Hillsboro, OH

Township Committee

The Hillsborough Township Committee is holding its regular meeting on September 22, 2026. They will consider a public hearing on an ordinance amending wrecker service fees and penalties, ratify a salary adjustment for a part-time crossing guard, and approve several resolutions including grant applications, bond acceptance, and professional service solicitations. The agenda also includes an executive session on warehouse litigation and affordable housing, and a presentation by a Girl Scout troop on inclusiveness training.

• Ordinance amending Chapter 287 (Wrecker Service and Vehicle Storage) fee schedule and penalties
• Resolution to ratify salary adjustment for Ira Greenberg, part-time crossing guard
• Resolution authorizing FY2027 Legislative Grant application from NJ Department of Community Affairs
• Resolution accepting maintenance bond from Capela Construction for pedestrian bridge replacement
• Resolution authorizing solicitation of bids for Senior Exercise Program and 2027 Video Services

Planning Board

The scheduled public business meeting for the Hillsborough Township Planning Board on September 24, 2026, is canceled. No items were listed for consideration due to the cancellation.

Environmental Commission

The Hillsborough Township Environmental Commission will hold a meeting to swear in a new alternate member and review a subdivision application. The commission will also consider meeting minutes and business from the floor.

• Oath of office for newly appointed Alternate #1, Mohammad Athar
• Review of 480 Hillsborough RD LLC application (File 25-PB-19-MSV) to subdivide 4.851 acres into three single-family lots
• Discussion of 'c' bulk variance and waivers for 480 Hillsborough Road

Sign Review Committee

The Hillsborough Township Sign Review Committee has cancelled its scheduled meeting for Monday, September 28, 2026. No business was scheduled for the meeting, which was to be held at 6:30 p.m. in Conference Room A at the Peter J. Biondi Building.

• Meeting cancelled with no business scheduled
• Original location: Conference Room A, Peter J. Biondi Building, 379 South Branch Road

Board of Adjustment

Planning Board

The Hillsborough Township Planning Board will hold a public hearing regarding an amended application for 480 Hillsborough RD LLC. The applicant seeks preliminary and final major subdivision approval to divide approximately 4.851 acres into three single-family dwelling lots.

• Public hearing for 480 Hillsborough RD LLC (File 25-PB-19-MSV) involving preliminary and final major subdivision approval
• Proposed subdivision of 4.851 acres into three single-family lots: Proposed Lot 29.01, Proposed Lot 29.02, and Proposed Lot 29.03
• Request for 'c' bulk variance and waivers for the 480 Hillsborough Road property

Township Committee

General

Sign Review Committee

Township Committee

Board of Adjustment

Sign Review Committee

Township Committee

Board of Adjustment

Planning Board

The Hillsborough Township Planning Board will hold a public hearing regarding a major site plan application by Valley Road Realty LLC. The proposal includes 199 townhouse units and a 59-unit apartment building with a clubhouse and site improvements.

• Public hearing for Valley Road Realty LLC (File 25-PB-04-MSPV) at Block 151.09, Lot 227
• Proposed construction of 199 townhouse units and a 59-unit apartment building
• Request for 'c' bulk variance and waivers for the Valley Road project

Sign Review Committee

Township Committee

Township Committee

Board of Adjustment

Board of Adjustment

Sign Review Committee

Sign Review Committee

Historic Preservation Commission

The Hillsborough Township Historic Preservation Commission will hold its regular monthly meeting on September 17, 2026, at 7:30 p.m. The agenda includes consideration of July 16 meeting minutes, old and new business, committee reports, and correspondence. The only listed new business item is a discussion of the Somerset County Journey Through the Past program. No applications or public hearings are scheduled.

• Consideration of July 16, 2026 meeting minutes
• New business: Somerset County Journey Through the Past
• Public comment period for non-agenda items
• Next meeting scheduled for October 15, 2026

Board of Adjustment

The Hillsborough Board of Adjustment will hold public hearings on three specific applications. These include a request to convert car wash bays to oil change bays and two residential variance requests regarding setbacks and an accessory garage.

