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East Brunswick, It’s Time to Settle the Pizza Debate

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Six local pizzerias. One room. One vote. And bragging rights on the line.

East Brunswick has plenty of debates.

Taxes. Traffic. Development. Schools.

But on Saturday, September 26, we finally get to argue about something much more important:

Who makes the best pizza in East Brunswick?

The Great Pizza Challenge is coming to the 4-H Cabin from 5 to 7 PM, bringing six local pizza shops together for one night of tasting, voting and, presumably, some very strong opinions about crust, cheese and sauce.

And yes, you get to be the judge.

Six Pizzerias Enter. East Brunswick Decides.

Confirmed participants are:

  • Bella La Pizza
  • Bonesse’s Tomato Apizza
  • Dusal’s Italian Restaurant and Pizzeria
  • Frank’s Pizza and Italian Restaurant
  • Michelangelo’s Pizza
  • Pasquale’s Brick Oven Pizza

For $20, each ticket holder gets a half slice from every participating pizzeria and one beverage.

Then comes the difficult part.

You have to pick a favorite.

Every attendee who wants to vote must have their own ticket, so there will be no sending one particularly hungry family member in as the designated pizza representative.

This Could Get Competitive

Everybody has their pizza place.

The one you order from on Friday night. The one you swear has the best crust. The one your family has been ordering from for years. The place you insist is better than the place your neighbor insists is better.

Now East Brunswick gets a chance to put those loyalties to the test.

Try all six.

Compare them side by side.

Then cast your vote.

Will your regular spot prove you’ve been right all along?

Or are you about to discover that another East Brunswick pizzeria has been quietly making your new favorite slice?

There is only one way to find out.

Pizza With a Purpose

The event is sponsored by the Kiwanis Club of Greater Central Jersey, so the night is about more than settling a local food argument.

Money raised from the event will support local youth programs.

That makes this one of those easy community events to get behind: eat pizza, support local restaurants, spend a couple of hours with your neighbors and help raise money for local kids.

Not a bad Saturday night.

But Don’t Show Up Without a Ticket

This part is important.

Tickets must be purchased in advance.

There will be no tickets sold at the door, and organizers say only a limited number remain.

The event runs:

Saturday, September 26
5–7 PM
4-H Cabin
645 Cranbury Road, East Brunswick

Tickets are $20 per person, include samples from all participating pizzerias and one beverage, and are nonrefundable.

Tickets can be purchased here:

https://www.zeffy.com/en-US/ticketing/east-brunswick-pizza-challenge–2026

So, East Brunswick: Who Has the Best Pizza?

We spend enough time disagreeing around here.

For one night, at least the disagreement comes with six slices of pizza.

Come hungry.

Come ready to defend your favorite.

And most importantly, come ready to vote.

Because by the end of the Great Pizza Challenge, East Brunswick may finally have an answer to one of the town’s most dangerous questions:

Who makes the best pizza?

What’s Coming Down the Pike for East Brunswick? The Housing Projects Beyond the Ones Everyone Knows

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What's Coming Down the Pike for East Brunswick

Vermella, District Walk and Brunswick Square get most of the attention. But other apartments, townhomes, single-family houses and senior-living units are already approved, under construction or allowed by zoning. Here’s where each project stands, and which have actually started.

Most East Brunswick residents know about Vermella on Route 18, the District Walk townhomes, Legacy Place on Tices Lane and the proposed redevelopment of Brunswick Square.

Those aren’t the only residential projects in the pipeline.

Every project below carries a status label, and the labels matter. A property zoned for up to 182 units is not the same as 182 units on the way. What each label means is explained further down.

Here’s what may still be coming down the pike.

Approved, not built

A township board has approved a specific plan for each of these. None has been built.

Hidden Oak Woods: 275 apartments, approved in 2020

Status: APPROVED, NOT BUILT

  • Where: a roughly 41-acre site between Harts Lane and Tices Lane, reached from Eagle Road and Mill Brook Court. About 13 of those acres are conservation easements, wetlands or floodplain.
  • What: 275 rental apartments in seven four-story buildings.
  • Affordable: 55, or 20%, as family rentals.
  • Developer: Hidden Oak Woods LLC, an affiliate of Alfieri LLC.

The approval took years and a court case:

  • 2016: The site was part of the court settlement that set the township’s affordable-housing obligation, and it was rezoned for this project.
  • December 2017: The developer filed plans.
  • February 2019: The Planning Board denied them.
  • February 2020: After the developer sued, a Superior Court judge overturned the denial and sent the application back to the board to approve with reasonable conditions.
  • May and June 2020: The board adopted the approval under the court’s order, then amended it.
  • July 2021: The state Appellate Division upheld the decision overturning the denial.

Where it stands now:

  • The land has been cleared. A development list in February 2023 school board materials noted, “Tree permit has been approved and land cleared.”
  • No construction found. We found no record that construction of any building has begun.
  • The township says the approvals still stand. In the housing plan it filed in court in March 2026, the township stated that “the prior settlement agreement and court orders remain valid and the subject property remains suitable for the approved inclusionary development as approved.”

Before construction can start, several steps remain:

  • a state sewer approval
  • a $500,000 escrow the developer must post for two traffic signals on Tices Lane, required before any construction permit can be issued
  • building permits

We found no Planning Board extension of the approval in records since 2022. The public records we reviewed don’t show when, or whether, construction will begin.

Golden Oak Estates: 12 houses on Riva Avenue

Status: APPROVED, NOT BUILT

  • Where: 476 Riva Avenue.
  • What: 12 single-family houses, plus a lot for a stormwater basin, with a homeowners association. None affordable.
  • Approved: by the Planning Board, with conditions, on May 26, 2026. The formal resolution was adopted Aug. 12.

