Edison Zoning Board of Adjustment Regular Meeting – October 13, 2026

The Township of Edison Zoning Board of Adjustment held a regular meeting on October 13, 2026, to consider three applications: a bulk variance for a fire-damaged home reconstruction, a use variance and site plan for a PSE&G training campus expansion, and a settlement hearing for a proposed assisted living facility under federal court order. The board approved the first two applications unanimously and, after reconsideration, approved the third application with a charitable contribution condition.

Consent Calendar

• Minutes of the September 29, 2026, meeting were approved unanimously.
• One case (Z 31-2025, Tanujia Addiani) was carried to December 15, 2026.

Public Comments & Testimony

• Public Comments on Case Z 46-2017 (Care One): Multiple residents from King Street, Lewis Court, and Inman Avenue spoke in opposition. Concerns included:
  • Traffic safety on narrow, single-lane Inman Avenue, especially near schools; speaker criticized the August traffic study for not reflecting school-year conditions.
  • Noise from generators, trash trucks, and snow removal disrupting residential quiet.
  • Impact on property values and quality of life from a three-story commercial building in a residential zone.
  • Poor maintenance of the existing Care One facility, including dead trees and debris.
  • Fire safety and emergency evacuation risks for memory care residents.
  • One resident cited a personal car accident on Inman Avenue.
  • A representative from Wardlaw-Hartridge School described existing flooding damage from stormwater runoff and opposed increased impervious coverage.
• Public Comments on Case Z 25-2026 (Sheeman): No public comments.
• Public Comments on Case Z 21-2026 (PSE&G): No public comments.

Discussion Items

• Case Z 25-2026 – Patricia Sheeman (13 Short Street): Applicant sought bulk variances to rebuild a single-family dwelling destroyed by fire on May 15, 2025. Proposed variances included building coverage (31.58% vs. 23% allowed), minimum lot area (3,100 sq ft vs. 7,500 required), front yard setback (14.35 ft vs. 25 ft), and combined side yard setback (9.7 ft vs. 18 ft). The architect testified that the house would be slightly repositioned to improve side clearance and add a small front porch, with minimal increase in building coverage (26 sq ft) and lot coverage (320 sq ft for driveway/walk). No public comment. Board found the request de minimis and not detrimental.

• Case Z 21-2026 – PSE&G (101 Silver Lake Road): Applicant sought preliminary and final site plan approval with a D1 use variance to construct a one-story modular classroom and mock residential training structures (training village) on an existing 88-acre utility training campus. Testimony from PSE&G’s training manager described the need for realistic hands-on training using simulated gas leaks (compressed air, not live gas) and electrical disconnects. Hours remain 7:30 a.m. to 3 p.m., no increase in trainees (max 30). The project engineer noted 13 trees to be removed, 17 new trees proposed, reduction in impervious coverage by ~11,000 sq ft, and stormwater management improvements. A board engineer confirmed the plan was competent with minor conditions. No public comment. Unanimous approval.

• Case Z 46-2017 – Care One at Birchwood (1350 Inman Avenue) – Settlement Hearing: This was a Whispering Woods hearing on a revised settlement agreement following federal court ruling that Edison’s zoning code violated the Fair Housing Act by barring assisted living in residential zones. The proposed memory care facility (114 units, 122 beds) replaced an earlier denied application (2019) and a July 2026 settlement rejection. Key changes: building height reduced to two stories on the east side near Lewis Court; generator, trash enclosure, and loading moved to the west side between existing skilled nursing and proposed building; updated traffic study (August 2026 counts, adjusted for season and growth) showing negligible impact (one new trip every six minutes); acoustical study showing generator compliance with 65 dBA daytime standard; addition of an eight-foot fence and enhanced landscaping. The board attorney and township attorney confirmed collaborative settlement negotiations. Public opposition was extensive (see Public Comments). The applicant’s litigation counsel warned that rejection would likely lead to a $40 million damages verdict paid by the township (via insurance/taxes).

Key Outcomes

• Case Z 25-2026 (Sheeman): Motion to approve carried unanimously (7-0). Conditions include compliance with engineer’s report and code.
• Case Z 21-2026 (PSE&G): Motion to approve carried unanimously (7-0). Conditions incorporate all testimony and board engineer’s conditions.
• Case Z 46-2017 (Care One): Initial motion (by Mr. DeVay) to approve with condition that applicant waive $150,000 settlement payment was ruled invalid; withdrawn. A subsequent motion to approve (by Mr. DeVay, amended by Mr. Schneider) with acceptance of a $100,000 charitable donation for traffic improvements failed 4-2 (Mr. Johnny and Mr. DeVay dissenting). After a closed session, the board reconsidered; the applicant offered $350,000 for Inman Avenue traffic improvements. Motion to reconsider passed 6-0 (one member stated intent to resign). The final motion to approve the settlement (with the $350,000 donation condition) passed on roll call: Mr. Chabra (yes), Mr. Sarrito (yes), Mr. Johnny (yes), Mr. Schneider (yes), Mr. DeVay (yes), Chairman Kemba (yes). The meeting was then adjourned.