• Millenium Car Wash (876 Route 206): Request to convert two of four car wash bays into two oil change bays
• John & Kathryn Tauscher (13 Pierson Drive): Request for variances regarding lot area, lot width, setbacks, and impervious coverage
• Yumiko Mishima (93 Beekman Lane): Request for variances to construct an 884 square foot detached accessory garage

Planning Board

The Hillsborough Township Planning Board will hold a public hearing on a proposed 199-unit residential development at 379 South Branch Road. The meeting follows procedural roll call, minutes review, and ordinance consideration. No substantive decisions are scheduled beyond the public hearing.

• Valley Road Realty LLC seeks Preliminary and Final Major Site Plan Approval for 199 dwelling units (townhouses and apartments) on Valley Road, Block 151.09, Lot 227
• Applicant adjourned from June 11 and July 9, 2026 meetings; public hearing scheduled for September 30, 2026

Township Committee

The Township Committee will meet to consider several resolutions, including hiring part-time staff for fall recreation programs and authorizing road treatments on Montgomery Road. The agenda also includes the creation of a grant advisory committee and the solicitation of bids for animal control services.

• Hiring and rehiring part-time positions for 2026 Fall Recreation Programs
• Asphaltic oil and chip surface treatment of Montgomery Road
• Creation of the Hillsborough Community Partner Grant Advisory Committee
• Soliciting bids for Animal Control Services
• Approval of the 2025 Township Audit Corrective Action Plan

Planning Board

The Hillsborough Township Planning Board will hold a public hearing regarding a subdivision application for 480 Hillsborough Road. The board will also consider meeting minutes, resolutions, and ordinances.

• Public hearing for 480 Hillsborough RD LLC (File 25-PB-19-SV) to subdivide 4.851 acres into three single-family dwelling lots at 480 Hillsborough Road

Board of Adjustment

The Hillsborough Township Board of Adjustment will hold a public meeting to consider two applications. The first is a continued request from Nan Realty Holdings to build a 103,560-square-foot self-storage facility on Route 206, requiring variances and site plan approval. The second is from Landscape Materials, Inc. to expand its yard to include recycling services, also needing a variance. The board will also review meeting minutes and a resolution for Chick-fil-A.

• Nan Realty Holdings: 103,560 sq ft self-storage facility, 710 units, at 269 & 271 Route 206 (Block 141, Lots 17 & 18)
• Landscape Materials, Inc.: expand yard to include Class B and C recycling at 311 Roycefield Road (Block 143, Lot 11)
• Resolution for Chick-fil-A (BA-24-05)
• Minutes from May 6, June 3, and July 15 executive session

Township Committee

The Hillsborough Township Committee is holding its regular meeting on August 25, 2026, with an executive session on PBA contract negotiations. The agenda includes appointments, personnel hires, a $43,000 capital ordinance for a new phone system and police battery backup, and numerous consent resolutions for purchases, contracts, and event approvals. Public hearings are scheduled for the capital ordinance and an ordinance amending wrecker service regulations.

• Capital Ordinance 2026-08: $43,000 for new phone system and police battery backup
• Ordinance 2026-09: Amends Chapter 287 (Wrecker Service and Vehicle Storage) fees and penalties
• Appointment of Marshalee Daley to Board of Health, hiring of Ibrahim Elbanna and Isabella Szeman
• One-time $1,000 stipend to Dana Margelis for Certified Tax Collector exam
• Purchase of Ford Police Interceptor Utility and upfitting, plus Motorola radio

Township Committee

The Hillsborough Township Committee will vote on multiple contracts, grants, and purchases at this meeting, including road paving, sidewalk replacement, and demolition of the old municipal building. Several grant applications and fund transfers are also on the agenda for approval.

• Award contract to Cedar Contracting Company for Flemming Drive Phase 2 sidewalk replacement
• Award contract to Top Line Construction for 2026 Capital Roadway paving project
• Award contract for demolition of the Old Municipal Building for up to $78,967.50
• Request approval of $116,317.88 Clean Communities Grant and $100,000 Somerset County Trails Grant
• Approve $43,000 capital ordinance for new phone system and battery backup

The Township Committee unanimously approved a consent agenda that awarded contracts for the 2026 Capital Roadway Paving Project to Top Line Construction Corp for $695,616.65 and the demolition of the Old Municipal Building to Frank Galbraith & Son Excavation and Demolition LLC for $78,967.50. The committee also approved a $253,070 contract for the Flemming Drive Phase 2 Sidewalk Replacement and introduced a $43,000 capital ordinance for a new phone system and police battery backup. All personnel items, including the rehiring of a public health nurse and permanent appointments of three police officers, were approved unanimously.