Vermella Phase II: about 240 more apartments

Status: APPROVED, NOT BUILT

This is a second Vermella apartment building, in addition to the one already open on Route 18.

  • What: 240 rental apartments with a parking garage. The architect’s plan showed 8 studios, 128 one-bedroom, 86 two-bedroom and 18 three-bedroom apartments.
  • Affordable: 15.
  • Approved: by the Planning Board on Aug. 28, 2024.
  • Timing: We found no record that construction has begun. The township’s amended agreement with the developer, adopted in November 2025, sets out this schedule:
    • the first building is to be finished by the end of 2026
    • work on this second building is to start six months after that
    • the second building is to be finished by Dec. 31, 2028
  • Developer: EB Development Urban Renewal LLC.

Why only 15 affordable apartments? The 2016 court settlement that set East Brunswick’s affordable-housing obligation required 115 affordable units across the Route 18 redevelopment area. Legacy Place is providing 100 of them and Vermella the other 15, as Mayor Brad Cohen explained at the August 2024 hearing.

District Walk: about 115 more townhomes approved

Status: first lot UNDER CONSTRUCTION; remaining lots APPROVED, NOT BUILT

  • What: for-sale stacked townhomes, none of them affordable. Testimony described an even split between two-bedroom and optional three-bedroom townhomes.
  • The first lot: 104 townhomes. The builder, a Pulte company, bought that lot in November 2025, and construction is under way.
  • The other two lots: about 115 more townhomes, approved but not built. We found no record that those lots have been sold to a builder.

Township records differ by one unit on the overall size. The Planning Board approved 218 townhomes; the township’s financial agreement with the developer lists 219. The records we reviewed don’t explain the difference, so the remaining count is 114 or 115, depending on which document is used.

Rezoned, no application

These properties are already zoned for housing, and in most cases a developer could go straight to the Planning Board without any further zoning change.

But no one has filed plans for any of them. The numbers below are the most the zoning would allow. None is a project anyone has proposed.

Kate Keller, the township’s planner for affordable housing, told the Planning Board in February that for the older sites, “No new rezoning … is needed. They have already been rezoned.”

Kelemen tract: up to 182 units at 600 Rues Lane

Status: REZONED, NO APPLICATION

  • Where: 600 Rues Lane, at Cranbury Road. 15.22 acres.
  • Zoning: a “Town Green” planned development, adopted in 2017, at 12 units per acre, allowing up to 182 units.
  • Housing type: the zoning allows a mix of single-family houses, townhouses and apartments, up to three stories or 35 feet. It does not establish how many of each, so there is no breakdown.
  • Affordable: 20%, or 36 units at the maximum.
  • Applications: none. The township’s housing plan says there are “no development approvals in place,” and nothing appears in Planning Board or Zoning Board records since 2022.
  • Today: the land is assessed as farmland and held by trustees, according to county tax records. No developer is named in any record we found.

A February 2026 draft of the township’s housing plan said this zoning was “proposed to be amended” to 14 units per acre. That language is not in the version filed in court in March, and no ordinance made the change. The limit is still 12 units per acre.

Bailes tract: up to 102 units on Cranbury Road

Status: REZONED, NO APPLICATION

  • Where: 491–497 Cranbury Road, five lots totaling 11.42 acres.
  • Zoning: a “Village Green II” planned development, adopted in 2017, at 9 units per acre, allowing up to 102 units.
  • Housing type: the zoning allows a mix of single-family houses, townhouses and apartments, up to three stories or 35 feet. It does not establish how many of each.
  • Affordable: up to 20 units.
  • Ownership: three separate owners, according to county records, including a company named Bailes Cranbury Road Farm LLC. The tract includes an existing commercial property and a house.
  • Applications: none.

Zielinski tract: up to 87 units on Cranbury Road

Status: REZONED, NO APPLICATION

  • Where: Cranbury Road, 9.96 acres.
  • Zoning: Village Green II, adopted in 2017, allowing up to 87 units under the township’s plan.
  • Housing type: a mix of single-family houses, townhouses and apartments is allowed. The zoning does not establish how many of each.
  • Affordable: up to 17 units.
  • Today: assessed as farmland and owned by a Zielinski family partnership, according to county records.
  • Applications: none.

Together, the Kelemen, Bailes and Zielinski tracts could hold up to 371 units under current zoning. All three have been zoned that way since 2017, and all three remain in the township’s current housing plan.

Arisa II: up to 250 apartments off Main Street

Status: REZONED, NO APPLICATION

  • Where: the land behind the existing Arisa apartments at 85 Main Street.
  • Zoning: rezoned by the Township Council on March 9, 2026 (Ordinance 26-05), allowing up to 250 new apartments.
  • Housing type: multifamily rental buildings up to four stories, set back at least 300 feet from Main Street.
  • Affordable: 43.
  • Applications: none.

What stands in the way: the zoning requires two new at-grade crossings over the Conrail freight line, approved by Conrail and/or the state Department of Transportation. Keller told the Planning Board that the developers “are not able to develop this property until they can get that final approval from Conrail.”

660 Cranbury Road: up to about 40 townhouses

Status: REZONED, NO APPLICATION

  • Where: 660 Cranbury Road, about 3.4 acres next to the CareOne assisted-living facility. A single-family house sits on the property now.
  • Zoning: rezoned March 9, 2026 (Ordinance 26-07), for townhouses at up to 12 units per acre. That works out to about 40 townhouses, up to three stories.
  • Affordable: about 8.
  • Applications: none. Keller told the Planning Board there is “a concept plan that’s not been finalized.”
  • What’s left: Planning Board site-plan approval. No further zoning vote is needed.

