Planning Board Meeting

Date: May 18, 2026
The Edison Planning Board convened on May 18, 2026, at 4:00 PM to address routine approvals, a DPW maintenance facility presentation, and two major applications: a medical office conversion by Hackensack Meridian Health and a proposed community residence for emotionally disturbed women. The meeting included public testimony and unanimous votes on most items, with one application continued to June 15, 2026.

Consent Calendar

• Minutes of April 27, 2026: Approved unanimously by roll call (all present members voted yes).
• Resolution P08-2025 (Arma Contracting LLC): 90-day extension for minor subdivision – approved unanimously.
• Resolution P14-2025 (Federal Business Center): Minor Site Plan Approval with Conditional Use – approved unanimously.
• Resolution P01-2026 (Fairway Country Club Urban Renewal LLC): Preliminary and final site plan approval – approved unanimously.
• Miscellaneous Item P10-2025 (1125 New Dover Road): 90-day extension of subdivision approvals due to late exemption from Middlesex County – approved unanimously.

Public Comments & Testimony

For the Tour CL Organization application (Case P04-2026):

• Shivam Chabra (resident): Expressed safety and congestion concerns about the proposed community residence at 44 Lincoln Highway. Noted heavy traffic from nearby educational centers, a one-way street used for parent pick-up, and risk of jaywalking. Asked about visitor and operational guidelines.
• Srinivas Bontu (resident): Questioned safety for the community given that proposed residents have psychiatric issues. Note: The applicant clarified that residents are not violent and are high-functioning adults.

No public comments were made for the Hackensack Meridian Health application (Case P03-2026) or the DPW presentation.

Discussion Items

1. DPW Maintenance Yard and Fueling Station Improvement (745 New Dorham)

• Presented by LIRO Engineering on behalf of the Department of Public Works.
• Proposal: Rebuild a garage that burned down several years ago; construct a new 15-bay maintenance facility with offices, relocate and upgrade the fueling station, and improve site circulation. The new building will have greater capacity than the old one.
• The board confirmed the presentation was advisory only; after public none, the board voted unanimously that the project complies with the master plan and requires no further approvals.

2. Hackensack Meridian Health JFK Medical Office (Case P03-2026) – 10 Lincoln Highway

• Applicant: Hackensack Meridian Health (represented by attorney Carl Rizolve Cole).
• Proposal: Convert a vacant Rite Aid pharmacy into a medical office for urology and urogynecology. Use is permitted in GB zone; minor variances sought for parking (62 spaces proposed vs. 104 required by ordinance) and signage (a directional sign referring to JFK hospital, and a pylon sign height of 21 feet vs. 20 feet allowed).
• Testimony:
  • Edward Christian Jr. (VP of Master Planning, HMH): Described interior fit-out (exam rooms, treatment rooms, labs, staff areas); operational hours 8 a.m. to 4:30 p.m. Monday-Friday; 4 providers, 9 support staff (13 total); no weekend or evening hours; deliveries via box truck off-peak.
  • Mario Ianelli (PE, Dewsbury Engineering): Provided site plan details: removal of drive-through canopy, ADA improvements (regrading for 10% handicap spaces), new striping, EV charging stations, improved landscaping, and a hot box for fire suppression – to be screened by shrubs. Signage: existing pylon sign reduced from two‑sided to one‑sided; square footage reduced; directional sign relocated to avoid confusion with JFK hospital.
  • Justine Fox (PE, Stonefield Engineering – Traffic): Presented traffic/parking study: comparison to former Rite Aid shows reduction of ~90 vehicle trips during weekday PM peak; medical office generates fewer trips than retail. Parking demand per ITE is 48 spaces; proposed 60 spaces (including 6 ADA) provides 25% buffer. Circulation improved by removing drive-through. Letter of No Interest from NJDOT expected.
• Board deliberation: Professionals testified that the variance criteria were met – adaptive reuse, reduced activity, improved aesthetics, and no detriment to neighborhood. The board noted that much of the building is dedicated to support spaces (9 restrooms, labs, storage), so parking demand is less than square footage suggests.
• Vote: Motion to approve with variances for parking and signage, conditioned on compliance with board professionals’ suggestions and no further changes without board approval. Unanimous roll call vote (8 yes, 0 no).

3. Tour CL Organization – Community Residence (Case P04-2026) – 44 Lincoln Highway

• Applicant: Linda Kang Barada (Barada Wellness Residence LLC).
• Proposal: Convert a vacant medical office into a community residence for up to 12 emotionally disturbed adult women (ages 20-50). The facility would provide a structured living environment with a live‑in caretaker, 24/7 supervision, and programs for eventual independent living. No variances sought beyond pre‑existing nonconforming bulk (side yard, FAR). Conditional use permitted under Edison ordinance 37-4.22 for community residences for developmentally disabled (applicant’s interpretation includes emotionally disturbed).
• Testimony:
  • Linda Barada: Described her personal motivation (caring for a friend’s daughter) and business experience (surgery centers). Residents would have trust fund support; no state licensing required if fewer than 12 residents and no Medicaid/DDD funding. Planned staffing: one live‑in caretaker; social workers and psychiatrists visit. All residents are non‑violent; most cannot hold a job or live with parents. Building has 12 bedrooms, two kitchens, recreation area.
• Board concerns:
  • Use classification: Board member (social work background) distinguished “developmentally disabled” from “emotionally disturbed.” Attorney argued the ordinance definition is broad enough, but board requested clarification.
  • Safety and management: Board asked about resident screening, rules, security cameras, and the adequacy of a single live‑in caretaker for high‑needs individuals. Applicant assured strict house rules and a structured program.
  • State regulation: Board professional Mr. Pouyeci cited New Jersey Administrative Code 10:44 (standards for community residences). Applicant believed her facility is exempt under 12 residents, but board requested documentation from NJ Department of Community Affairs.
• Decision: The board voted to carry the application to June 15, 2026, to allow the applicant to provide evidence of state regulatory exemption or compliance. Applicant agreed.

Key Outcomes

• Consent items: All five resolutions and minutes approved unanimously.
• DPW Maintenance Facility: Presentation approved as compliant with master plan; no further action needed.
• Hackensack Meridian Health (P03-2026): Application approved with parking and sign variances; conditions include compliance with board professionals’ reports and no future changes without board approval. Board directed that the applicant must return for any modifications.
• Tour CL Organization (P04-2026): Application continued to June 15, 2026 (no further notice required due to date certain set during meeting). Applicant must provide state regulatory documentation demonstrating exemption or compliance with NJAC 10:44.
• Next Meeting: Scheduled for June 15, 2026, to continue the Tour CL application and any other business.