Stand to salute the flag. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.
>> Please be seated. In accordance with the Open Public Meetings Act, it is hereby announced and shall be entered into the minutes of this meeting that adequate notice of this meeting has been provided by the following. Posted on the bulletin board of the office, excuse me, of the
township clerk. Posted on the bulletin boards within the municipal complex. Printed in the Home News Tribune and Cranberry Press on December 26, 2025. Sent to those individuals who have requested personal notice. Madam
Secretary, roll call please. >> Mr. Masters here. >> Mr. Lupa, >> Mr. Busman >> here. >> Miss Carritori >> here. >> Mr. Tanzy. >> Mr. Jaffy >> here. >> Mr. Cole >> here. >> Mr. Vagani >> here. >> Miss Berman >> here. >> Chairman Lefada >> here. Thank you.
Okay, board members, we have minutes from our regular meeting of May 2026. I need a a yay or a nay to approve. Do I have a motion? >> I'll make that motion. >> Okay, second. >> Second. >> All in favor? >> I
>> Thank you. Okay, first application. Oh, I'm sorry. Do you want to take over? I'll take over for a second. >> So, Mr. Chairman, just for the record, um BA526726 for Lucille D Pasqual and Michael Dasqual um property at 232 Old Forge
Road uh has requested that their application be carried to the July 28th, 2026 meeting and their notices be carried as well. um they're attempting to um communicate with the adjoining property owner in an attempt to determine whether or not they can either uh sell their property or acquire additional property uh regarding their
application which is for an undersized lot. So with the uh board's uh approval, I will make an announcement and we can carry their notices to that date. That good? >> That's fine. >> Okay. So uh for the record, BA526726 uh for Lucille and Michael D. Pasquali,
232 Old Forge Road, will be heard at the board's July 28th, 2026 meeting at 6:30 p.m. in this room. No further notice will be required. >> Good. >> Thank you. Okay. Application BA-5270-26
Guru Nanak Sai Heritage. Hope I got it right. >> Sik, sorry. >> Come on forward. Uh good evening members of the board, board professionals. Uh my name is Tim Arch. I'm an attorney licensed in the state of New Jersey. I'm
here representing uh Guru Nanic Seek Heritage Incorporated. Um this is for a site at uh 29 uh Woff Mills Road. Uh and we are seeking uh bulk variance relief. Um uh our property is in the R60 zone.
It is currently uh being operated as a house of worship as a seek temple. Uh the property did receive um a use variance uh to operate as a place of worship. Um and this is a pretty straightforward application. What we're asking for is uh we want to put in a 6ft
fence. Uh it's a security fence um on the property. It's in the R60 zone. And so in the front yards of R60 zone, you're only allowed to have a 3-ft tall uh fence. So, we are asking for bulk variance relief to have a six-foot metal fence that has an electric sliding gate
uh for the front yard of the property. I will note it's set back uh 50 ft. So, it's outside of the uh the 50ft front yard setback. So, it is set back uh quite a while. Um uh as I said, this is a place of worship and uh unfortunately the reality today is that a lot of
places of worship have increasingly become targets of violence. Uh so, this fence uh is really meant to provide additional security and peace of mind. Um, and it allows the site to be locked up overnight when they're not having any any sort of functions. Um, I do want to acknowledge the planning report that we
received uh dated May 27th, 2026 as well as an engineering report that we have dated June 11th, 2026. Uh, I believe we'll be able to answer all the questions in any of those reports uh with my one witness tonight who is Mr. Sadderinder Singh. Uh, and so
unless there's any preliminary questions of me, I'm ready to uh call my first witness. >> Please call your first witness. >> Mr. Sink, >> if you could raise your right hand, do you swear the testimony you're going to provide is truth, all truth, and nothing but the truth. >> Yes. >> If you could speak a little louder so we
can make sure we can hear you. >> Yes, I will. >> Perfect. And if you could state your name, spell your last name, and give us your address, please. Uh, >> Seth Bender Singh, last name, S I N G H at 2 Elmbridgeidge Court in Monro Township. Uh thank you. Uh Sad Vender, you're familiar with the uh the site and the
present application for the fence, correct? Right, >> that's correct. >> Okay. Um and now you've expressed to me that in the past you have had some uh potential security concerns, namely with vehicles that enter the property during overnight hours um you know when it's when it's closed down. Is that correct?