Sixth Street: up to 30 affordable townhomes on township land

Status: REZONED, NO APPLICATION

  • Where: 13.1 acres at Sixth Street and Davison Avenue, a former bus depot the township owns.
  • Zoning: rezoned March 9, 2026 (Ordinance 26-06), for up to 30 townhouses or stacked townhouses. The township’s plan counts 28.
  • Affordable: all of them, as family housing for low- and moderate-income households.
  • Developer: none.
    • The housing plan lists the township’s development partner as “to be determined.”
    • It says a construction timetable “will be developed.”
    • We found no request for proposals for the site on the township’s bids page.
  • Money: the township’s affordable-housing trust fund held about $3.0 million in February.
    • Its spending plan lists a contribution to a fully affordable development, alongside the donated Sixth Street land, but assigns no dollar amount.
    • The resolution adopting that spending plan does not release any money.

Proposed: Brunswick Square

Status: PROPOSED

  • What: the proposed redevelopment plan would allow up to 250 residential units on the former Macy’s and Olive Garden parcels. The plan does not specify the type of building.
  • Affordable: at least 20%, or at least 50 if all 250 are built.
  • Height: up to four stories and 55 feet.
  • Unit mix: at least half of the market-rate units would have to be studios or one-bedrooms, with no market-rate three-bedrooms.

Where it stands: The Township Council introduced Ordinance 26-25 on Sept. 14 and voted to send the redevelopment plan to the Planning Board for review. Both actions passed 5-0. The ordinance has not been finally adopted; its public hearing and final Council vote are scheduled for Sept. 28.

The 250 units are a maximum allowed under the proposed redevelopment plan, not an approved building count. Officials said the site layout shown so far is conceptual. No redeveloper has been designated, no redevelopment agreement has been approved and no PILOT agreement has been approved.

Even if the Council adopts the redevelopment plan, additional steps would remain before housing could be built, including designation of a redeveloper, a redevelopment agreement and Planning Board site-plan approval.

Senior and assisted living

These are licensed care facilities, measured in both units and beds, and they are counted separately from apartments and townhomes.

Brightview Senior Living: 175 units at 509 Cranbury Road

Status: UNDER CONSTRUCTION

  • What: 175 units with 209 beds, covering independent living, assisted living and memory care, in a four-story building.
  • Approved: by the Planning Board on Dec. 11, 2024, under a redevelopment plan the township adopted for the site in 2023.
  • Construction: the township’s housing plan, revised in February 2026, says “site work has commenced.”
  • Affordable housing: 10 beds are set aside for Medicaid residents and count toward the township’s affordable-housing obligation.

Benchmark at East Brunswick: 87 units at 566 Ryders Lane

Status: UNDER CONSTRUCTION (as reported by trade publications)

  • What: 87 units, 62 assisted living and 25 memory care, with 100 licensed beds, in a three-story building.
  • Approved: by the Zoning Board in December 2022 and amended in July 2025. A one-year extension was granted in February 2026.
  • Construction: two trade publications, Jersey Digs and EFA Magazine, reported in June 2026 that construction had started. We did not find a construction update in township records.
  • Affordable housing: 10 Medicaid beds count toward the township’s obligation.

Older or uncertain projects still worth knowing about

These appear in township records, but their current status isn’t clear. None should be read as coming soon.

  • Arisa’s 70 townhomes (STATUS UNCLEAR). A 2019 township letter listed 70 approved townhomes at Arisa, none affordable, alongside the 63 apartments that were built. The townhomes never were. Whether that approval still stands, and how it relates to the 2026 rezoning of the land behind Arisa, isn’t addressed in the records we reviewed.
  • Clark Farm, 12 single-family houses (STATUS UNCLEAR). Near Stage Coach Run and Lanterns Lane. Approved in 2008, according to a February 2023 development list, which noted “nothing has been constructed due to very high water table.”
  • Dutch Road, 3 single-family houses (STATUS UNCLEAR). Listed as approved but not started on the same 2023 list.
  • 1 Race Track Road, 3 additional apartments (STATUS UNCLEAR). A 2023 Zoning Board application to convert offices into apartments, taking the building from five units to eight. It was heard in February 2023 and carried to a later date. We found no decision.
  • Room left in the Route 18 plan (PLANNING-DOCUMENT CAPACITY ONLY). The redevelopment plan covering the Vermella area allows up to 950 residential units, and the phases approved so far total about 764.
    • That leaves room on paper for about 186 more. That figure is Eyes on EB’s arithmetic, not a township number.
    • No one has proposed them.
    • At a December 2024 Planning Board meeting, Mayor Cohen said of the remaining properties, “The plans aren’t on those properties to put residential units.”

The ones you’ve probably heard about

Briefly, for context:

  • Vermella’s first apartment building on Route 18, about 306 apartments, is open and leasing. Eyes on EB has not independently confirmed current occupancy.
  • District Walk’s first 104 stacked townhomes are under construction. More District Walk townhomes are approved; see above.
  • Legacy Place on Tices Lane, 520 apartments and townhomes, is “almost complete,” its developer told the Redevelopment Agency in June.
  • Brunswick Square’s proposed redevelopment plan would allow up to 250 residential units. The Council introduced it Sept. 14, but it has not been finally adopted; details above.

