Zoning Board of Adjustment Regular Meeting Agenda (PDF)

The Zoning Board of Adjustment met at 7:01 p.m. The roll call listed Mr. Galbraith, Mr. Rica, Mr. Huber, Mr. Volante and Mr. Cooper, with Mr. Otto excused, Mr. Calvo as Alternate #1, Mr. Mulkins as Alternate #2 and Mr. Peck, Esq. The notice statement said public notice was posted at the Municipal Building and sent to the Echoes Sentinel and the Municipal Clerk on January 13, 2026.

Minutes and board business

The February 2, 2026 minutes were approved. Mr. Huber moved approval, and Mr. Villani seconded. The roll call recorded Mr. Cooper, Mr. Galbraith, Mr. Rica, Mr. Villani, Mr. Volante, and Mr. Huber voting in favor. No one voted against.

Mr. Cooper announced that Mr. Villani will retire from the board. He thanked Mr. Villani for his years of service. No member of the public came forward during the privilege of the floor.

Resolutions

The Board of Adjustment heard application BA 25-25-09 for Lion’s Den Realty, LLC. This was for a preliminary and final site plan with a variance for floor area ratio at 5 Powder Horn Drive, Block 78 Lot 19.09. This was listed as the final version. Mr. Rica made the motion, and Mr. Volante seconded. The vote was in favor: Mr. Galbraith, Mr. Rica, Mr. Volante, Mr. Cooper, Mr. Calvo, and Mr. Mulkins. No one voted against it.

The Board of Adjustment heard application BA 26-01 for Myrtlewood, LLC. This was for a new home on an existing undersized lot at 54 King George Road, Block 67 Lot 53.02. Mr. Villani made the motion, and Mr. Huber seconded. The vote was in favor: Mr. Galbraith, Mr. Rica, Mr. Villani, Mr. Cooper, Mr. Huber, and Mr. Calvo. No one voted against it.

BA 25-10: Westfield Hall subdivision, approved 6–0

Katherine A. Kopp, of Post Polak, P.A., presented for Westfield Hall, Inc. This was for 10 and 11 Technology Drive, Block 80 Lots 12.02 and 13.01. She explained that Westfield Hall and Stonecrest Community Church are on adjacent lots on Technology Drive. The application would move the lot line. This would allow Stonecrest to sell part of its parcel to Westfield Hall. A variance is needed because the Stonecrest lot would fall below the five acres required for the church conditional use. A lot coverage variance would also result. Three witnesses were sworn in: James Markham, principal and spokesperson for Westfield Hall; Craig Stires, architect; and James Kyle, professional planner.

Board Planner Mr. Chadwick stated that variances for any new building Westfield Hall wishes to construct would not be needed until a site plan with building details is submitted. He added that the plans should note that any future building is not part of this approval. Mr. Peck said there are two variances. Both are for the Stonecrest lot: lot size and total impervious coverage.

Mr. Markham testified that the churches are part of the Church of the Plymouth Brethren. He said this group is more than 200 years old. He described its Rapid Relief team, which distributes supplies and food during disasters. He stated a future building would store supplies and stage packing. He noted this work is now done at members’ other commercial buildings. Mr. Kastrud asked whether those buildings could be used. Mr. Markham explained that truck access needs make them less suitable.

Mr. Stires testified that Lot 13.01 is 11.1 acres and Lot 12.02 is 12.6 acres. After the subdivision, he said Lot 12.02 would be about 19.4 acres and Lot 13.01 about 4.38 acres. He stated the variances apply to Lot 13.01. He explained the lot size results from wetlands and the associated 150-foot buffer. He added that a conforming lot would have a very irregular shape. He confirmed for Mr. Cooper that the piece removed from Lot 13.01 will be merged into Lot 12.02. No new lot will be created. Asked about storage sheds at the northern end of Lot 12.02 that are not on the plans, Mr. Markham said four or five sheds were added recently for tools and chairs. He stated permits were obtained. Mr. Cooper responded that permanent structures should be shown. Mr. Kastrud noted that no wetlands research is shown for the Westfield Hall property. He suggested the sheds could be located in wetlands. He concluded that a letter of interpretation will be needed for the site plan application.

Mr. Kyle testified about the standards for conditional use. The Stonecrest lot is planned for 4.38 acres. It has 64 percent impervious coverage. This is against the 50 percent maximum for conditional use and the 60 percent maximum in the GI Zone. He mentioned Coventry Square. He also testified that Lot 13.01 would still work for the church. He stated that the subdivision would not significantly harm nearby properties or the zoning plan. He referenced the positive criteria and purpose “m,” which is the efficient use of land. Mr. Velasco, the lawyer for Stonecrest, said the church has agreements with neighbors and with Picut for extra parking when needed. He also said building parking would be expensive and the land planned for subdivision is not suitable.

No member of the public commented. Ms. Kopp summarized the application. The board then discussed the application. Mr. Chadwick suggested removing the future building from the revised plans. Mr. Peck listed the conditions: the two variances; plans must show existing storage sheds; cross easements for drainage; a letter of interpretation needed for a future site plan; no clearing or disturbance of trees or land before a site plan is approved; and the proposed building must be removed from the revised plan. Mr. Peck reminded the board that the application only covers the subdivision. Mr. Cooper noted that no separate lot is created and the land cannot be sold separately.

Mr. Huber made a motion to approve, and Mr. Rica seconded it. Those in favor were Mr. Galbraith, Mr. Rica, Mr. Cooper, Mr. Villani, Mr. Huber, and Mr. Volante. No one was against it.

The next meeting is scheduled for June 1, 2026. Mr. Mulkins made a motion to adjourn, and Mr. Calvo seconded it. All were in favor. The meeting ended at 8:10 p.m.

Records

• Agenda
• Minutes