Edison Township Planning Board Meeting – March 16, 2026

The Edison Township Planning Board convened on March 16, 2026, to consider several land-use applications, including a lot line adjustment for an industrial property, a minor subdivision in a residential zone, a solar canopy project at JFK Medical Center, and a conditional use for a paratransit facility. All items were approved unanimously after testimony and public comment.

Consent Calendar

• Minutes of December 15, 2025 – Approved unanimously.
• Minutes of January 13, 2026 – Approved unanimously.
• Resolution P03-2025 (Victory Properties LLC) – Extension of time for subdivision approval; approved unanimously.

Public Comments & Testimony

On P5263 (Goldberg Builders LLC – minor subdivision at 354 Plainfield Road)

• Binet Patel (14 Southfield Road) – Opposed the subdivision, citing deed restrictions from the Arrowhead Park neighborhood (30,000 sq ft minimum lot size, 175 ft frontage) that he claimed apply to the property. He argued that a prior application in 2000 was denied by the board for similar reasons.
• Lou Palladino (1 Southfield Road) – Supported Mr. Patel’s position, stating the board had reviewed the matter in 2000 and denied it. He requested the board to re-examine its records.
• Shung Hu Yang (Southfield Road) – Opposed the subdivision, arguing it would increase density and change the neighborhood character. He questioned the definition of the RA zone and raised concerns about traffic safety due to two new driveways on Southfield Road.
• Robert Sarch (11 Southfield Road) – Opposed the subdivision, stating it would degrade the character of the neighborhood, create traffic hazards, and set a negative precedent. He urged denial.
• No public comments were offered on the other applications (P5262, JFK solar project, or Eastern Coach).

Discussion Items

1. P5262 – Federal Business Centers Inc. (54 Cattail Way)

• Applicant sought a lot line adjustment to reconfigure two lots previously approved under a minor subdivision, aligning lot boundaries with an existing truck parking facility for lease and tax purposes.
• No new development, variances, or changes to access were proposed. The lots remain conforming.
• Testimony from Patrick Connolly (COO) and review of plan A1 confirmed the adjustment is purely administrative.
• Board professionals (engineer and planner) raised no objections after testimony addressing wetlands delineation and emergency services letters.
• Outcome: Approved unanimously (roll call vote: all 7 members present in favor).

2. P5263 – Goldberg Builders LLC (354 Plainfield Road)

• Proposed minor subdivision of a 1.037-acre RA-zoned lot into two fully conforming lots (each >20,000 sq ft). Existing 1930s structure to be demolished; two new single-family homes to be built, both accessed from Southfield Road.
• Testimony from Paul Fletcher (engineer/planner) and Lawren Sachs (attorney) addressed compliance with bulk requirements, removal of a deed restriction from 1937 (expired 1960, not extended), and conformance with DNR and Neglia reports.
• A driveway concern raised by the board engineer (proximity to intersection) was resolved: the corner lot will have a straight driveway with a K-turn instead of a circular drive.
• Public opposition centered on alleged Arrowhead Park deed restrictions (30,000 sq ft minimum, 175 ft frontage) and neighborhood character. The board chair noted the board lacks jurisdiction over private deed covenants; enforcement would be a court matter.
• A six-foot fence at the rear of the lots was added as a condition.
• Outcome: Approved unanimously, subject to compliance with DNR and Neglia reports, installation of the fence, and that any changes be brought to the board’s attention.

3. JFK Medical Center – Solar Canopy Facilities (65 James Street)

• Proposed construction of canopy-mounted solar arrays over existing parking areas across six lots on the JFK campus (north and main campuses). Total of 13 canopies on main campus, 5 on north campus.
• Accessory use to a hospital (inherently beneficial use). Variances needed for setbacks (interior lot lines between hospital lots) and for 22 reduced-dimension parking spaces (compact, 15–16 ft length) due to stanchion placements.
• Phasing plan presented (6 phases on main campus, 3 on north campus) to minimize disruption; temporary parking at 70 Wood Avenue (250 spaces), valet service, and shuttle for staff.
• Lighting under canopies will replace existing pole lights with down-lights, reducing light spillage.
• Tree replacement: 28 trees removed on main campus, 21 on north campus; locations to be coordinated with board engineer.
• DEP permit for the S lot (previously approved) was issued March 12, 2026.
• Project will generate approximately 28% of the hospital’s electricity needs; no on-site battery storage.
• Construction duration: June 2026 to September/October 2027 (17 months), plus 2-month commissioning.
• Outcome: Approved unanimously, subject to compliance with DNR and Neglia reports, with any changes brought to the board’s attention.

4. P02-2026 – Eastern Coach Company LLC (305 Clearview Avenue)

• Conditional use and minor site plan approval for ADA paratransit van storage and maintenance facility (60 vans, 15 sedans) inside an existing warehouse. No exterior changes proposed.
• Operations: 20 on-site employees; 50 daily drivers; hours 4 a.m. to midnight. Interior modifications: expand office space to 5,000 sq ft, maintenance area with 3 lifts and a wash bay (oil/water separator). All vehicle storage inside; outdoor fenced area for overflow.
• Conditional use requirements met: no outdoor repair/painting; no salvage/sales; not within 200 ft of sensitive receptors; existing non-conforming front-yard setback (41 ft vs. 50 ft) will not change.
• Traffic engineer (Corey Chase) concluded peak-hour trips (28) are well below the 100-trip threshold; traffic generation is similar to prior use.
• Property owner (Vincent Vishelia) consented; no easements affected.
• Signage will be limited to existing monument sign; permits to be obtained separately.
• Outcome: Approved unanimously, subject to compliance with DNR and Neglia reports, and with any changes brought to the board’s attention.

Key Outcomes

• All four applications were approved by unanimous roll call votes (all 7 members present voting in favor). Each approval was conditioned on addressing board professionals' reports (DNR Engineering and Neglia Planning) and requiring that any future changes, no matter how de minimis, be reported to the board.
• No additional business was conducted; the meeting was adjourned.