What these categories actually mean

  • OPEN AND LEASING: the building is finished enough to rent.
  • UNDER CONSTRUCTION: work has started. Buildings still need occupancy approvals before anyone moves in.
  • APPROVED, NOT BUILT: a township board approved a specific plan, meaning how many units, what buildings and where.
    • Approvals come with conditions, outside permits are often still needed, and approvals can lapse.
    • An approval is permission to build, not a promise that anyone will.
  • REZONED, NO APPLICATION: the zoning allows housing, but no one has asked to build it. “Rezoned for up to 182 units” means 182 is the ceiling. It is not an approved project and not a count of what will be built. A developer would still need Planning Board approval, and the final number could be lower.
  • PROPOSED: a plan has been put forward but not adopted. It can still change, or fail.
  • PLANNING-DOCUMENT CAPACITY ONLY: room for housing exists on paper, with no project attached.
  • STATUS UNCLEAR: the public record doesn’t show where things stand.

The pipeline, by status and housing type

This table leaves out Vermella’s first building, which is open and leasing, and Legacy Place, which its developer described in June as almost complete.

Status Apartments Townhomes Single-family houses Mixed or unspecified Senior / assisted living
UNDER CONSTRUCTION — 104 (District Walk, first lot) — — 262 units / 309 beds (Brightview 175; Benchmark 87)
APPROVED, NOT BUILT 515 (Hidden Oak Woods 275; Vermella Phase II 240) 114–115 (District Walk) 12 (Golden Oak Estates) — —
REZONED, NO APPLICATION (most allowed) up to 250 (Arisa II) up to about 70 (660 Cranbury about 40; Sixth Street up to 30) — up to 371 (Kelemen 182; Bailes 102; Zielinski 87) —
PROPOSED — — — up to 250 (Brunswick Square) —
PLANNING-DOCUMENT CAPACITY ONLY — — — about 186 (Route 18 plan) —
STATUS UNCLEAR 3 (1 Race Track Road) 70 (Arisa) 15 (Clark Farm 12; Dutch Road 3) — —

Affordable units, by status:

  • UNDER CONSTRUCTION: none in District Walk; 20 Medicaid beds in the two senior facilities.
  • APPROVED, NOT BUILT: 70, of which 55 are at Hidden Oak Woods and 15 at Vermella Phase II.
  • REZONED, NO APPLICATION: up to about 154.
  • PROPOSED: at least 50 at Brunswick Square.

Bottom line

The projects residents can see going up are only part of the picture.

  • Approved and able to move toward construction: Vermella’s second apartment building, the rest of District Walk, Hidden Oak Woods and Golden Oak Estates. Each still needs permits, and some need outside approvals.
  • Being built: District Walk’s first 104 townhomes and two senior-living facilities.
  • Zoned only, with no application: six properties, including three Cranbury Road–area tracts rezoned in 2017. Nothing will be built on them unless someone files plans and wins approval.
  • Proposed: Brunswick Square, still awaiting final Council adoption.

Some of these projects may never be built. Some could change size along the way.

What the records show is that East Brunswick has considerably more residential capacity in the pipeline than what residents can currently see under construction.

Eyes on EB will update this story as applications are filed and approvals change.


How we did this: This story draws on public records, including:

  • East Brunswick’s 2016 affordable-housing court settlement
  • the township’s Housing Element and Fair Share Plans, including the amended plan filed in Superior Court in March 2026
  • township ordinances and resolutions, and the township code as published on eCode360
  • Planning Board and Zoning Board agendas, minutes, resolutions and certified transcripts from 2022 through September 2026
  • Redevelopment Agency and Township Council minutes, agenda packets and meeting video
  • redevelopment and financial agreements
  • a 2021 Appellate Division decision
  • Middlesex County property records
  • a February 2023 development list in Board of Education materials

We followed a few rules throughout:

  • Where only outside publications report a project’s construction status, we say so.
  • Unit counts for rezoned properties are the most the zoning allows, not approved projects.
  • Where documents disagree, we give both figures.

East Brunswick Residents Filled the Council Room Monday. Here’s What They Said.

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East Brunswick Residents Filled the Council Room Monday. Here's What They Said.

At least 19 people went to the microphone Sept. 14 to talk about Brunswick Square, schools, PILOTs, traffic and how residents find out what’s coming. On one item, a parking ordinance, the Council changed course that same night.

Monday night’s Township Council meeting ran long, the room was full, and resident after resident came to the microphone.

EBTV’s edited video runs 2 hours and 51 minutes, the longest of the 69 Council meeting videos in the Eyes on EB archive, which goes back to 2022. At least 19 residents spoke.

“This courtroom was packed almost every seat,” Council President Dana Zimbicki said at the end of the night. One speaker put it this way earlier: “I’m super excited to see how many people are here tonight. I think it’s kind of rare.”

Why people came

Most came for Brunswick Square. The Council was introducing Ordinance 26-25, a redevelopment plan for part of the mall property that allows up to 250 residential units. (Our preview explains the plan.) But residents talked about much more: schools, traffic, PILOT tax agreements, the combined effect of several Route 18 projects, and how people hear about any of it.

What residents said

Alex Spielman of Douglas Road spoke first. “I see JCPenney from my front door,” he said, yet he told the Council that social media had been his main source of news about the mall. “Nobody came to us, the residents of those areas,” he said, and he suggested surveying residents before decisions are made. “It’s a failure of communication,” he said, adding that “there is a better way to do it.”

Several speakers focused on PILOTs, the long-term tax agreements used for redevelopment. One resident began by thanking the administration for its work on the Route 18 corridor. Then he argued that the agreements “structurally defund our board of education and shift the financial burden onto residents,” and asked the Council to share PILOT money with the schools. Later, Mayor Brad Cohen disputed that, saying a PILOT “is only on the improvement, not on the land.” In the agreements Eyes on EB has reviewed, schools keep their normal share of taxes on the land but get no direct share of the PILOT payment on the buildings.