• Awarded $695,616.65 contract to Top Line Construction for 2026 Capital Roadway Paving (unanimous)
• Awarded $78,967.50 contract to Frank Galbraith & Son for demolition of Old Municipal Building (unanimous)
• Awarded $253,070 contract to Cedar Contracting for Flemming Drive Phase 2 Sidewalk Replacement (unanimous)
• Approved ARRIVE Together MOU with Bridgeway Behavioral Health for police crisis response (unanimous)
• Approved rehiring Kayla Farah as Public Health Nurse at $75/hr (unanimous)
• Granted permanent status to Police Officers Santos, Fox, and Ala (unanimous)
• Introduced Ordinance 2026-08 for $43,000 phone system and battery backup (unanimous)
• Approved Claims List 2026-12 (unanimous)

Environmental Commission

The Hillsborough Township Environmental Commission meets to conduct routine business, including a roll call and consideration of meeting minutes. The only substantive item is a preliminary review of a major site plan application for a 13,955 SF car wash facility at 425 Route 206, which requires variances and waivers. The application will later be presented in detail to the Board of Adjustment.

• Flagship NJ Propco, LLC (Spotless Brands) – File BA-25-15 – 425 Route 206: Preliminary Major Site Plan approval for 13,955 SF car wash facility with stormwater management

Sign Review Committee

Planning Board

The Hillsborough Township Planning Board did not meet on July 23, 2026, as the meeting was canceled. The board’s 2026 schedule includes regular and business meetings, but no substantive decisions or discussions occurred at this canceled session.

Historic Preservation Commission

The Hillsborough Township Historic Preservation Commission adopted its 2026 annual meeting schedule at a January 15 reorganization meeting. The commission will meet monthly on the third Thursday (except August and November) at 7:30 p.m. in the Peter J. Biondi Municipal Building. The April 16 agenda includes routine items such as approval of minutes and new business on the 250th Anniversary Team and Somerset County historical projects.

Board of Adjustment

The Hillsborough Township Board of Adjustment will review and vote on multiple zoning variances, including a 103,560 sq ft self-storage facility at 269 & 271 Route 206, and consider bylaw amendments. The board will also appoint a new board attorney and continue a legal services agreement.

• Nan Realty Holdings LLC seeks variances and site plan approval for 710-unit self-storage facility at 269 & 271 Route 206
• Fred Gates requests side-yard setback variance for 1,500-sf pole barn at 11 Wolfe Drive
• Appointment of Board Attorney (effective August 1, 2026)
• Resolution to continue legal services agreement with Woolson Anderson Peach, P.C. through December 31, 2026
• Amendment to 2026 Hillsborough Township Zoning Board of Adjustment bylaws

Planning Board

The Hillsborough Township Planning Board will meet to consider meeting minutes and a resolution for Specialty Assays, Inc. A public hearing for a housing project on Valley Road was requested to be adjourned to September 10, 2026.

• Resolution: Specialty Assays, Inc. – File 23-PB-16-MSPV (2026 Extension)
• Adjournment request: Valley Road Realty LLC (Block 151.09, Lot 227) proposal for 199 townhouses and a 59-unit apartment building

The Hillsborough Planning Board approved a one-year extension for Specialty Assays, Inc.'s application (File 23-PB-16-MSPV) and adjourned the Valley Road Realty LLC site plan application to September 10, 2026. No other substantive decisions were made; the meeting was procedural and brief.

• Approved one-year extension for Specialty Assays, Inc. application (unanimous)
• Adjourned Valley Road Realty LLC site plan application to September 10, 2026 (unanimous)

Planning Board

The Hillsborough Township Planning Board’s July 2, 2026 meeting was canceled. The board’s 2026 annual schedule and meeting rules were previously adopted on January 8, 2026. No formal decisions, ordinances, or public hearings were scheduled for this canceled session.

Sign Review Committee

Planning Board

The Hillsborough Township Planning Board will hold a public hearing on a major site plan application for 25 Old Camplain Road, seeking approval to retain existing conditions and make minor improvements. The board will also consider a resolution for Flagship New Jersey Propco, LLC. The meeting includes routine items such as minutes approval and public comment.

