Planning Board Regular Meeting Agenda (PDF)
The Planning Board adopted the amended Housing Element and Fair Share Plan 8–0 after a public hearing, then found six affordable-housing ordinances consistent with the Master Plan 8–0. It also adopted the Story Book Homes minor subdivision resolution 4–0. The planner said the plan carries 262 credits, about 150 new affordable units and about 500 total new units.
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What happened
The Planning Board called its February 25, 2026 meeting to order at 7:35 p.m. Mr. Lippitt, Mr. Puglisi and Mr. DiBianca were excused. The minutes record no approval of prior minutes.
Story Book Homes resolution, 4–0
The board adopted the PB 25-02 resolution for Story Book Homes, LLC, at 12 Wilshire Road, Block 9 Lot 11. This was a minor subdivision. Mr. Ganta moved to adopt it, and Mr. Argiro seconded it. The vote was 4–0: Mr. Argiro, Mr. Scuderi, Mr. Esposito, and Mr. Ganta. No votes were recorded against.
Amended Housing Element and Fair Share Plan
The board held a public hearing on the amended Housing Element and Fair Share Plan. Board attorney Steve Warner said notice was published, posted on the township website and mailed to adjoining town clerks, the Somerset County Planning Board and the Office of Planning Advocacy. He described the fourth round of affordable-housing dispute resolution, the June 2025 Housing Element and Fair Share Plan, and an order by Judge Mennen that continued the township’s immunity from builder’s-remedy litigation while requiring an amended plan.
Planner Katie Sarmad, after being sworn in, said the amendment follows the Master Plan Reexamination Report. Most of the Housing Element and Fair Share Plan does not change. The largest change is adding three replacement sites from the mediation agreement. These sites are 155 Washington Valley Road (the Firewood site), 149 Washington Valley Road (Bardy Farms), and 41 Mountain Boulevard (the Village Square Mall or Chua property). The township had a March 15 deadline to decide if a 100% affordable plan on the Mountain Boulevard property would move forward. It did not. She said adopting the plan would give the township a certified, compliant fourth-round plan.
Mr. Ganta asked whether the Chase and Toll sites were always in the plan; Ms. Sarmad said they were. He asked whether wetlands at the Silbert site were accounted for; she said they were, subject to NJDEP regulations. He asked whether sewer infrastructure could handle the new sites. Township Engineer Christian Kastrud, sworn in, said sites flowing to Middlebrook have no capacity issues and that sites in Stage IV, Stage V and Stage I/II were reviewed for capacity.
Public comment
Bill Gilbert of 17 Flintlock Drive asked that site plans for these locations address sidewalks along King George or Mountain Avenue and consider hiking trails. Mildred Waale of 70 Mount Bethel Road asked for the total number of affordable units. Ms. Sarmad said the plan carries 262 credits. Some are credits rather than new units. Closer to 150 are actual new affordable units. Asked for the total number of new units, she estimated about 500. Affordable shares will be 25–30% on most sites.
Plan adopted, 8–0
The board adopted the amended Housing Element and Fair Share Plan on a roll call vote of 8–0. The vote was recorded as: Mr. Argiro, Mr. Scuderi, Mr. Esposito, Mr. Ganta, Mr. DiGrande, Mr. Serra, Deputy Mayor Kian, and Mr. Lindner. Mr. DiBianca, Mr. Puglisi, and Mr. Lippitt were recorded absent.
Ordinance consistency reviews, 8–0 each
Ms. Sarmad reviewed six ordinances for consistency with the Master Plan and recommended each be found not inconsistent. The board adopted a consistency resolution for each, 8–0:
- Ordinance 26-06, repealing and replacing the development-fee and affordable-housing-unit regulations.
- AH-4, the affordable housing district ordinance.
- AH-9, the affordable housing district ordinance.
- AH-10, the affordable housing district ordinance.
- AH-11, the affordable housing district ordinance.
- AH-12, the affordable housing district ordinance.
Ms. Sarmad described Ordinance 26-06 as based on a model ordinance and as consolidating active state affordable-housing regulations. She said the adopted plan notes all the sites and unit breakdowns.
The meeting adjourned at 8:41 p.m. The next meeting was scheduled for March 11, 2026, at 7:30 p.m.