Zoning Board of Adjustment Regular Meeting Agenda (PDF)
The Zoning Board of Adjustment approved the Westfield Hall minor subdivision at 10 and 11 Technology Drive, 6–0, and two applications 9–0 each: Dainty Den's use variance for a children's party space at 20 Mount Bethel Road, with an immediate temporary certificate of occupancy, and an internally lit sign at 266 King George Road subject to a night-light test.
- Development
Meeting recording
The township's record
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What happened
The Zoning Board of Adjustment met at 7:00 p.m. The roll call listed Mr. Michael Galbraith, Mr. Frank Rica, Mr. Mark Volante, Mr. Scott Otto, Mr. John Villani, Mr. Dwar Patel and Mr. Foster Cooper, with Mr. Lenny Calvo as Alternate #1, Mr. Kevin Mulkins as Alternate #2 and Mr. Mark 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. The meeting adjourned at 7:41 p.m.
Minutes
The minutes from March 2, May 4, and June 1, 2026, were approved. Mr. Rica made the motion, and Mr. Otto seconded it. Those in favor were Mr. Cooper, Mr. Galbraith, Mr. Rica, Mr. Volante, Mr. Calvo, Mr. Mulkins, and Mr. Otto, though Mr. Otto voted in favor of the March 2 minutes only. No members opposed. No member of the public spoke during the privilege of the floor, and no communications were listed.
Resolutions
- BA 25-10, Westfield Hall, Inc., Block 80 Lots 12.02 and 13.01, 10 and 11 Technology Drive: This was a minor subdivision, for an undersized lot, and it did not meet all the conditions of the conditional use. Mr. Otto moved for approval, and Mr. Galbraith seconded. Mr. Galbraith, Mr. Rica, Mr. Volante, Mr. Cooper, Mr. Calvo, and Mr. Mulkins voted in favor. No members voted against it.
BA 26-03: Dainty Den use variance, approved 9–0
Michael Polychronis of Mandelbaum Barrett, PC, presented the case for Dainty Den, LLC. The property is at 20 Mount Bethel Road, Block 89 Lot 1.01, in the former King’s shopping center. He described it as a small retail boutique and party space that hosts one- to two-hour parties between 10 a.m. and 6 p.m. The owner, Sherri Fishman, and planner Alexander Dougherty were sworn in.
Ms. Fishman stated the space would host children’s birthday parties with activities like etiquette and crafts or hair styling. She said adults could also hold parties there, but no alcohol would be served or brought in. The Fire Marshal set the occupancy limit at 49 people, but she did not plan to have more than 20 to 30 people at a time. Ms. Fishman also said she would not prepare or sell food; parents could bring food.
Mr. Dougherty presented exhibit A-1, which included the zoning map, a floor plan, and photographs. He described two to three parties per day, mostly on weekends. He stated that an event space is not a specifically permitted use in the CB district. However, he argued it is similar to retail businesses like gift shops or beauty shops, and to schools that offer instruction in music, dancing, exercise, and career skills. He said parking is adequate and there are no significant negative impacts.
No member of the public commented. The board discussed the matter. They agreed the use fit the space. They also agreed the applicant could get a temporary certificate of occupancy to operate immediately. The resolution would be made official at the next meeting. Mr. Otto moved to approve the application and the immediate opening. Mr. Volante seconded the motion. The vote was in favor: Mr. Cooper, Mr. Galbraith, Mr. Rica, Mr. Villani, Mr. Patel, Mr. Volante, Mr. Otto, Mr. Calvo, and Mr. Mulkins. No members opposed the motion.
BA 26-02: internally lit sign, approved 9–0
Kara Kaczynski of McNally, Yaros, Kaczynski & Lime, LLC presented the application for Interventional Pain Management & Ortho-Spine Medical Center. The address is 266 King George Road, Block 82, Lot 7.01. She said the application would replace an existing ground-lit concrete monument sign. The new sign would be internally lit and similar in size. It would be placed on the existing pillars in the same location. She said the Zoning Officer denied a sign permit. This was because the ordinance bans internally illuminated signs. She added the new sign would not flash or shine direct light. The applicant would agree to a night-light test.
She said a condition of a previous approval limited medical arts use of the building. This was set to 10,400 square feet on the second floor. It also limited the use to no more than five licensed physicians. She stated there are now seven medical offices. These offices total 17,005 square feet. Another condition required indirect lighting of the monument sign. The applicant asked for both conditions to be removed.
A rendering was submitted. Ms. Kaczynski said the sign would use shielded LED lighting with a dimmer switch. The applicant agreed to make reasonable efforts to clean the pillars and caps. The applicant also agreed to a night-light test with the Township Engineer.
No member of the public commented. Mr. Peck summarized the conditions. These included the night-light test and a standard for lighting level. Mr. Volante moved and Mr. Rica seconded. In favor: Mr. Galbraith, Mr. Rica, Mr. Volante, Mr. Cooper, Mr. Calvo, Mr. Mulkins, Mr. Patel, Mr. Villani and Mr. Otto. No members opposed.
The next meeting was set for August 3, 2026. Mr. Mulkins moved and Mr. Calvo seconded adjournment; all were in favor.