>> That's correct. Okay. Um and actually this fence is being done or the the proposal for the fence is being done as part of a a federal grant program uh to provide additional security for houses of worship. Is that correct? >> That is correct. >> Okay. Uh so let's talk a little bit about the gate. So it's going to be an
electronic gate uh that slides automatically. Is that correct? >> That's correct. Yes. >> Okay. Uh and it can be controlled by the priest remotely from within the uh the the site, right? >> Yes, that's correct. >> Okay. Um, and so if there's any need for
uh, you know, snow removal or guests or if there's any reason why the gate has to be uh, opened or operated for people to come in, the priest can do that remotely from inside the the >> the clinic. Okay. >> Um, and I assume also you have no problem with uh, implementing any of the
standard emergency procedures such as having a NOX box so that emergency services can come in if they need to. Uh and quite frankly, anything else that police or emergency services would ask uh of of the gate, you'd be happy to provide that. Correct.
>> Right. And knockbox would be okay. Um quite frankly, I have no other questions for Mr. uh Singh. If any members of the board do >> that, your only witness? >> He's my only witness. Yes. >> Thank you. We're going to start off with Chris. If you have any comments or suggestions here. >> Uh thank you. No, I don't have any
comments or real suggestions. Um they I really had two questions in my report. They've answered both those questions just about ensuring that there's uh access for emergency vehicles that the operation of the gate that you don't have queuing or stacking of vehicles out on the road. Um there it's just it's one
bulk variance for the height of the fence uh where in the front yard a maximum of three feet is permitted and they're proposing six feet as a security fence. Uh, I do want to point out this application is incredibly similar to what we saw a few months ago at the Habad House, Habad Lubovich, I think it was called, where they put the security
fence around their perimeter as well. Otherwise, I don't really have any questions or comments here. It's just a fence. >> Thank you, Chris Mo. >> Thank you, Mr. Chairman. I I echo some of the points that Chris made. Uh, similar to a previous application at the
Habad House. Uh the one thing you'll need uh the electrical permits from our construction office for the uh electrical gate part. U Mr. Chairman, I have nothing else. >> Thank you. Any board members have any questions? >> Seeing there's none, I'll open it to the public. Anyone in the public wishing to
be heard on this application and this application only, please come forward. Seeing there's no one in the public, I need a motion to close the public portion. So move. >> Second. Second. >> All in favor? I. >> Thank you. Okay. Board members, we have an application in front of us for a
fence. I need a yay or nay to proceed. Do I have a motion? >> I'll make a motion. >> Mr. Busman, please use your microphone. So, everything's being recorded. >> There you go. >> I'll make the proposal to accept the applicant. >> What? There's a second. Miss Curry.
Madam Secretary, roll call, please. >> Mr. Masters. >> Yes. >> Mr. Jaffy. Yes, >> Mr. Cole. >> Yes. >> Chairman Lead. >> Yes. >> And just Mr. Chairman, for the record, um at the applicant's request, I prepared a resolution memorializing the
board's action. Uh my understanding is the applicant, due to the grant funding, uh has a very constrained timeline. So, I I prepared that and circulated to the board for consideration if it did act favorably on the application, and I would ask that the board consider the resolution at this time. >> Okay, board members, we have a resolution. It's a little bit out of
order, but due to the circumstances, do I have an approval on the resolution? >> I'll make that approval. >> Second. >> Second, >> Madam Secretary. Roll call, please. >> Mr. Masters, >> yes. >> Mr. Lup, >> yes. >> Mr. Busman, >> yes. >> Mr. Curry. >> Mr. Jaffy. >> Yes.
>> Mr. Cole, >> yes. >> Chairman Latada. >> Yes. >> Thank you. >> Thank you so much everybody. Have a wonderful evening. >> Welcome. >> Thank you. Next application, BA-5265-26257 Appleg LLC. Please come forward. >> Good evening, Mr. Chair, board members.
