Bernards Township zoning board approves pergola, decks and house‑addition variances with conditions

The Bernards Township Zoning Board of Adjustment voted to grant bulk‑variance relief for three residential projects after public hearings that included testimony from the applicants and technical review by board professionals.

Board action followed testimony that applicants had obtained or would obtain required permits and that the projects would not remove trees or expand building footprints beyond the limits set in the approvals. The board tied approvals to specific conditions: the applicants must adhere to the submitted dimensions and materials in the resolution, ensure downward‑directed exterior lighting if installed, and work with the township engineering department on stormwater measures where required.

Ashish Shaw, who identified himself for the record as the applicant for 41 Sentinel Drive (case ZB25026), asked for a variance because a louvered pergola on his raised patio sits about five feet from the house instead of the 10‑foot minimum. Shaw said the pergola has a louvered roof that opens and closes and that the clearance is about 9 to 10 feet. Board planner David Schlott noted the pergola counts as a building for zoning coverage, that accessory‑structure height is limited to 20 feet and that proposed lighting should be downward directed and glare‑free. The board described the request as a C2 variance and moved to deem the application complete and to direct the board attorney to draft a resolution granting the relief with conditions that lock in dimensions, height and footprint.

Jeffrey Stoddard, the applicant for 74 Winding Lane (ZB25030), told the board he planned to replace an improperly sloped patio with a 22½‑by‑11‑foot open deck to improve safety and drainage and to correct a prior nonconforming condition. Stoddard said his revision would reduce building coverage from 18.57% to 17.36%; board materials and a site visit confirmed the backyard is well shielded from neighbors. Professionals confirmed there would be no tree removals, any future lighting must be downward directed, and that the stepping‑stone walkway must be shown on permit plans so coverage calculations match. The board characterized this as a C1 variance and directed a resolution to memorialize approval subject to the indicated stipulations.

Zachary Bond appeared for the public hearing on 129 West Oak Street (ZB25024) after an initial note that he had not been present; he described a modest one‑story rear addition and a dormer on the front of the house. Bond amended his application on the record to include an additional 8 square feet of coverage for a utility/AC pad; with that amendment the coverage calculation rose to about 31.58%. Bond agreed to work with the township engineering department to provide on‑site stormwater mitigation for the new addition (the board suggested a dry well and required a soil permeability test) and to include any required grading and planting plans. The Environmental Commission report recommending best management practices and native plantings was entered into the record; Bond said he would comply with those recommendations as part of final permitting. The board deemed the application complete and directed the attorney to prepare a resolution containing the stipulations.

Votes at a glance - ZB25026 (Ashish Shaw, 41 Sentinel Drive) — Motion to approve and draft a resolution granting relief with conditions; outcome: approved by voice/roll‑call vote. Members recorded in favor during the roll call included Miss Herrera, Mr. Krauss, Miss Padichi, Miss Popar, Miss Trap and Chairwoman Bowman. - ZB25030 (Jeffrey Stoddard, 74 Winding Lane) — Motion to approve (C1 variance) and draft a resolution memorializing the approval; outcome: approved by voice/roll‑call vote. - ZB25024 (Zachary Bond, 129 West Oak Street) — Applicant amended coverage and agreed to stormwater mitigation; motion to deem application complete and draft a resolution granting relief subject to stipulations; outcome: approved by voice/roll‑call vote.

Administrative items and next steps The board confirmed that applicants must submit final permit plans to the township engineering department (including updated coverage calculations and any soil tests or dry‑well details for stormwater mitigation). The board cancelled the November 13, 2025 special meeting and scheduled the next regular meeting for December 3, 2025.

The board's formal approvals will be memorialized in written resolutions drafted by the board attorney; those resolutions will specify the exact dimensions, materials and permit conditions described during the hearings.