Vincent Le Blon, a former councilman and retired Superior Court judge who is running for Council this year, said “the idea of pilots is not that popular” and told the Council, “I think that you need to slow down.” He also proposed a town meeting at St. Bartholomew’s to discuss the issues.

Nicholas, a Fresh Ponds Road resident, said it was his first time speaking at a Council meeting. “I doubt everybody wants to live in luxury apartments on top of each other for all eternity,” he said. “We’re not a suburb. We’re changing.”

A Gunpowder Drive resident who is raising two children in town said he heard nothing about schools in the presentation. He called the affordable-housing requirement “totally fair,” but reminded the Council that “all these students are probably going to be up here in your seats one day.”

A resident who said she has raised her children and grandchildren here wanted to know how many affordable units the township has actually delivered. “I’m okay with that. But how many have you done?” When an official told her that new homes near the end of Rues Lane had been approved 12 years ago, she replied that a sign “would have been nice.”

Le Blon was one of three Council candidates who spoke. Girish Wazirani said, “We’re not looking at the cumulative impact these projects are having together.” Mina Abdo of Willow Street said he supports revitalizing the mall, but asked whether “a comprehensive traffic and engineering analysis plan” had been done for development along Route 18. No one answered that question during the meeting.

A resident raising the fourth generation of his family in town was among the sharpest. “Compliance does not have to mean capitulation,” he said, arguing that density at this site is a local choice. Meeting the legal notice minimum, he said, “is not the same thing as meaningfully informing the public.”

Not one position in the room

Even many of the critics said they want the mall to succeed. “I grew up going to the mall. I want to see it succeed,” that same resident said.

A Van Loo Court resident who called himself a member of the class of ’82 said, “I think it’s about time that East Brunswick Mall get a facelift. Long overdue.” On the housing, he said, “I don’t know about the housing part, but obviously we’re required to do what we’re required to do.”

The parking ordinance: a change that night

Earlier, the Council held a public hearing on Ordinance 26-24, a two-hour weekday parking limit on Burnham Place, High Point Road, Madeline Avenue and Oliver Court, with residents of those streets exempt.

A resident on the corner of Rues Lane and Madeline asked what happens when family stays for a week. The limit, she said, left residents “majorly inconvenienced if we have family coming to visit or friends coming to visit.” She noted that “in other towns they do give you a couple of guest parking passes.”

Others followed. Le Blon urged the Council: “Talk to the residents and find out a solution.” Camille Clark, a former Council member, asked, “What’s the rush to judgment?” and said, “If there are wrinkles in it, iron them out before you pass.” Spielman described how his neighborhood handled commuter parking about 10 years ago with passes for residents and guests.

An official noted the ordinance had come from a police recommendation. Then Councilwoman Dana Winston moved to table it, saying “the residents here have suffered enough on these streets.” The motion passed 5–0. Zimbicki asked the clerk to send it back to the police department for reevaluation, along with residents’ comments. No return date was set.

“I think that was a good display of why it’s important to have these things done in public,” Cohen said minutes later. “Sometimes you just get an idea or a different thought, and it causes us to rethink.”

It won’t always go that way. Brunswick Square is a far bigger decision with a court deadline behind it, and the Council introduced it 5–0 later that night. But the parking vote showed that comments at the microphone do get heard.

Finding out in time

The complaint heard most often was that people find out too late. Cohen pushed back, saying “those agendas are available to the public,” and promised “every attempt to get out to the public” as the plan’s details are filled in.

Both things are true. The agenda was public. But most residents don’t read Council agendas or redevelopment packets.

A note from Eyes on EB

We need to do better here, too. Too often our coverage of Council, Planning Board and other public meetings arrives after the vote. We should be flagging important items before the meetings, while there is still time to show up, ask a question or send a comment. We’re going to work on that.

What’s next

The Brunswick Square plan now goes to the Planning Board for review. The Council’s public hearing on Ordinance 26-25 is scheduled for Monday, Sept. 28, at 7:30 p.m. in the Municipal Courtroom.

People can only take part if they know what’s coming. This one is on the calendar.

Brunswick Square Plan Moves Forward: What Council Did, What We Learned and What Comes Next

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Brunswick Square Plan Moves Forward What Council Did

The Council introduced the redevelopment plan and sent it to the Planning Board on Sept. 14. Officials stressed that 250 units is a zoning maximum, the site layout is conceptual, and there is no designated redeveloper, no redevelopment agreement and no PILOT.

East Brunswick’s Township Council voted Monday night to move the Brunswick Square redevelopment plan forward. It did not approve a housing development.

That distinction came up repeatedly during the nearly three-hour Sept. 14 meeting, as more than a dozen residents asked about traffic, schools, taxes and what the township was actually approving.

“What we’re doing tonight is basically approving a zoning ordinance,” Councilman James Wendell told one resident.

Our earlier story laid out what the plan would allow: up to 250 residential units, four-story buildings and a new traffic signal on Rues Lane. This one covers what happened Monday, what officials clarified and what comes next.

What the Council actually did

The Council took two votes on the plan. Both passed 5-0.

  • Resolution 26-282 sends the plan to the Planning Board for review. It was pulled from the consent agenda and voted on separately.
  • Ordinance 26-25, which would adopt the plan, was introduced. That is a first reading, not final adoption.

The public hearing and final vote are scheduled for Sept. 28.

What “250 units” means at this stage

The plan sets a ceiling, not a building count.

