Edison Zoning Board of Adjustment Regular Meeting – September 22, 2026

The Township of Edison Zoning Board of Adjustment held its regular meeting on September 22, 2026, at 7:00 PM in council chambers. The board considered three main applications: a residential addition at 4 Burlington Court (continued), a residential addition at 3 Cottonwood Circle (approved), and a Middlesex Water Company water tank proposal at 200 Tinglin Lane (continued). The meeting also included approval of prior minutes and a resolution, as well as the continuation of a separate Hackensack Meridian JFK case to a future date.

Consent Calendar

• Minutes of August 25, 2026: Approved by roll call vote (all in favor).
• Resolution Z10 2026 (Middlesex Water): Approved by roll call vote (all in favor).

Public Comments & Testimony

Case Z16 2026 – Middlesex Water Company (200 Tinglin Lane) Multiple residents spoke, raising concerns about:

• The need for a 5-million-gallon tank vs. a smaller 2- or 3-million-gallon tank.
• Visual impact, especially in winter when leaves are gone; requests for a comprehensive siting study.
• Noise impacts from pumps and emergency generator; questions about modeling assumptions (e.g., still winter nights).
• Safety and catastrophic failure; potential flooding of surrounding homes.
• Impact on property values, psychological stress, and loss of tree canopy.
• Presence of endangered species (spotted turtle) in the wetlands.
• Request for the board to consider why 25 other sites were rejected before choosing this residential neighborhood.
• Construction noise and duration (estimated 12 months).
• One resident expressed that no tangible benefit to Edison residents was identified beyond water pressure improvement.

Case Z19 2026 – Hackensack Meridian JFK (continued to September 29) No public comment was taken as the case was not heard.

Discussion Items

Case Z9 2026 – Sam Ratmandel (4 Burlington Court)

• Applicant sought bulk and D variances (rear yard setback, building coverage, FAR) to add to existing single-family dwelling.
• Applicant testified about family needs (wife’s medical condition requiring ground-floor bedroom, elderly parents from India).
• Planner Paul Fletcher testified that variances were due to irregular lot shape and undersized lot (9,500 sq ft vs. typical 12,500). He argued no adverse impact.
• Board members questioned lack of neighborhood analysis for building coverage and FAR. Applicant offered informal observations but board found proofs insufficient.
• Board requested that the applicant provide professional planning analysis at the next meeting.
• Outcome: Case continued to October 20, 2026.

Case C24 2026 – J Badiani (3 Cottonwood Circle)

• Applicant sought bulk and D variances (side yard, building coverage, FAR, rear deck) to add first- and second-floor addition to existing ranch.
• Family of seven (three children, elderly parents) currently in small house; need more space and a ground-floor bedroom for parents.
• Contractor (Neil Agarwal) and architect (Andrew Pod Berezniak) testified to scope: two-car garage, master suite, four bedrooms, study, deck.
• Planner Christine Nizaro (Cafone) testified: D variance for FAR (0.41 vs 0.37), C variances for side yard (7.16 ft vs 10 ft), building coverage (22.61% vs 20%), and rear deck setback. She argued the site can handle the excess FAR, noting the property is undersized and the master plan supports rehabilitation of older housing stock. She highlighted that total impervious coverage remains under the 40% limit.
• Board questions focused on side yard setback, deck encroachment, and a human door on garage. Applicant offered to relocate the door if needed.
• Public portion: No one from within 200 feet or outside appeared to speak.
• Outcome: Motion to approve by Mr. Chabra, second by Mr. Schneider. Roll call vote: 6-0 in favor. Approved unanimously.

Case Z16 2026 – Middlesex Water Company (200 Tinglin Lane)

• Applicant seeks site plan approval with D2 (expansion of nonconforming use), D6 (height variance), and C variances (parking, accessory structure height) to construct a 5-million-gallon ground-mounted water storage tank (125 ft diameter, 65 ft tall) and a pump station on a 27-acre site in the RAA zone.
• Vice President Brian Carr testified: tank is needed to meet DEP storage requirements (50% of average day demand) and to replace a tank lost during Hurricane Sandy in Carteret. The company evaluated 25 sites over a decade; this site was chosen due to size, proximity to transmission mains, and ability to use ground storage (lower visual impact than elevated tank). The height (65 ft) is driven by wetland constraints limiting the footprint.
• Engineer Joseph Weaver presented site plans, setbacks (all greatly exceed minimums), building coverage (1.2% vs 10% allowed), and impervious coverage (2.1% vs 25%). The tank will be painted a beige color to blend with winter trees; summer tree canopy (80–90 ft) will largely screen it.
• Acoustical expert Mark Bastasch testified: noise modeling (ISO 9613) with conservative assumptions (all equipment operating, no ground absorption) predicts levels below Edison’s 50 dBA nighttime limit. The design includes a “room within a room” for pumps and no louvers.
• Planner Christine Nizaro testified: the use is inherently beneficial (public utility). She cited the 2024 Master Plan’s goals for infrastructure upgrades and resiliency, and argued the Monarch Communities test is satisfied because the variances will not substantially impair the zone plan.
• Board professionals (Mr. Curley) confirmed engineering issues are resolved, and recommended conditions: six-month post-construction look-back on lighting, noise, and landscaping.
• Public comment was extensive (see Public Comments section).
• After public comment closed, the applicant indicated readiness for summation but the board decided to continue the case to allow time for additional information (siting study, wetland credits) and to have six members present.
• Outcome: Case continued to October 20, 2026.

Case Z19 2026 – Hackensack Meridian JFK (60A Edison Ave & 99 Turner Ave)

• Not heard due to time constraints. Applicant agreed to carry to September 29, 2026 at 7:00 PM.

Key Outcomes

• Case Z9 (4 Burlington Court): Continued to October 20, 2026 for additional planning testimony.
• Case C24 (3 Cottonwood Circle): Approved (6-0 roll call). Applicant granted all requested variances and site plan approval.
• Case Z16 (200 Tinglin Lane): Continued to October 20, 2026 for summation and vote. Board expects applicant to address public concerns regarding siting alternatives and wetland credits.
• Case Z19 (Hackensack Meridian): Continued to September 29, 2026.
• The board also took a brief recess and handled scheduling of future cases.