Edison Township Zoning Board of Adjustment Regular Meeting - May 12, 2026

The Edison Township Zoning Board of Adjustment held a regular meeting on May 12, 2026, at 4:00 PM. The board considered three major applications: PSE&G's proposed electrical substation, a second-story addition on Floyd Street, and a new single-family dwelling on Woodland Avenue. All applications were approved, with conditions, after testimony from applicants, professionals, and public comment.

Consent Calendar

• April 28, 2026 minutes approved unanimously.
• Resolution Z 28 2025 (Vicus Sharma) approved unanimously.
• Resolution Z 1 2026 (Roanoke Park) approved unanimously.
• Resolution Z 4 2026 (Solomon Afhua) approved unanimously.

Public Comments & Testimony

• For the PSE&G substation (Z 36 2025): No public speakers appeared within or outside 200 feet.
• For the NHDP LLC addition (Z 33 2025): No public speakers appeared.
• For the Vivian Pierre home (Z 24 2025): Two speakers addressed the board:
  • Rita Meta (representing the Out of Bounds Homeowners Association) confirmed the association had received notice and had no objection to approval, but requested that conditions in the previous settlement agreement regarding road and stormwater improvements be met. She asked for confirmation that the board was aware of the notice.
  • Harry Scott (1643 Woodland Ave) raised questions about the proposed stormwater detention system and the road design submitted to the township. He requested clarity on whether the stormwater would drain toward Woodland Avenue and whether the road would be dedicated as public. The applicant's attorney responded that the road plans had been approved by the township engineer, but the township had not accepted the road as a public street; the applicant would revisit the dedication discussion. The stormwater basin would connect to the existing conveyance system and drain down the hill to Woodland Avenue.

Discussion Items

Case Z 36 2025 – PSE&G Electrical Substation

• Applicant: PSE&G proposed a 230/13 kV electrical substation at 19-21 Meridian Road and 1750 Oak Tree Road, including a 35 ft × 34.5 ft control house, two 181 ft monopoles, a 20 ft security wall, and a 10 ft fence. The use is not permitted in the RI (restricted industrial) or RA (residential) zones, requiring a D1 use variance plus numerous bulk variances.
• Key testimony:
  • Richard Strauss (PSE&G project manager) described the substation as an unmanned facility serving 6,000 customers, with weekly maintenance visits. The site is along an existing transmission right-of-way owned by PSE&G for nearly 100 years. The existing 142 ft lattice tower would be removed, and two 181 ft monopoles erected. The substation would be enclosed by a 25 ft precast concrete wall with faux windows and architectural columns to resemble a commercial building, blending with the area as requested by the mayor's office. Stormwater management would improve the site by repairing a collapsed pipe.
  • Jerry Sanseverino (PSE&G security manager) testified that the 25 ft wall and 10 ft anti-climb fence are part of a layered security approach. The substation is classified as NERC low-impact, not CIP-14, and the company is building above minimum regulatory standards.
  • Michael Blake (Burns & McDonnell engineer) detailed the site plan, setbacks, and variances. The front yard setback for lot 22 is 3.7 ft (required 50 ft), and for lot 28 it is 34.7 ft (required 35 ft). The rear yard setback is 0 ft (required 60 ft). The board engineer's third report listed conditions, which the applicant accepted.
  • Lisa DeFranza (landscape architect) presented a plan to remove 49 trees and plant 23 new trees and 49 shrubs, with a 91-tree deficiency to be contributed to the township tree fund. Landscaping would focus on the Elmire Road side to buffer the substation.
  • Noreen Merainer (PSE&G planner) argued that the substation is an inherently beneficial use, citing case law (e.g., Bell Telephone substation). She outlined the SECA test: the public interest in reliable electricity, minimal detrimental effects (noise, traffic, dust, etc.), reasonable conditions, and balance favoring approval. The board's planner confirmed that the application meets the positive criteria, and the negative criteria are satisfied because the site is particularly suitable for a public utility use.
• Board questions: Members asked about setbacks from homes (approx. 90 ft to the fence), lighting (motion-sensor, emergency only, 11 ft high fixtures), and potential noise from diesel trucks (three-minute idling policy, no overnight heavy equipment).
• Outcome: Motion to approve by Mr. DeVay, seconded by Mr. Sidato. Approved unanimously (7-0). Conditions include compliance with the board engineer's reports (February 24, April 27, and May 12, 2026), coordination with Edison Police and Fire, and a tree/landscaping maintenance plan.