“We have not approved anything,” Kate Keller, the planner who presented the plan, told a resident who asked. The township is “putting zoning in place that would permit a maximum of 250 residential units,” she said, with 20% set aside as affordable.

Asked how the township could approve 250 homes without knowing their tax impact, Wendell said a developer or property owner could come in and say, “I want to build 150 units.”

Keller repeatedly called the site layout she showed conceptual. “This is very conceptual,” she said; it does not fix building footprints. The concept shows the Macy’s store demolished and replaced with new retail, with one residential building toward the rear. Details such as the traffic signal, Keller said, would be settled later with the county and state and in a redevelopment agreement.

No PILOT has been approved

One resident asked directly whether a PILOT deal had been reached for Brunswick Square.

“There is no pilot,” an official answered. Mayor Brad Cohen said the financial plan “hasn’t even been discussed because we don’t know what they’re building.”

Without a project, Cohen said, there is no way to assess its value or whether it would even qualify for a PILOT. “It’s way too early in the process,” he said.

Later, Township Attorney Anthony Iacocca laid out the order of events. After the plan is adopted, a developer can present a project to the Redevelopment Agency in public, and negotiations over amenities and contributions happen there. Only after the agency approves a developer and a redevelopment agreement, he said, can the parties “talk about financial agreements.”

“We’re at the very beginning,” Iacocca said. “It’s not a project.”

The ordinance and draft plan in the Council’s agenda packet contain no PILOT, financial agreement or tax exemption.

Why the Sept. 30 deadline matters

Before the presentation, Iacocca said a recent court order governing East Brunswick’s Fourth Round affordable-housing compliance requires the township to adopt a redevelopment plan for Brunswick Square by Sept. 30, 2026. He said meeting the deadline lets the township keep “local planning control” and avoid the risks and possible penalties of noncompliance.

Cohen said the rest of the township’s Fourth Round plan was settled in February, but the mall site got an extension to the end of September because it had no redevelopment plan. Keller had told the Planning Board in February that the township had an “extension through September” for the mall.

Cohen said that without the affordable-housing obligation on this site, “we would not be rushing to get this done” by the end of the month.

Those are the township’s descriptions. Eyes on EB has not reviewed the court order, which was not in the Council’s meeting packet.

The Sept. 28 hearing falls two days before that deadline, and the Planning Board review must come first.

What residents raised

Several speakers said they wanted to see the mall succeed. Their questions and concerns fell into five areas:

  • Traffic. Neighbors near Rues Lane, Summerhill Road and Hillsdale Road asked about added traffic and the 55-foot height limit. Officials called the proposed signal at Hillsdale Road and Rues Lane preliminary. A question about whether anyone has studied cumulative Route 18 traffic was not answered at the meeting.
  • Schools. Several speakers asked how new housing would affect schools. Cohen later said district enrollment has been roughly stable for years.
  • PILOTs. Two speakers argued PILOTs take money from the school district, and one urged revenue sharing with the Board of Education. Cohen disputed that schools are shortchanged. He said the township cannot legally use PILOT money for ongoing school costs.
  • Cumulative development. Speakers cited Vermella, Legacy Place and other projects. Business Administrator Joseph Criscuolo said water and sewer capacity is sufficient, and Wendell said developers must obtain “will serve” letters from utilities.
  • Communication. Several speakers said they learned about the plan mostly from social media. Cohen said the township has held town halls for years, and that there would be “every attempt” to involve residents as details are filled in.

What happens next

Officials described these remaining steps:

  1. Planning Board review of whether the plan is consistent with the township’s master plan.
  2. Council second reading, public hearing and final vote, scheduled for Sept. 28.
  3. A developer presents a project to the Redevelopment Agency.
  4. Designation of a redeveloper. None has been named.
  5. Negotiation of a redevelopment agreement. The draft plan requires a signed agreement before the Planning Board can hear a development application.
  6. A possible financial agreement, such as a PILOT.
  7. Site-plan approval from the Planning Board. Keller said nothing can be built without “full preliminary and final major site plan approval.”

Cohen said there is “no real timeline” for the Macy’s phase, and Keller said the phases need not be built in order.

What about the rest of the mall?

The plan covers the central mall, the Macy’s property, the Olive Garden parcel and a small retail building on Route 18. JCPenney and several neighboring lots are not included.

Asked whether later phases would add housing, officials said they don’t yet know what a future phase would look like. Keller said the plan could be amended, or a new one adopted, to cover more of the mall, and noted that JCPenney is open and wants to stay.

On the JCPenney side specifically, Keller said the township’s current housing plan calls for no more homes. She said she believed that plan identifies 250 to 300 units for the property, and that the new plan caps it at 250 because “we believe we can meet those other 50 units elsewhere in the township.” A February 2026 version of the housing plan reviewed by Eyes on EB lists the mall site at a “minimum of 300” units.

“In order to meet the housing obligation, we don’t need to put any housing over there,” Keller said. That doesn’t rule out housing in a future phase. It means the current plan doesn’t require it.

Bottom line

Monday’s votes advanced zoning rules, not a construction project. There is no designated redeveloper, no redevelopment agreement and no PILOT, and the layout is a concept. The Sept. 28 public hearing is residents’ next chance to speak before the final vote.

East Brunswick’s Schools Are a Selling Point. So Is the PILOT Program.

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East Brunswick’s Schools Are a Selling Point. So Is the Tax Break.

East Brunswick residents were just asked to pay roughly 6% more toward the school budget.

Now look at how District Walk is being marketed.

On Pulte’s own website, buyers are told they will have access to the “highly regarded East Brunswick School District.”

Just a few lines later, that same sales pitch promotes a “30 Year tax PILOT Program” that Pulte says can save buyers thousands of dollars in annual taxes.

