Mahwah planning board adopts Master Plan amendment to allow limited outdoor storage, narrows commercial solar use

MAHWAH, N.J. — The Township of Mahwah Planning Board on Monday evening approved an amendment to the 2026 Master Plan and found two zoning ordinances consistent with that change, clearing the way for limited outdoor storage in the IP120 industrial zone and removing solar energy systems as a permitted principal use in two neighborhood business districts.

Darlene A. Green, P.P., AICP, the Township Council planner and an expert witness before the board, told members the amendment (dated May 18, 2026) was prepared to "effectuate the settlement of the lawsuit referenced above," including a provision that would permit off-site parking of delivery vehicles associated with a nearby distribution facility at 500 Corporate Drive. Green said the amendment also eliminates solar energy systems as a principal use in the B10 and B12 zones and removes accessory storage within wholly enclosed structures in those zones to help promote a more pedestrian-friendly Franklin Turnpike corridor.

Board members discussed the limits of any new outdoor storage allowance and supported language restricting storage to vehicles, equipment, containers and trailers and requiring screening to obscure visibility at side and rear property lines. A motion to approve and adopt the Master Plan amendment was made by Ms. Jankowski, seconded by Ms. Miceli, and passed on a 9-0 roll call vote by Ervin, Galow, Grewal, Jankowski, Miceli, Miller, Olear, Montroy and Reinhartsen.

The board also reviewed two zoning ordinances in a work session. Ordinance No. 2101 would amend permitted principal, conditional and accessory uses in the B10 and B12 business districts; Green said current businesses using removed uses could remain under a certificate of nonconformity but would need variance relief if they sought to expand. The board found Ordinance No. 2101 consistent with the Master Plan by a 9-0 vote (motion by Mr. Montroy, second Ms. Jankowski).

Ordinance No. 2102 would amend the IP120 Industrial Park Zone to permit outdoor storage as a permitted conditional use under conditions discussed by the planner, including limits to vehicles, equipment, containers and trailers and required screening. The board voted 9-0 that Ordinance No. 2102 is consistent with the Master Plan (motion by Mr. Montroy, second by Mr. Grewal).

Votes at a glance: the board memorialized two site-related resolutions earlier in the meeting. Docket 682 (Corporate Drive Associates LLC, 300 Corporate Drive — preliminary and final site plan with variance and soil movement permit) was approved (motion Ms. Miceli; second Ms. Jankowski) on a 6-0 roll call with Mr. Grewal recused. Docket 685 (Bergen County Law & Public Safety Institute, 281 Campgaw Road — courtesy review of an auxiliary storage building) was approved (motion Mr. Miller; second Ms. Galow) on a 6-0 roll call with Ms. Miceli recused.

During the open public comment period, David May of 93 Oweno Road thanked the board and its professionals for their consideration on outdoor storage and for coordination between the Township Council and the Planning Board.

The board adjourned at 8:35 p.m.; minutes were prepared by recording secretary Mary Jo Wood and will be provided to the Planning Board for approval at the June 15, 2026 regular meeting.