Case Z 33 2025 – NHDP LLC Second Story Addition

• Applicant: NHDP LLC sought a D4 FAR variance (from 0.25 to 0.35) to add a second story to a one-story home at 136 Floyd Street, on a significantly undersized lot. The application was a continuation from March 24, 2026, where the board suggested reducing the FAR to 0.35.
• Key testimony:
  • Attorney David Prasad noted that the revised plans reduced the FAR from 0.41 to 0.35 by removing a sunroom, a bedroom, and other rooms. Two nearby homes (5 Hollywood Street and 903 New Dover Street) were approved at 0.35 FAR.
  • Architect David Dugas explained that the second floor (approx. 42 ft × 31 ft) contains three bedrooms, and the first floor retains a living room, family room, dining room, kitchen, and garage. The existing basement is unaffected.
  • Board members questioned the purpose of the addition (resale, modernizing the home) and whether the hardship was self-created. The applicant argued the home is currently non-compliant and undersized relative to the neighborhood.
• Outcome: Motion to approve by Mr. DeVay, with the condition that FAR not exceed 32% (0.32), and compliance with the board engineer's report. The motion was seconded by Mr. Sidato. Vote: 5-3 (Mr. Schneider and Vice Chair O'Gorman voted no; others yes). The board's approval included a requirement for revised plans reflecting the 0.32 FAR.

Case Z 24 2025 – Vivian Pierre Single-Family Dwelling

• Applicant: Vivian Pierre sought a D4 FAR variance (0.16, where 0.15 is permitted) for a new single-family home at 1651 Woodland Avenue. The application was revised from an earlier hearing where the board found the original proposal (19.6% building coverage, 0.41 FAR) too large.
• Key testimony:
  • Civil engineer Olivia Kononiuk testified that the revised plans reduced building coverage to 10% (compliant), lot coverage to 23.6% (under 25% maximum), and all setbacks comply. The stormwater management system exceeds NJDEP requirements, reducing peak flows by 77% for the 2-year storm, 77% for the 10-year storm, and 58% for the 100-year storm (vs. required 50%, 25%, and 20% respectively).
  • Architect Nehal Zaveri confirmed the house was reduced from 10,060 sq ft to 5,110 sq ft building coverage, with a three-car garage changed to two-car, and removal of an outdoor kitchen and office.
  • Planner Thomas Ricci testified that the FAR variance meets the Randolph Town Center standard: the site accommodates the increased floor area with no adverse impacts. All other metrics (setbacks, height, parking, stormwater) are compliant or over-compliant. The home is consistent with the neighborhood character and the master plan.
• Public comments: Rita Meta (Homeowners Association) and Harry Scott raised concerns about the road and stormwater compliance per the prior settlement agreement. The applicant's attorney confirmed that the road would be built to township standards and that the stormwater system would be improved. The board acknowledged that the road and stormwater obligations are separate from the variance request.
• Board questions: Members questioned the discrepancy between the planning board's subdivision approval (which required a compliant building envelope) and the current variance. The planner argued that the application is a better planning alternative with less impervious coverage and improved stormwater management.
• Outcome: Motion to approve by Mr. DeVay, seconded by Mr. Schneider. Vote: 6-1 (Vice Chair O'Gorman voted no; others yes). Conditions include compliance with the board engineer's report dated May 12, 2026, and all testimony.

Key Outcomes

• PSE&G Substation (Z 36 2025): Approved unanimously. D1 use variance and bulk variances granted. Applicant to accept conditions from board engineer's reports, coordinate with emergency services, and implement a landscaping maintenance plan.
• NHDP LLC Second Story (Z 33 2025): Approved 5-3. FAR variance granted, but conditioned on a maximum FAR of 32% (0.32), not the 0.35 proposed. Applicant to submit revised plans reflecting the lower FAR.
• Vivian Pierre Home (Z 24 2025): Approved 6-1. FAR variance of 0.16 (0.01 over 0.15) granted. All other bulk requirements are compliant. Applicant to comply with board engineer's conditions.

Adjournment

The meeting was adjourned at approximately 10:00 PM after a five-minute recess.