• Public hearing for 25 Old Camplain Owner LLC – File 26-PB-04-MSPV: preliminary and final major site plan approval, 'c' bulk variances, and waivers to retain existing site conditions, restripe parking for 25 spaces, and remove a shed in the front yard at 25 Old Camplain Road in the I-1 Light Industrial Zone
• Consideration of resolution for Flagship New Jersey Propco, LLC – File 26-PB-07-INF
• Next regular meetings: July 2, 2026 (canceled) and July 9, 2026

The Planning Board approved a preliminary and final major site plan for 25 Old Camplain Road (Block 66, Lot 1), allowing the applicant to retain existing site conditions with minor improvements. The approval includes restriping the parking area for 25 spaces, removing a front-yard shed, and agreeing to conditions such as paving the ADA access area and adding pavement to minimize stone migration. The applicant also agreed to provide a revised drawing showing a k-turn for emergency vehicles.

• Approved preliminary and final major site plan for 25 Old Camplain Road (unanimous)
• Approved memorializing resolution for Flagship New Jersey Propco, LLC (5-0)
• Approved waivers and variances as part of the 25 Old Camplain Road application
• Agreed to conditions including paving ADA access area and adding 15 feet of pavement
• Agreed to provide revised drawing showing k-turn for emergency vehicles

Township Committee

The Hillsborough Township Committee will hold a regular meeting to approve the 2026 municipal budget amendment and adopt the amended budget. Personnel items include hiring two new police officers and promoting several officers. The committee will also discuss a landfill redevelopment plan and update engineering review fees.

• Resolution hiring two new police officers
• Promotions of Christopher Peltack and Christopher Giraldi to Lieutenants
• Promotions of Thomas Anzalone and Dylan Ely to Sergeants
• 2026 Municipal Budget Amendment public hearing and adoption
• Sunnymead Landfill Redevelopment Plan for Sunnymead Road, Block 182, Lots 6 and 7.02

The Township Committee adopted the 2026 municipal budget as amended after a public hearing, with Committeewoman Hand voting no. The amendment increased the local tax levy to $30,755,397.33 and made various appropriations adjustments, including a $14,500 contribution to the Fire District. The committee also approved a resolution urging the state to repeal the gas tax escalator.

• Adopted 2026 municipal budget as amended (4-1, Hand no)
• Approved hiring of police officers Shaban and Salazar
• Approved promotions of Peltack and Giraldi to Lieutenants
• Approved promotions of Anzalone and Ely to Sergeants
• Approved $286,800 custodial services contract with VG Cleaners
• Approved $41,600 Fox Chase Pond excavation contract with West Jersey Lawn Care
• Approved $138,800 tile flooring purchase for Municipal Building
• Approved resolution urging repeal of gas tax escalator

Environmental Commission

The Hillsborough Township Environmental Commission will hold its June 22 meeting to conduct routine business, including swearing in a new member and reviewing a major site plan application. The meeting follows the adopted 2026 schedule and will be held in person at the Peter J. Biondi Building.

• Review of Preliminary and Final Major Site Plan for 25 Old Camplain Road (File 26-PB-04-MSPV) in I-1 Light Industrial Zone, including 'c' bulk variances and waivers

Historic Preservation Commission

The Hillsborough Township Historic Preservation Commission’s June 18, 2026 meeting was canceled. The commission adopted its 2026 meeting schedule in January and will next meet July 16 at 7:30 p.m. at the Peter J. Biondi Municipal Building.

Planning Board

The Hillsborough Township Planning Board will hold its regular meeting on June 11, 2026, at 7:00 p.m. in the Municipal Courtroom. The board will consider adopting Ordinance 2026-07 to establish the Sunnymead Landfill Redevelopment District and approve the redevelopment plan for the property on Sunnymead Road. The meeting will also include consideration of prior meeting minutes and resolutions, with no other substantive items listed for formal action.

• Ordinance 2026-07 – Adoption of the Sunnymead Landfill Redevelopment Plan for 379 South Branch Road
• Consideration of March 12 and April 16, 2026 meeting minutes
• Public hearing for Valley Road Realty LLC (File 25-PB-04-MSPV) – 199-dwelling unit project on Valley Road, adjourned to July 9, 2026

The Planning Board voted unanimously to recommend that the Township Committee adopt Ordinance 2026-07, which would establish a Sunnymead Landfill Redevelopment District and amend the municipal land use code. The board found the plan substantially consistent with the Master Plan. The board also carried the Valley Road Realty site plan hearing to July 9, 2026, and canceled the July 2, 2026 meeting due to a possible quorum issue.