The irony is hard to miss.

East Brunswick taxpayers are being asked to pay more to support the school system, while that same school system is being used as a major selling point for new homes being marketed with a 30-year tax incentive.

That does not mean District Walk homeowners pay nothing toward the schools. The land remains conventionally taxed, and that distinction matters.

But under the PILOT structure, the school district does not receive a direct share of the PILOT service charge.

That is what makes the sales pitch worth a closer look.

The quality of East Brunswick’s schools did not appear overnight. Generations of residents paid property taxes, supported school budgets, approved improvements and invested in the community.

Now that school system is helping sell new development.

At the same time, the people who already live here are being asked to pay more.

That is one reason many East Brunswick residents are frustrated.

They see school taxes rising.

They see more development.

They see traffic and infrastructure concerns.

And then they see the things they have spent years paying to build and support used to market new development alongside tax incentives they themselves do not receive.

This is bigger than one development or one PILOT agreement.

It is about whether the people who already call East Brunswick home still feel like the priority.

That frustration should not be dismissed.

It should be understood.

Why Eyes on EB Exists

Eyes on EB exists to give East Brunswick residents the information they need to understand what is happening in their town, ask better questions and hold local government accountable.

We are not here simply to complain about East Brunswick.

We are here because we believe East Brunswick can get back on track.

That starts with transparency.

It starts with paying attention.

And it starts with making sure the people who already live here have a real voice in what East Brunswick becomes next.

Screenshot of the District Walk community highlights page on PulteGroup’s website. Under the heading "About District Walk" the text reads: "Explore life in the highly regarded East Brunswick School District with new construction townhomes at District Walk by Pulte Homes. These new homes offer 2-3 bedrooms, 2-3 baths and 1 car garage. District Walk offers built in lifestyle with onsite amenities. Plus, take advantage of a 30 Year tax PILOT Program that saves you thousands in annual taxes. Tour your next dream home today!"
A District Walk marketing page promotes the project’s “30 Year tax PILOT Program” as a buyer benefit. (PulteGroup, accessed September 9, 2026)

Vermella Isn’t Done: Another 240 Apartments Are Already Approved on Route 18

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Vermella Isn’t Done

A second Vermella apartment building, called Phase II in township records, was approved in 2024 but hasn’t been built. It is separate from the District Walk townhomes and from Legacy Place on Tices Lane. Here’s what was approved, and when it’s scheduled.

Drive down Route 18 and there’s a lot of new housing to see.

  • Vermella’s first apartment building is open and leasing.
  • The District Walk townhomes are going up nearby.
  • Over on Tices Lane, Legacy Place is nearly finished.

It would be easy to assume that’s the whole picture.

It isn’t. Another Vermella apartment building, with 240 apartments, has already been approved. It hasn’t been built yet.

Four projects, not one

These names often get mixed together. Here’s the simple version:

  • Vermella Phase I is the apartment building already open on Route 18, with about 306 apartments and space for shops and restaurants. It is open and leasing. Eyes on EB has not independently confirmed current occupancy.
  • Vermella Phase II is a second, separate apartment building with 240 apartments. It is approved but not built.
  • District Walk is a separate project of for-sale stacked townhomes, also part of the Route 18 redevelopment, being built by a Pulte company. Township records list 218 or 219 townhomes, depending on the document.
  • Legacy Place is a different development on Tices Lane, by a different developer. Its approval covers 520 apartments and townhomes. It is nearly complete, and no later housing phase has been approved there.

This story is about the second one.

What was approved

The Planning Board approved Vermella Phase II, Application #24-15, on Aug. 28, 2024. The board adopted its written resolution on Oct. 30, 2024. It adopted an amended version on Nov. 13, 2024; the board’s attorney said the changes were not substantive.

  • Apartments: 240 rentals.
    • 8 studios
    • 128 one-bedrooms, including 24 with a den
    • 86 two-bedrooms, including 7 with a den
    • 18 three-bedrooms
  • Affordable: 15 of the 240, spread through the building: 3 one-bedrooms, 9 two-bedrooms and 3 three-bedrooms.
  • Parking: 341 spaces inside the building, on a ground-level garage floor and a partial basement level, for residents. The township’s parking requirement was 263.
  • Shops: none. Unlike the first building, this one is residential only.
  • A public park: the approval also includes a park between the building and the Route 18 traffic circle, with amphitheater-style seating and a dog run.

How tall? The application describes a four-story residential building. At the hearing, the project architect described it as five stories: a ground-floor parking level with four floors of apartments above, plus a partial basement parking level. We did not find a height in feet in the records we reviewed.

Where it is

Township records place it at 253–261 Route 18. The building would sit beside the Route 18 traffic circle, across an internal street from Vermella’s first building, with the new park on the traffic-circle side.

Why only 15 affordable apartments?

The 2016 court settlement that set East Brunswick’s affordable-housing obligation required 115 affordable units across the Route 18 redevelopment area. Legacy Place is providing 100 of them. Vermella’s share is the remaining 15, and all 15 are in this building, as Mayor Brad Cohen explained at the 2024 hearing.

That shared requirement is one reason Legacy Place and Vermella sometimes come up together. They are still separate projects.

Has construction started?

We found no record that construction of the Phase II apartment building has begun.

  • Building permits: the township’s amended financial agreement with the developer, adopted in November 2025, lists the Phase II approvals as complete “except for building permits and occupancy related items.”
  • The park is moving on its own track:
    • Councilman James Wendell reported at the Aug. 10 Council meeting that park construction at Vermella had begun, according to the meeting minutes.
    • Councilwoman Dana Winston reported at the July 27 Council meeting that the park, now named Gallery Green, is anticipated to have its grand opening in spring 2027, according to the minutes.