Jared Pap on behalf of the applicant 257 Applegarth LLC. Um before I begin, just for the record, I'd like to confirm that the notices we provided were uh sufficient to provide the board jurisdiction. >> And just for the record, Mr. Chairman and members of the board, I did review the applica uh the affidavit of mailing
and publication. The board does have jurisdiction to hear the application. >> Uh thank you. Just by way of background briefly, in uh December 2025, this board granted a resolution or adopted a resolution granting use variance relief in connection with this
property which is block 26 lots 16 and 18 for a proposed shopping center and two single family residences. Uh we that approval contemplated the subdivision application that is the subject of tonight's application. So we are here
seeking a minor subdivision approval. Uh the site as mentioned contains two lots. We're proposing three lots. Two of those lots would be the two single family residences and the third lot would be a commercial portion of the site. Although
there's no new variance relief that is being requested as it was previously granted, there is some minor waiver relief that is um requested in connection with the subdivision itself. So, we have two witnesses to provide testimony. Share Ali is the board is the
applicant's uh design engineer and Mark Ramza will provide the necessary planning testimony. So, if there's no further comments or questions, we're prepared to move to our witnesses. >> Please bring them forward. >> Could raise your right hand for me. Mr. Do you swear the testimony going to
provide the truth, the whole truth, and nothing but the truth? >> I do. If >> you could state your name, spell your last name, and give us your address, please. >> Uh, Sheree Ali, A L Y, 757 Richardwood Avenue, North Brunswick, >> if you can provide your >> name here.
>> Appreciate that. >> We're good. Yes. >> Mr. Elli, if you could walk the board through the proposed subdivision uh this evening. >> Uh, yeah. So you you heard Jared uh with his uh brief history of the subdivision
uh as well as the variance plan that uh was associated with the two lots. Um so I'm not going to uh repeat the same information. So we still lots six 16 on lot 18 in the R30 on the on the NC
zone and a variance was given for the NC zone to be expanded to 15 acres and uh the purpose uh of this application is to uh consolidate and resubdivide the three lots and file by
uh deed or file the map itself. Um along with that we showing uh alone Union uh Valley Road. We showing the two lots uh designing the actual design of the the two lots with the improvements the
building and the driveway. And uh also the improvements uh along uh Union Valley Road which is subject to county um approval. Uh none of the improvements will be in the uh environmentally sensitive area whether
it's the DRCC buffer or the wetlands or the flood hazard. So we totally outside that and um the only uh design waiver that we are seeking again you know the configuration of the lot lines the same nothing got changed the only thing that
we asking for is a design waiver from the ordinance is the lot line almost 90° the ordinance requiring 90 but we're almost 90° but the reason for that is that we're running a line in the same
bearings as the common lot line. So it's almost these two lines here are parallel to each other. So that's the reason for that. It's a perfectly surveying standard. Uh other than that um
we have the uh the two reports um Mr. Razimo's report state and we >> just take it out. >> Um we will comply uh it's a short report.
Um so we will comply with the all all of the items. uh with the exception of item 4A is asking for improvements along uh Applegarth Road which is the uh road um to the east uh to the west of what you
see on the map here and the reason for that is that um doing the improvements now will definitely be damaged during the doing the commercial site. So the way uh the county uh will so we are committed to do the
improvements but we'll like to uh do it at the time of the site plan application on Union Valley. we show any improvements. Again, you know, we may be deferring uh the improvements later on uh with the uh finalization of the site
plan and um and that would all be subject to an agreement with the county obviously, but we are committed to do the improvement curb, pavement, sidewalk. Um other than that, that's it. you know, uh everything else in the report will
comply with. Uh as far as the uh the planner uh versus report um Um so I'll go right straight to the uh variances. uh the the first one on page
four 4A that is the 15 acres that was already discussed previously last year was the uh was application 5251-24 and that was granted and Mr. table already indicated that the sideline um
item um under the design waiver uh letter B the uh sideline uh sideline I already talked about that and again this is a surveying standard there's no issue with that and as far as a driveway and a 5 foot that's already been revised and
it shows on the plan that uh is 5 ft away from the uh the property line that's why uh and therefore we are not seeking that design waiver on the driveway. And uh that's pretty much it as far as blinding uh testimony. We'll have here
Mr. Ramsa with us and he can speak to that. >> Thank you. >> Yep. You can bring up Mark. >> Sure. >> Do you swear the testimony going to provide us the truth, the whole truth, and nothing but the truth? >> I do. >> If you could state your name, spell your last name, and give us an address for the record, please.