• Recommended adoption of Sunnymead Landfill Redevelopment Plan (Ordinance 2026-07) to Township Committee (7-0)
• Approved March 12, 2026 regular meeting minutes as written (6-0)
• Approved April 16, 2026 regular meeting minutes as written (6-0)
• Carried Valley Road Realty site plan hearing to July 9, 2026, extending decision deadline to September 11, 2026 (7-0)
• Canceled July 2, 2026 Planning Board meeting (7-0)

Township Committee

The Hillsborough Township Committee met on June 9, 2026, to approve routine administrative actions including reappointments, salary adjustments, grant acceptances, and contracts. The meeting also included a wildlife presentation and a proclamation honoring a local scholar.

• Reappointment of Sarah Brake as Township Clerk and Public Information Officer
• Ratification of hiring for Clean Communities Summer Help positions in Public Works and Parks Departments
• Resolution to submit NJDOT grant application for Bloomingdale Drive roadway improvements
• Award of contract to Deer Carcass Removal Service for Auten Road site debris removal
• Approval of 2026-2027 Wildlife Management Plan

The Committee approved the 2026-2027 Wildlife Management Plan, authorizing permitted hunting on 19 public properties and a coyote culling pilot program. Other actions included reappointing the Township Clerk and introducing an amendment to the 2026 budget.

• Approved 2026-2027 Wildlife Management Plan for 19 properties (unanimous)
• Reappointed Sarah Brake as Township Clerk and Public Information Officer (unanimous)
• Approved introduction of 2026 Budget amendment (unanimous)
• Approved $14,500 contract to Deer Carcass Removal Service for Auten Road debris (unanimous)
• Approved $11,353.38 for Police Department vehicle #604 repairs (unanimous)
• Approved $9,655 contract with EPlus for security services (unanimous)
• Authorized electronic tax sale of unpaid 2025 taxes (unanimous)
• Reduced annual salaries of Mayor, Deputy Mayor, and Committeepersons to $0.00 through Dec 31, 2026 (unanimous)

Planning Board

The Hillsborough Township Planning Board will hold its regular meeting on June 4, 2026, at 7:00 p.m. in the Municipal Courtroom. The board will consider two zoning applications: a one-year extension for a minor site plan and bulk variance for an industrial research facility expansion, and a minor subdivision with bulk variances for a three-lot residential development. No ordinances or resolutions are listed for formal action.

• Specialty Assays, Inc. – File 23-PB-16-SPV: One-year extension for minor site plan, bulk variance, and waiver to add 4,869 SF research facility at 56 Old Camplain Road in I-1 and RA zones
• 480 Hillsborough RD LLC – File 25-PB-19-SV: Minor subdivision approval, bulk variances, and waivers to create three single-family lots totaling 4.851 acres at 480 Hillsborough Road in R zone

Board of Adjustment

The Hillsborough, NJ Board of Adjustment meets to consider four zoning applications: a major site plan for a mixed-use development at 2 Clerico Lane, a use variance for a car wash conversion on Route 206, bulk variances for a single-family home on Amwell Road, and resolutions for two previously filed cases. All items are public hearings with prior notice and adjourned deadlines.

• Phoenix Carriage Farm seeks approval for four walk-up restaurants, 46 townhouses, and an amphitheater at 2 Clerico Lane (GC, Gateway 'C' Zone)
• Millenium Car Wash requests 'd' use variance to add two oil change bays at 876 Route 206 (R/Residential Zone)
• John Lazorchak seeks 'c' bulk variances for improvements to 703 Amwell Road single-family home (AG/Agricultural Zone)
• Consideration of resolutions for Bhavani Veerapaneni (BA-25-06) and Railsedge Management, LLC (BA-25-12)

Planning Board

The Hillsborough Township Planning Board’s May 28, 2026 business meeting was canceled. The board follows its 2026 annual meeting schedule, with regular meetings held on the first and second Thursdays and business meetings on the fourth Thursday of each month at 7:00 p.m. in the Municipal Complex.

