STILLWATER TOWNSHIP
ZONING BOARD OF ADJUSTMENT
April 27, 2026 @ 7:00 pm
A REGULAR MEETING of the Stillwater Township Zoning Board of Adjustment was held on the above date and time. The meeting was called to order in accordance with the Open Public Meetings Act.
The flag was saluted, and roll call was taken.
MEMBERS PRESENT: Mr. Lippencott, Mrs. Draghi, Mrs. Mountford, Mr. Kochenthal, Mr. van der Haeghen (via Zoom), Mr. Doolittle, Mr. Bessler (via Zoom)
MEMBERS ABSENT: Mr. Wykoff
ALSO PRESENT: William Haggerty, Esq., Committeewoman Lisa Chammings
Swearing in of Board Members: None
Approval of Minutes:
March 2026
Mrs. Mountford made the motion to approve the March 2026 minutes, seconded by Mr. Doolittle.
Roll Call: Mrs. Mountford – Yes, Mr. Doolittle – Yes, Mr. Lippencott – Yes, Mrs. Draghi – Yes, Mr. van der Haeghen – Yes, Mr. Kochenthal – Yes, Mr. Bessler – Abstained.
Resolutions:
– DaSilva (932 Saddleback Road, Block 3306, Lot 1)
Mrs. Draghi made a motion to memorialize the above Resolution, seconded by Mr. Kochenthal.
Roll Call: Mrs. Mountford – Yes, Mr. Doolittle – Yes, Mr. Lippencott – Yes, Mrs. Draghi – Yes, Mr. van der Haeghen – Yes, Mr. Kochenthal – Yes, Mr. Bessler – Abstained.
– Kenefick (905 Morningside Drive, Block 2101, Lot 6)
Mr. Kochenthal made a motion to memorialize the above Resolution (pending two corrections suggested by the Board), seconded by Mrs. Mountford.
Roll Call: Mrs. Mountford – Yes, Mr. Doolittle – Yes, Mr. Lippencott – Yes, Mrs. Draghi – Yes, Mr. van der Haeghen – Yes, Mr. Kochenthal – Yes, Mr. Bessler – Abstained.
Completeness: None
Hearings: None
Bills:
Ms. Draghi made a motion to pay the bills, seconded by Mr. Kochenthal:
VanCleef Engineering – DaSilva 3306/1 $480.00
VanCleef Engineering – Kenefick 2101/6 $480.00
VanCleef Engineering – Lewis 2101/9 $973.00
Roll Call: Mrs. Mountford – Yes, Mr. Doolittle – Yes, Mr. Lippencott – Yes, Mrs. Draghi – Yes, Mr. van der Haeghen – Yes, Mr. Kochenthal – Yes, Mr. Bessler – Abstained.
Correspondence: None
Old/New Business:
AirBnB Ordinance –
Tammie Horsefield, President of the Sussex County Chamber of Commerce, attended the meeting to host a presentation explaining the benefits of creating an AirBnB Ordinance. The Chamber is in support of Short-Term Rentals and outlined the advantages of creating an ordinance. They are as follows:
– Supporting Short-Term Rentals shows that Sussex County and Stillwater are welcoming tourism family destinations
– Short-Term Rentals are essential for the growth of local businesses
– Local stores benefit from overnight guests patronizing their businesses
– Stillwater can collect various revenues (3% of Hotel/Occupancy Tax, registration fees, and annual permit fees)
– AirBnBs are not just utilized for party weekends, but weddings, funerals, tourists visiting the area, family reunions, etc
– Ordinance should include ‘2-Strike Condition,’ meaning if there are more than 2 violations, license can be revoked
Plymouth Lake Homeowners Association –
Nancy McCarrick spoke as a representative of this private lake community. The property located at 931 Plymouth Lake Drive was sold approximately 1.5 years ago and the new property owner turned it into an AirBnB, without any knowledge or input from the Association. This has caused much disrupt in the Community, including illegal use of the private lake by renters, consistent rental turnover, and an absentee owner providing no supervision of tenants. Additional issues involve renters trespassing on neighboring properties, overflow parking on the street which is not allowed, and unauthorized open burning. As a result of these, and various other disturbances, the Association has updated its Bylaws to not allow rentals that are fewer than 30 days.
