reserve Bank of New York. This is for Block 8, Lots 2 and 3. Deputy Mayor Kian made the motion. Mr. Lippitt seconded it. The vote was 9–0. The minutes state that a transcript by Hudson Court Reporting & Video is attached. It includes the hearing details.
The meeting adjourned after the vote. The next meeting was scheduled for February 25, 2026, at 7:30 p.m.