Township Committee

The Hillsborough Township Committee will hold a regular meeting on May 26, 2026, at 7:30 PM to discuss and vote on key items including the 2026 municipal budget, salary adjustments for municipal employees, and a landfill redevelopment plan. The meeting includes public hearings for the budget and ordinances, as well as approval of minutes and reports from committees.

• Resolution authorizing salary adjustments and title changes for Samantha Ball, Michael Carr, and Daniel Davenport effective 5/1/2026
• 2026-05 Ordinance to exceed 2026 municipal budget appropriation limits and establish a CAP Bank
• 2026-07 Ordinance adopting Sunnymead Landfill Redevelopment Plan for property at Sunnymead Road, Block 182, Lots 6 and 7.02
• Resolution authorizing annual contract payment for body camera video service from Motorola Solutions for the Police Department
• Resolution authorizing execution of stormwater facilities maintenance agreement for 29 Horseshoe Drive, Block 205.18, Lot 13

The Township Committee adopted Ordinance 2026-05, allowing the 2026 municipal budget to exceed state appropriation limits by 3.5% and establishing a cap bank. The committee also approved a resolution for $1,224,700 in emergency temporary appropriations, bringing the modified temporary budget to $21,536,997.68. The 2026 municipal budget itself was not adopted; the public hearing was held, but a vote was deferred due to the absence of the lead finance liaison and a late state amendment. The committee also approved personnel salary adjustments and title changes, a consent agenda including a resolution urging state leaders to reform health benefit premiums, and introduced two ordinances.

• Adopted Ordinance 2026-05 to exceed 2026 budget appropriation limits by 3.5% and establish a cap bank (4-1, Hand no)
• Approved $1,224,700 in emergency temporary appropriations, modifying the temporary budget to $21,536,997.68 (unanimous)
• Approved $5,000 salary adjustments and title changes for Samantha Ball, Michael Carr, and Daniel Davenport (unanimous)
• Approved consent agenda items 2-6, including a public health mutual aid agreement and $35,736 payment to Motorola Solutions for body cameras (unanimous)
• Approved consent agenda item 1, a resolution urging state leaders to reform public employee health benefit premiums (4-1, Hand no)
• Introduced Ordinance 2026-06, updating the owner-occupied residential fee schedule for engineering review and inspections (unanimous)
• Introduced Ordinance 2026-07, adopting the Sunnymead Landfill Redevelopment Plan (unanimous)
• Approved Claims List 26-09 (unanimous)

Historic Preservation Commission

The Hillsborough Township Historic Preservation Commission’s May 21, 2026 meeting was canceled. The body had no substantive items on the agenda and only procedural boilerplate. The next meeting is scheduled for June 18, 2026.

Sign Review Committee

The Hillsborough Township Sign Review Committee canceled its May 18, 2026 meeting at the Peter J. Biondi Building. No business was scheduled for the meeting.

Environmental Commission

The Hillsborough Township Environmental Commission meets May 18, 2026 to review a major site plan for 199 new dwellings on Valley Road. The applicant seeks preliminary and final approvals, bulk-variance relief, and waivers for a multi-building townhouse and apartment project in the MFID-1 zone. The Commission will also swear in a new member and adopt its May 18 meeting minutes.

• Valley Road Realty LLC – File 25-PB-04-MSPV – 199 dwelling units, townhouses & 59-unit apartment, clubhouse, stormwater management on Valley Road in MFID-1 zone
• Applicant representatives: Matthew Flynn, Esq.; Michael K. Ford, PE, PP; Michael Levinson, PWS or Scott McDonnell, PWS
• Application previously adjourned from April 27, 2026 Environmental Commission agenda; next hearing scheduled before Planning Board June 11, 2026
• Oath of office for new member Stephen Mastripolito (Seat #7) and alternate Mohammad Athar (Unexpired Term)
• Meeting minutes from May 18, 2026 to be considered

Planning Board

The Hillsborough Township Planning Board will conduct a public hearing on a major site plan for Valley Road Realty LLC. The board will also consider meeting minutes, resolutions, and ordinances. This is a regular meeting with no special business items listed beyond the public hearing.

• Valley Road Realty LLC - File 25-PB-04-MSPV - 199 dwelling units (townhouses and apartments) with clubhouse and stormwater improvements in MFID-1 zone
• Public hearing on Major Site Plan Approval, 'c' bulk variance, and waivers