Toms River, NJ – A controversial proposal to expand an existing house of worship on Old Freehold Road has been delayed after the Toms River Board of Adjustment opened the public hearing Thursday night but heard no testimony before carrying the application until September.
The application does not conform to Toms River zoning, even under the township’s ordinances passed under former Mayor Maurice “Mo” Hill which allowed them on major roadways and limited lot sizes.
The application, filed by Moshe Rotberg, seeks conditional use and major site plan approval for property located at 1865-1871 Old Freehold Road in the township’s Rural Residential Zone.
Although the hearing was scheduled for Thursday’s Board of Adjustment meeting, the agenda notes that no testimony was heard, and the matter has been rescheduled for Sept. 15.
Expansion proposed for existing house of worship
According to township planning documents, the applicant is seeking approval to expand an existing house of worship through the construction of a 4,402-square-foot addition, installation of stormwater management facilities, renovations to the existing structure, and construction of a 49-space parking lot.
The application requires numerous zoning variances because the proposal does not comply with several township land use standards.
Among the requested variances are:
- A reduced north side yard setback of 26.5 feet, where 50 feet is required.
- A residential buffer of 13.9 feet, instead of the required 50 feet.
- Elimination of the required 20-foot landscape screening buffer.
- Permission for five wall signs, although only one is permitted.
- A total sign area of 110 square feet, exceeding the 100-square-foot limit.
- A parking variance permitting 49 parking spaces, despite township ordinances requiring 152 spaces for a facility of the proposed size.
Existing operation has generated neighborhood concerns
While the application seeks formal approval for the expanded use, the property is already operating as a house of worship.
Residents familiar with the site have expressed concerns about traffic conditions that they say already exist on Old Freehold Road, a heavily traveled county roadway.
Neighbors report that large numbers of vehicles regularly enter and exit the property throughout the day and that attendees frequently park along portions of Old Freehold Road when the existing lot reaches capacity.
Residents have also raised concerns about vehicles entering and exiting the property without additional traffic control measures, saying the roadway has become increasingly congested during periods of worship and other gatherings.
The parking variance requested by the applicant is likely to become a central issue when the hearing resumes, as the proposal seeks approval for 49 parking spaces where township regulations require 152.
Public hearing expected in September
Because no testimony was taken Thursday, nearby property owners and members of the public will have an opportunity to comment when the hearing resumes on Sept. 15.
During that hearing, the applicant’s professionals are expected to present testimony supporting the requested variances, while board members and the public will have the opportunity to question the application.
The Board of Adjustment will ultimately determine whether the applicant has met the legal standards necessary to justify the requested deviations from the township’s zoning ordinance.
The proposal is expected to draw significant public interest given its location in a residential area and the concerns already raised by nearby residents regarding traffic, parking, and neighborhood impacts.