>> Yes. Good evening. Uh Mark A. rema address is 10 Dubberry Court, Mount Laurel, New Jersey. >> Would you like Mr. >> Thank you. >> No, we need his goods though. Okay. >> Okay. So, um you you heard Shief
describe the U application uh subdivision into three um it's a subdivision into uh three lots. Um the uh surrounding uses are uh to the north is um woodlands and the golf
course uh on the clear book uh community. Uh to the east is wood more woods and a single family dwelling. To the south across Union Valley is a single family homes and uh a bank. And then um
and then to the west across Apple more woods and the uh uh former golf driving range. So um all of the um uh lots comply with the R30 U bulk requirements. Um, so there's
no uh bulk uh variance associated with this, but there is a design exception and that's associated with section 108-12.14b. And that provision requires that in so much as practical, the side lot line shall be at right angles to the straight
streets and radial uh to the curved streets. So share described that the two lot lines here of are parallel to the track boundary line but also this other proposed
property line follows um the uh contours of of the stream uh that uh is located uh in this vicinity here as I'm drawing diagonally across. So, so this is not 90° either,
but the stream makes a natural boundary um uh for um uh the uh property line to separate the residential properties. These two are proposed for residential and this larger property here uh is the uh commercial and so um and this is what
was granted for the 15 acres to be used for commercial use. But we have a very large natural uh boundary here of wetlands and and flood plane. So we uh this the proof is we have to
result in in and uh in better zoning. And so does the fact that uh we uh follow the track boundary lines for the uh two lot lines uh and then following a natural uh dividing line which is the stream. So in my opinion that results in
uh a good zoning. Um it certainly uh promotes the municipal land use law uh because it complies with all the bulk standards. It provides the air light and open space sufficient space for residential and commercial development. Um it also
uh creates a desirable visual environment because it is going to follow the uh natural uh uh stream uh corridor and also um it makes more efficient use of the land uh by by following the stream. So with that uh I
don't see any substantial uh detriment to the public good. I see no negative impact of the fact that these lot lines follow the track boundary line here and that this one follows the uh stream corridor here and this
would not have any negative effect on any of the surrounding uh properties. So in some I believe uh you can grant the uh the the design exception. >> Thank you Mr. Chair. We have no further witnesses. >> Thank you Chris. We'll start off with you as
usual, please. >> Tuesday report dated June 23rd, just a week ago. So, this says there are no new variances required. The only variance report is one that was granted a year and a half ago by this board for the maximum lot
area for the shopping center uh for the commercial lot on the west side of the property. I had identified two design waiverss. One for the lot lines not being perpendicular. I have no objection to the testimony. does make sense to use the stream course as the lot line as opposed to drawing an arbitrary 90
degree angle from the street and creating a strange lot there. And I think I also got to point out the size of that property is I think more than double almost triple what's required for the zone anyway. So it um there's there's no issues of the lot being irregularly shaped where they're going to it's going to be used for a future
variance in the future or to justify a variance in the future because they have an irregularly shaped lot. I have no objection to that. You want to confirm that the driveway the the Kturn turn area that that's at least 5T away from the property line? I I just have an 11 by7 in front of me and I can't read the
>> It is. Yes. >> That small. Okay. I I don't know if there was a further revision. The one I have is revised dated April 27th of this year. Is that is that the most recent copy or is there another revision beyond that? >> Yeah, April 27. Okay.
There is a call out on the uh the K turn. It says 5 ft minimum. >> Okay. Then no waiver is required for that. It is no variances. One waiver for the lack of the side lot lines being perpendicular. Um other than that I don't really have any other questions or
comments. I just uh just confirm that no commercial development is part of this application. And the intention is at some point in the future to come before this board for a site plan for the commercial lot. >> That's correct. >> Okay. Uh no no further comments or questions. >> Thank you, Chris.
