Edison Township Zoning Board of Adjustment Special Meeting – September 30, 2025

The Edison Township Zoning Board of Adjustment convened a special meeting on September 30, 2025, at 7:00 PM. The board approved minutes from September 16, 2025, and three resolutions (one denial, two approvals). The main agenda item was a public hearing on application Z‑33‑2024 (Asian Fresh of Edison LLC) for a site plan to convert a vacant music store into an Asian food market, with testimony from the applicant’s professionals and public comment. The board voted to carry the case to October 14, 2025, for a vote only, due to insufficient voting members present.

Consent Calendar

• Minutes: Approved unanimously for the September 16, 2025, meeting.
• Resolution Z5‑2025 (Abishek Barjage): Denial resolution approved (roll call: 4‑0).
• Resolution Z21‑2025 (Pratima Parab): Approval resolution approved (roll call: 4‑0).
• Resolution Z45‑2023 (Juana Lopez): Approval resolution approved (roll call: 3‑0).
• Extension Z22‑2023 (Edison Infinity care of M N A R): One‑year extension of preliminary and final site plan approval for Edison Infinity (formerly Edison Nissan) approved unanimously (roll call: 3‑0).

Announcements (Cases Not Heard)

• Z17‑2025 (Suresh and Darshnamodi, 152 Lund Avenue): Will not be heard; re‑notice required.
• Z24‑2022 (Old Post Realty LLC, 604‑610 Old Post Road): Adjourned; re‑notice required.
• Z19‑2025 (Jessica Lasque, 286 Central Avenue): Not noticed; will need to re‑notice.

Public Comments & Testimony

• Eric Helders (119 Hillcrest Avenue): Expressed concern about potential overflow parking on residential streets, questioning the parking study’s methodology and noting that Asian cultural shopping habits (daily visits for fresh food) could generate higher demand than the study assumed. Suggested directing traffic away from Hillcrest Avenue due to children playing in the street.
• Quynh Lam (118 Hughes Avenue): Concerned about increased traffic and illegal turns (especially left turns) by drivers, and worried patrons would park in front of her home. Requested 24/7 resident‑only parking restrictions.
• Bowie Chung (126 Hillcrest Avenue): Agreed with prior speakers, noting that weekend parking restrictions on their street are not enforced, leading to expected overflow. Expressed safety concerns for children playing near the street.

Discussion Items

Case Z33‑2024 – Asian Fresh of Edison LLC, 1829‑1837 Lincoln Highway The applicant seeks preliminary and final site plan approval to convert a vacant retail music store (former Sam Ash) into an Asian food market. The property is in the GB zone and has pre‑existing nonconformities: front yard setback (5 ft vs. required 30 ft), lot coverage (39.5% vs. 25%), floor area ratio (0.39 vs. 0.25, requiring a D variance), and building height (35 ft vs. 30 ft). The applicant’s engineer/planner Mark Lieber, architect Shin Yuan Chen, and traffic consultant Jay Troutman testified. Key points:

• Engineer/Planner (Lieber): Submitted revised plans addressing fire department comments, including a fire truck turning template approved by Chief Toth. Agreed to conditions: enlarge trash enclosure (losing one parking space, resulting in 62 spaces), add no‑left‑turn sign on Route 27, remove existing loading area on Greenwood Avenue, install new landscaping, reduce freestanding sign to 33 ft, and close an unauthorized driveway.
• Architect (Chen): Described preserving the existing brick facade, updating metal canopy to gray, and installing new signage (reduced height). The interior floor plan includes a 12,000 sq ft sales area, loading dock, and basement storage.
• Traffic Consultant (Troutman): Concluded that the retail‑to‑retail change will not generate a significant traffic increase; the site’s access improvements (closing a driveway, restriping) will improve circulation. The police department’s July 10, 2025, letter concurred that the plan does not directly affect traffic flow.
• Board Professionals: Mr. O’Bara (planner) noted the only outstanding issue was EV charging stations; the applicant agreed to install one EV spot and one make‑ready spot. Mr. McNell (engineer) confirmed all technical review comments were addressed.
• Variance Justification: Lieber testified that the FAR variance (0.39 vs. 0.25) is an existing condition; the only cure would be demolition, which is impractical. He argued no negative impacts on parking, traffic, or the zone, and the improvements (landscaping, ADA, new trash enclosure) are positive benefits.

Summation and Deferral: Applicant’s counsel requested deferral of the vote because only five board members were present (the board normally requires seven eligible members to vote). The board agreed to carry the case to October 14, 2025, for a vote only. The applicant’s summation reiterated that the use is permitted, variances are justified, and the application meets all legal standards.

Key Outcomes

• Deferral: The vote on application Z33‑2024 (Asian Fresh of Edison LLC) was deferred to the board’s regular meeting on Tuesday, October 14, 2025, at 7:00 PM. No further testimony will be taken; the board will deliberate and vote. Parties were advised that no additional notice will be sent.
• Conditions Agreed Upon: The applicant committed to the eight conditions listed in Mr. Lieber’s September 15, 2025, letter, including EV charging station installation, landscaping, and signage reduction.
• Attendance Note: The roll call at the start of the meeting indicated nine members present, but the chairman later stated only five members were present for the vote on this case. This discrepancy was not further addressed.