1 Township of Millburn Minutes of the Zoning Board of Adjustment February 2, 2026 A regular meeting of the Township of Millburn Zoning Board of Adjustment was held on Monday, February 2, 2026 at 7:00 PM at Millburn Township Board of Education, Education Center Building, 434 Millburn Avenue, Millburn, New Jersey. Chair Craig Ploetner opened the meeting by reading Section 5 of the Open Public Meetings Act. Board Attorney, Robert Simon, administered the oath of office to David Bradford and Craig Ploetner. The following members were present for the meeting: David Bradford Gary Rosen Regina Truitt Steve Cohen Jessica Glatt, Vice Chair Craig Ploetner, Chair Also present: Robert Simon, Board Attorney Eric Fishman, Court Reporter Eileen Davitt, Zoning Officer/Board Secretary APPROVAL OF MINUTES A motion to approve the minutes of January 12, 2026, was made by Jessica Glatt, seconded by David Bradford, and carried with a unanimous voice vote. APPLICATIONS CAL#4051-25, 521 MA PROPERTIES, 521 MILLBURN AVENUE, SHORT HILLS The applicant is noticing for the March 2, 2026 agenda. CAL#4025-25, TRIPLE ONE HOLDINGS, 44 ESSEX STREET, MILLBURN The matter was carried to March 16, 2026.� 2 CAL#4059-25, SAM HAWKSWORTH, 116 CYPRESS STREET, MILLBURN The matter was carried to March 2, 2026. CAL#4066-25, KEVIN QIAN/ANNIE CHENG, 738 RIDGEWOOD ROAD, MILLBURN Annie Cheng, Kevin Qian and Robie Wood, Architect appeared and were sworn. The applicants would like to construct an addition to their dwelling. Proposal is in violation of: 606.2e1f – Combined side yard setback 606.2e2d – Floor area ratio Robie Wood’s credentials were presented and accepted by the Board. He gave a brief description of the applicants’ proposal. They would like to add to the back and rear of the existing dwelling in order to allow for an expanded kitchen and family room. The proposal also adds a 4th bedroom on the second floor above the existing den. The addition meets the side yard setback requirement but falls short on the combined side yard setback with 31% where 35% is required. The existing floor area ratio is 22.3% where the addition will result in a floor area ratio of 39.6% where 36% is permitted. Mr. Wood stated that the property is deficient in lot width at 50 feet where 60 is the minimum standard in the R-6 zone. Craig Ploetner felt there was no hardship. The lot is slightly oversized for the R-6 zone at 6,250 SF where 6,000 SF is the minimum lot area. After discussion with his clients, Mr. Wood indicated that he would like to remove the request for floor area ratio and would like to go forward with the request for combined side yard setback variance relief. Board Attorney, Rob Simon, indicated that the applicant will have to submit revised plans and come back to the Board. The matter was carried to March 2, 2026. CAL#4067-25, JUDD/YUKI ABRAMSON, 51 CHESTNUT STREET, MILLBURN Judd Abramson, Rick Keller, P. P., and Doug Miller, Architect, appeared and were sworn. The applicants would like to construct an addition to the dwelling. Proposal is in violation of: 606.2e2a – Building coverage 606.2e2b – Lot coverage� 3 606.2e2d – FAR 606.2e1e1a – Side yard setback up to 18 feet in height 606.2e1e1b – Additional side yard setback over 18 feet in height 606.2e1g – Rear yard unoccupied Doug Miller’s credentials were presented and accepted by the Board. He gave a brief description of the applicants’ proposal. He stated that the existing dwelling was originally a carriage house for the house on the adjacent lot. The property is an 8,250 SF undersized lot in the R-5 zone with a deficient lot width. The applicants propose a small 1-story addition on the left rear of the dwelling as well as the construction of a garage in place of the existing shed. There is currently no garage on the property. The new detached garage is a conforming 13 feet by 21 feet and adds to the need for floor area ratio variance relief. Existing FAR is 34.3% (2,834 SF). The applicant is proposing an FAR of 41.7% (3,444 SF) where 30% (2,475 SF) is permitted. Entered as A-1: photoboard sheet P-1 Entered as A-2: renderings Entered as A-3: landscape plan Doug Miller stated that due to the undersized lot area, the need for rear yard unoccupied, building coverage, lot coverage and floor area ratio variance relief cannot be avoided. Rich Keller’s credentials were presented and accepted by the Board. He spoke to the variances being requested by the applicants. He indicated that c-1 and c-2 variance relief can be granted due to the undersized lot area of 8,250 SF in the R-5 zone where 14,500 SF is the minimum lot area. In addition, the lot has a deficient lot width of 55 feet where 75 feet is the lot width requirement. Entered as A-4: aerial photo Entered s A-5: photoboard #1 Entered as A-6: photoboard #2 Entered as A-7: enlarged A-4 aerial photo Rich Keller spoke to the d-4 proofs for floor area ratio. He stated that 41.7% feels like a big number but it is the result of a undersize lot area. They have controlled the mass of the dwelling in order to minimize the impact to the neighborhood. He added that the site can adequately accommodate any potential problems associated with an FAR over the allowable and the proposed FAR is not inconsistent with the neighborhood dwellings. The Board was divided in their opinions on the application. While some felt the architectural elements lessened the impact of the floor area ratio, others felt the structure was much too large for the neighborhood. Even by R-6 standards, it would still be over on the allowable FAR. � 4 The applicant opted to return to the Board with a revised plan. The matter was carried to 4/13/26. BUSINESS There were no members of the public who wished to speak on non-agenda items. ADJOURNMENT A motion to adjourn was made by Jessica Glatt, seconded by David Bradford, and carried with a unanimous voice vote. (9:00 PM) Eileen Davitt Board Secretary Motion: DB Second: GR Date Adopted: 3/2/26