>> Thanks, Mr. Chairman. Just want to get a couple things confirmed. Uh you're going to be providing a 20 foot conservation easement along the uh property line with your adjoining lot, the existing house. >> That is correct. And it's shown on the map. Yes. And you're also going to be
providing conservation easements on all the wetland areas and buffers. >> Yes. >> Thank you. With regard to uh frontage improvements along Applegarth Road, uh the applicant's going to be returning with a site plan. Uh and those frontage improvements will happen as part of a
site plan application. Uh so I have no objection to I guess that's a waiver of putting those improvements in along Applegarth Road as part of this application. However, you are providing the full improvements along Union Valley Curbon sidewalk as part of this application. Correct. >> That is correct. And it shows on the
plans yet. >> And that's all I have. Mr. Chairman, thank you. Mo, any board members have any questions pertaining to this? >> I do. >> Just clarification. Are there two design waivers or one?
>> It's only one. >> Just the one. >> Okay. The the driveway is gone. >> Yes. >> Yeah. As per their testimony, the driveway, the K turn will be 5 feet or is 5t away from the property line, which is the minimum required. >> Thank you. That was >> any other board members? >> Seeing there's none, we're going to open
it to the public. Anyone in the public wishing to be heard on this application and this application only, please come forward. Seeing there's no one from the public, I make a motion or we need a motion to close the public portion. Do I have that? >> Motion to close.
>> Do we have a second? >> Second. All in favor? I. >> Public portion is closed. Board members, we have an application in front of us with one design waiver as indicated by our professionals. Do we have an approval or a denial to proceed?
>> I'll make the approval. >> Anybody? Second. >> Second. >> Madam Secretary, roll call, please. >> Mr. Masters, >> I'm a no. >> Mr. Lup. >> Yes. >> Mr. Busman. Yes,
>> M. Carritori >> Mr. Jaffy. >> Yes, >> Mr. Cole. >> Yes, >> Chair Levada. >> Yes. >> Thank you. >> Thank you, Mr. Chair. Board members. Okay, board members, we have to
memorialize BA-5240-23 Tlex Realy Incorporated from last month. Do I have a memorialization? Do I have approval? >> So move. >> Second. >> Second. >> All in favor? >> I. >> Anyone abstain? >> Okay. Thank you. Board members,
application BA-5268-26 Jasser Alley. Do I have a motion to memorialize? >> Motion to memorialize. >> Motion second. Do I have a second? >> All in favor? >> I.
>> Thank you. And our last and final board members, BA-5241-23, 557 Franklin Plaza. Do I have a motion to memorialize? >> So moved. >> Second. >> Second. >> All in favor? >> I. >> Thank you.
>> Any discussion items? >> Seeing there's none, we'll move forward. Anyone in the public wishing to be heard on any matter, please come forward. Come forward. State your name. >> Isky. >> You can pick that mic up out of there
and you can sit down. I just had a question about the 232 Old Forge Road. My mom's property, she died in April, so I was here on her behalf. >> I'll be the future executive. So, I have a vacation that day in July for the re
So, is there any way to like reschedule that? >> If you have an interest in the application and you'd like to come and present testimony, you can write a letter to the board secretary asking that be carried for that reason. So, um you are on the record. you've indicated
that but it's something that will need to be communicated also to the applicants. >> Okay. >> Thank you. >> Any uh other public seeing? Yes. Sure. A little hesitance there. You weren't sure if you were going to get up.
>> My name is Kathleen Skirka. regarding the 232 Old Forge Road. I'm across the street. Will we be notified of when the actual meeting is going to be so we can come and speak on behalf? >> So the there was a notice made tonight that the c the application would be
carried to the meeting of the 28th. If there is another adjournment request, I would suggest you might want to reach out to the planning office to confirm that it will or will not be heard on that date. Um and and they should be able to communicate to you whether it's anticipated that the board may carry it as um the gentleman just indicated that
he may be asking that it be carried. >> Okay. And I can get more information of the details of that from the planning board office. >> Yeah. The uh yeah the materials are on file. >> Okay. Thank you. >> Thank you. >> Anyone else in the public? Seeing
there's no one else in the public, I make a motion to close the public portion. >> All in favor? Hi. >> Any correspondences? >> Motion to adjurnn. >> Motion to adjurnn. >> Second. >> Second. >> All in favor? >> I. >> Enjoy your summer, guys. See you next
month. >> Happy 250.