John Lattoz spoke to voice his concerns about the septic system. The home is currently operating under a 2-bedroom septic, yet it’s advertised as a 4-bedroom that sleeps 10.
Anna Pezik lives next door to this property and is highly concerned for her safety due to the consistent influx of various unknown renters. She stated that this AirBnB already has 51 reviews which began in late 2024/early 2025.
2025 Annual Report –
Mr. Haggerty summarized the 2025 application decisions involving lake communities, suggesting the board recommend changing the current 100ft setback to 50ft, as well as allowing oversized accessory structures. Mr. Haggerty will provide a draft recommendation.
Committee Liaison Report:
The liaison report was provided by Committeewoman Lisa Chammings:
– 3 Ordinances were approved at the April 7, 2026 meeting.
– On May 18, there will be a public auction of real property to contiguous property owners. A list of those properties can be found on the Township website.
– Appropriation of $453,000 for various improvements for the Township and appropriation of $610,000 for improvements to roads, equipment, and buildings. This information is also available on the Township website.
– A Resolution was passed to approve Phase 4 and 5 of the Mt. Benevolence paving/road work project.
– There was discussion as to whether to include a flyer from the Historical Society in the tax bill envelopes.
– The April 21, 2026 meeting introduced a summary of the upcoming Budget, which is available for review at Town Hall. It will be adopted at the May 5 meeting.
– An Ordinance was introduced to revise the current cannabis ordinance to change Class 1 and 2, but not Class 4 or 5. It would be for 1 cultivator of cannabis in Stillwater. It will be discussed further in later meetings.
– A presentation was made regarding the Sussex County Trail Grant application to remediate the trails at Veteran’s park.
– Clean Up Day was held on Saturday, April 25 including 18 different groups, as well as some residents cleaning up their own roads!
– Miss Stillwater applications are due early May and will be voted on May 31.
– The Environmental Commission collected 318lbs for Round 2 of the Trex Program.
– 15 Zoning Board applications were received in March. 11 approvals were granted, 3 require additional information, 1 was denied.
– The Township received a Hazardous Discharge Remediation Grant in the amount of $96,525 for additional testing and investigation on the property located at 992 Fairview Lake Road.
Open to the Public:
The session was opened to the public at 8:06pm.
Lou Sylvestor spoke in opposition to the proposed Cannabis Ordinance, as it has doubled in size. His concerns include enforcement, regulation, designated areas, etc. He represented that he not necessarily debating the current cultivator, but is simply debating the actual proposed Ordinance.
TJ Norcia spoke in response to advise that his company has been in business for the past 7 years. He is licensed by the Department of Agriculture under strict regulations. He is cultivating CBD, which is non-intoxicating. To date, they have not had 1 complaint. There is plenty of security. They can only sell to retail store and do not sell directly from their property to individuals. Grow Works is in support of the proposed Cannabis Ordinance, as it’s a requirement for them to obtain a license to infiltrate the health and wellness and the medical and adult use dispensaries.
Tammie Horsefield invited all to Sussex County Day on September 20 where they will be celebrating their 250th Anniversary.
Lisa Chammings spoke as a resident to advise the Cannabis Ordinance does include a limitation of 2,500 sq. ft. for growing.
There being no further public comment, the session was closed to the public at 8:25pm.
Executive Session:
Mrs. Draghi made a motion for the Board to enter Executive Session at 8:28pm, seconded by Mrs. Mountford.
Roll Call: Mrs. Mountford – Yes, Mr. Doolittle – Yes, Mr. Lippencott – Yes, Mrs. Draghi – Yes, Mr. van der Haeghen – Yes, Mr. Kochenthal – Yes, Mr. Bessler – Yes.
Mrs. Draghi made a motion for the Board to come out of Executive Session at 9:00pm, seconded by Mr. Doolittle.
Roll Call: Mrs. Mountford – Yes, Mr. Doolittle – Yes, Mr. Lippencott – Yes, Mrs. Draghi – Yes, Mr. van der Haeghen – Yes, Mr. Kochenthal – Yes, Mr. Bessler – Yes.
Adjournment: With there being no further business, at 9:05pm, a motion was made to adjourn the meeting. With a voice vote, all were in favor.
Respectfully submitted,
Penny Bair
