Edison Zoning Board of Adjustment Regular Meeting - April 21, 2026

The Township of Edison Zoning Board of Adjustment held a regular meeting on April 21, 2026. The board approved minutes and two resolutions, held a closed session, and conducted a detailed hearing on a major application by Public Service Electric and Gas (PSE&G) for a new electrical substation. The board voted to continue the case to June 30, 2026, with the applicant agreeing to extend the time for board action.

Consent Calendar

• Minutes of March 31, 2026: Approved by roll call vote (7 yes, 0 no).
• Resolution C-17-2025 (Suresh Modi): Approved by roll call vote (5 yes, 0 no).
• Resolution Z-25-2025 (Hasbell of Northeast LLC): Approved by roll call vote (7 yes, 0 no).
• Announcement: Case Z33-2025 (NHDP LLC at 136 Floyd Street) was carried to May 12, 2026, at 7 p.m. in Council Chambers.

Discussion Items

• Case Z5-2026 – PSE&G (South Edison Substation): PSE&G seeks preliminary and final site plan approval with multiple bulk and use variances to construct an electrical substation on three parcels: 130A Meadow Road, 101 Silver Lake Road, and 191 Meadow Road. The project includes a prefabricated substation, three stormwater infiltration basins, five new monopoles (two 150-foot, one 140-foot, two 95-foot), a 20-foot-high decorative concrete wall (350 feet long along the Penske lot), anti-cut/anti-climb fence, and control house. Proposed relief includes variances for a 16-foot-wide access road (minimum 22 feet), a 0.2-foot setback on the triangular lot (required 50 feet), and the wall located 3 feet from the property line.
  • Fact Witness – Sunil Mittal (PSE&G Project Manager): Testified that the existing Meadow Road substation (built ~1965) is heavily loaded and may fail; the new substation will serve 14,300 customers in Edison and surrounding areas. The 20-foot wall is for security based on a NERC-CIP study and was designed in consultation with the township. No designated parking is needed – maintenance personnel park on the access drive. PSE&G will comply with Edison’s snow removal ordinance on the new sidewalk.
  • Expert Witness – Michael Blake (Civil Engineer, Burns & McDonnell): Presented site plans and renderings. The site has three infiltration basins to meet NJ stormwater requirements. No wetlands will be disturbed. The monopoles and wall are depicted in renderings; the board requested additional renderings from residential perspectives and with monopoles clearly visible.
  • Expert Witness – Joseph Keefe (Acoustical Consultant, Ostergaard Acoustical): Described noise modeling. Existing substation produces up to 44 dBA at nearest residences (with worst-case HVAC). New substation added increases to 45 dBA – still below the 50 dBA noise code limit. Ambient noise from the New Jersey Turnpike is about 47 dBA. The walls are not for acoustical purposes. The applicant agreed to post-construction noise studies (immediate and at six months) as a condition.
  • Board Discussion: Board members questioned construction safety, tree removal (to be addressed by landscape architect), and the need for the wall height. Board Engineer Mr. Carly noted potential lighting conflicts between Edison ordinance and federal security requirements, recommending a waiver. Board Planner Ms. Knight had no additional questions at this stage.

Key Outcomes

• Continuance: The board voted to continue Case Z5-2026 to June 30, 2026, at 7 p.m. in Council Chambers. The applicant agreed to extend the 120-day statutory timeframe for board action.
• Conditions Stipulated: PSE&G will provide updated renderings from residential viewpoints, address all comments from the board engineer’s report, and comply with Edison ordinances regarding snow removal, garbage disposal, and noise enforcement.
• No Public Testimony: No members of the public spoke during the public portion of the hearing.