Planning Board Regular Meeting Agenda (PDF)

The Planning Board scheduled a regular meeting for 7:30 p.m. on September 23, 2026 in the Susie B. Boyce Meeting Room, 44 Mountain Boulevard, according to the agenda. The presiding officer’s statement said notice was sent to the Courier News and published February 19, 2026 under the Open Public Meetings Act, and that the board planned to adjourn no later than 10:00 p.m.

The agenda listed Mayor Fine, Deputy Mayor Kian, Mr. Scuderi, Mr. Lindner, Mr. Esposito, Mr. Lippitt, Mr. Puglisi, Mr. DiBianca, Mr. DiGrande, Mr. Argiro, and Mr. Ganta. Mario Serra was also listed. The board’s professionals included Steve Warner, Esq., Katherine Sarmad, P.P., Christian Kastrud, P.E., and Clerk Lisa Sammartino.

No minutes were listed for approval. No resolutions were listed. The agenda set the next meeting for October 14, 2026, at 7:30 p.m.

The hearing listed

The only hearing on the agenda was PB 26-02. This case involved Toll NJ I, LLC, located at 234 Mountain Avenue. The property is Block 82, Lot 12.02. The application was for a preliminary and final major site plan and a minor subdivision.

The application on file with the board describes a townhouse development of 174 units in 25 buildings on about 60.87 acres in the AH-9 affordable housing district, with 55 deed-restricted affordable units. The subdivision would divide the existing lot into a 25.552-acre development lot and a 35.325-acre lot to be dedicated to the Township, according to the board planner’s review dated September 20, 2026.

The same review states the plan is “generally in conformance with the bulk requirements for the AH-9 Zone,” that the 55 affordable units meet the required set-aside, and that “Our office has no objection to the Board acting on this application.” It lists open items: the tree removal plan does not identify individual trees, EV charging compliance beyond the 105 surface spaces needs confirmation, the status of the 35.5-acre dedication needs clarification, and building types need numbering and labels.

Other figures in the reviewed file are listed below:

• Parking: 470 spaces proposed, 105 surface and 366 garage or driveway, against 375 required by RSIS; 16 EV charging spaces.
• Trees: the tree removal plan covers 10.8 acres of wooded area and requires 295 replacement trees, per the planner’s review.
• Traffic: the traffic impact analysis dated June 22, 2026 estimates at most 85 trips in a peak hour (84 morning, 85 evening) and concludes no material impact against the NJDOT threshold of 100 new trips, per the analysis.
• Sewer: the amended Housing Element and Fair Share Plan places the site in the Stage IV sewer service area, described there as “at or near capacity,” and the applicant’s September 2, 2026 letter describes a committed off-tract contribution to be set in a separate agreement, per the response letter.

Case number note

Planning Board agendas from May 13 through August 26, 2026, describe PB 26-02 as 84 Liberty Corner Road, LLC’s preliminary and final major subdivision. The August 12, 2026 agenda lists a resolution of denial for it. Agendas from September 23 through October 28, 2026, describe PB 26-02 as Toll NJ I, LLC. The record reviewed does not explain why the case number was reused. The property address is the reliable identifier.

What the record does not show

Minutes need a browser. LocalWhy has not reviewed them. This page records what the agenda scheduled, not what the board did. It does not record whether the board opened testimony, who spoke, or any vote. A recording of the September 23 meeting is listed on the township’s video page. LocalWhy has not reviewed it. It is not used as a source for what was said.

The hearing appears again on the Planning Board agendas for October 14 and October 28, 2026.

Records

Agenda, September 23, 2026 Application and plans, PB 26-02 Board planner’s review, September 20, 2026