Bernards Township zoning board grants pergola variance, waives multiple completeness items and carries two larger applications to March 4

The Bernards Township (Basking Ridge) Zoning Board of Adjustment met and on Feb. 4 approved a variance that will allow a homeowner to install a motorized pergola and keep certain pre-existing nonconforming features while also waiving several submission items for a separate redevelopment completeness review and carrying two other applications to the March 4 hearing.

The board voted unanimously to grant relief for Robert and Julie Coyles pergola and related lot-coverage issues, limiting the approved impervious coverage to a maximum of 19.9% and approving side-yard setbacks for an existing shed and driveway as requested. "I'm inclined to grant the application based on the information before us," board counsel Mr. Soasi told the applicants before movers put the resolution to a vote.

Why it matters: The decisions preserve modest homeowner improvements while emphasizing the boards concern about stormwater management and accurate site documentation. Separately, the boards waivers and carries reflect the panels focus on ensuring adequate surveys and engineering before deciding larger redevelopments.

What the board acted on most notably - Coyle pergola and lot-coverage variance (ZB25-038): The board approved relief to legalize an existing shed (side-yard setback 4.5 ft) and driveway encroachment (0.9 ft) and to permit lot coverage up to 19.9%. Conditions discussed included modest stormwater mitigation and final as-built documentation. The motion to grant relief and direct staff to draft a memorializing resolution passed with all members present voting "yes." (Motion moved by Mr. Soasi; seconded by Miss Herrera.)

- Completeness waivers granted for 131 Marstown Road LLC (ZB25-040): Applicant counsel Donna Jennings and site engineer Josh Weary asked the board to waive several checklist items for a redevelopment site plan (including a wetlands letter-of-interpretation still pending with the state, profiles for nongravity utilities, and tree inventories). The board granted waivers for items 1through 7 on the completeness checklist but required outstanding organizational documents and a narrative be submitted before the application is deemed complete.

- Kalan (3469 Valley Road) and Vuvio (22 Century Court) applications carried to March 4: The board heard presentation testimony from architect Matthew Smith and property owner Thomas Kalan about a sunroom replacement and expanded patio, and from attorney John Sullivan, owner Jasine Vuvio and contractor Christopher Paul about a proposed large private pool, pergola and fireplace. Both applications raised concerns about accurate lot-area calculations, missing or inconsistent survey information and potential stormwater impacts. The board requested updated surveys, clarified stormwater expectations and carried both matters to the March 4 meeting for further engineering review.

Notable exchanges and technical issues - Survey accuracy and impervious coverage: In the Kalan case the board pressed for a current as-built survey because the architects plan and a 2007 survey did not match; members said small differences in measured driveway or patio extents could change the degree of relief required.

- Stormwater and drainage: Across multiple cases board members repeatedly asked how additional impervious surface would be handled, whether downspouts and existing French drains were adequate, and what stormwater mitigation (for example rain barrels or piped connections) applicants would employ. The board declined to accept some site changes without a more detailed stormwater plan or the as-built survey.

What happens next: The Kalan and Vuvio applications are scheduled to return to the board at its March 4 meeting; the Marstown Road application was deemed incomplete subject to submission of required materials. The board asked staff to include an example rain barrel at the next meeting and to coordinate site visits where appropriate.

Votes at a glance - Motion to approve Coyle relief (lot coverage max 19.9%, shed side-yard 4.5 ft, driveway 0.9 ft): Passed; recorded votes in favor by Miss Layman, Mr. Leazinski, Mr. Lindamman, Miss Pear, Miss Silver, Miss Trap and Chairwoman Bowman. - Motion to waive completeness items 17 for 131 Marstown Road LLC: Passed unanimously; application deemed incomplete pending additional documentation.

The board adjourned after a brief staff update about a site visit to Pingry School and a cancellation of the Feb. 12 special meeting.