Work on the park is not the same as work on the apartment building.

When is it supposed to be built?

The November 2025 agreement sets this schedule:

  • Phase I, Vermella’s first building: completion of construction “no later than December 31, 2026.”
  • Phase II, the new apartment building (called Building B in the agreement):
    • commencement of construction “six (6) months following completion of Phase I”
    • completion of construction “no later than December 31, 2028”

The agreement ties the start to the completion of Phase I, not to a calendar date, and that completion has not been publicly announced.

An earlier estimate was different. In September 2024, shortly after the approval, the Redevelopment Agency’s chairman reported that Phase II was scheduled to start in spring 2025. The 2025 agreement set the schedule above.

Who is building it

The redeveloper is EB Development Urban Renewal LLC, the company behind Vermella; Russo Development has presented the project to the Redevelopment Agency. The agreement estimates the cost of Phase 2 at about $76 million.

What else is still coming at Vermella

  • District Walk: of its 218 or 219 approved townhomes, the first 104 are under construction. The rest are approved but not built.
  • A later phase: the agreement also lists a Phase IV. At a December 2024 Planning Board meeting, Mayor Cohen said of the remaining properties, “The plans aren’t on those properties to put residential units.”

The bottom line

  • Vermella Phase II is 240 apartments that are approved but not built.
  • It is in addition to the Vermella apartment building already open, and separate from the District Walk townhomes.
  • It is not part of Legacy Place on Tices Lane, though the two count toward the same affordable-housing requirement.
  • Under the current agreement, it is due to be finished by the end of 2028.

How we did this: This story draws on:

  • the Planning Board’s agenda, minutes and certified transcript for the Aug. 28, 2024 hearing on Application #24-15
  • Planning Board minutes of Oct. 30 and Nov. 13, 2024
  • the township’s amended and restated financial agreement with the developer, adopted as Ordinance 25-37 in November 2025
  • Redevelopment Agency and Township Council minutes from 2024 through 2026
  • the township’s affordable-housing plan
  • Legacy Place records reviewed for an earlier Eyes on EB story

A Love Letter to East Brunswick High School

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east brunswick HS love letter

By Rachel Botnick

Dear East Brunswick High School,

There is something very strange about walking through the halls of your old high school decades after you were a student there, especially walking through those halls with your own children.

A couple of weeks before the start of the school year, I toured East Brunswick High School with my daughters. I was amazed by how much came back to me and, at the same time, how much felt completely foreign. There were places that felt immediately familiar, almost like my brain knew where I was before I consciously did, and then with the turn of a corner have absolutely no idea where I was. 

It’s eerie how the mind works. You can go years without thinking about a particular hallway or staircase, then suddenly stand there again and feel something unmistakable. I realized that day that I didn’t just go to school there. A pretty significant part of who I am today was shaped there. And now my daughters are beginning their own high school experience in those same halls.

A few weeks later, I returned for Back to School Night. As a single mom of twins, following two schedules that are happening simultaneously requires either cloning or some kind of time travel, neither of which are skills I have yet to master. So instead of attempting the impossible, I volunteered at the PTA table.

It turned out to be one of the best decisions I could have made. Instead of running from classroom to classroom, I got to sit still and watch the high school in action. I talked to parents, staff members, school resource officers and students. I watched completely confused parents trying to figure out where they were going and admit I was a little relieved not to be one of them. I watched students stop to help, staff interact with families, and administrators communicate with one another and work through the inevitable issues that come up when hundreds of people are navigating one enormous building at the same time.

One of my favorite parts of the night involved a group of cheerleaders assigned to our area. I first noticed them having this wonderful conversation with the staff at the Food Services table. They were asking about the menu, how things were chosen and about the individuals themselves. They were genuinely interested. It wasn’t forced or staged. It was just people talking to other people, and I loved watching it. An authentic moment captured in its true essence.

Later, I got to talk with the girls myself. They were at different points in their high school experience. Some were seniors, still buzzing from the excitement of the recent Senior Sunrise, while others were younger and just learning the ropes. For a few minutes, I got to see EBHS through their eyes. Some were experiencing their “lasts” while others were still collecting their “firsts.” Here I was looking around the building through the eyes of someone who had already lived her high school years there, while these girls were right in the middle of theirs, and through those same halls my own daughters will be navigating their own.

There was something both really wonderful and poignant about that.

Now, I am an educator, so I am not going to write a love letter to a high school through rose-colored glasses. I know high school is hard. Kids are balancing grades, friendships, social pressure, activities, family expectations and thoughts about what comes next, all while trying to figure out who they are and just survive. Teachers and staff wear more hats than most people ever see, and administrators balance the needs of students, staff and families while handling countless situations the rest of us may never even know occurred.

And EBHS certainly wasn’t perfect when I went there. The cliques were so obvious that the only things missing were Pink Ladies and T-Bird jackets. The stereotypes were there, along with a one-size-fits-all approach to education, the bullying, and homogeneous groupings that, looking back through my educator eyes, are actually pretty cringeworthy.

I also understand now that my experience at East Brunswick High School was exactly that. Mine. High school wasn’t a wonderful experience for everyone. It certainly wasn’t perfect for me. The same hallway that brings back a funny memory for one person may hold a painful one for someone else. Loving a place doesn’t require pretending it was perfect. Maybe it means believing enough in it to want it to keep getting better.

For all of its imperfections, though, there has always been something happening inside East Brunswick High School that is difficult to quantify. I keep coming back to the word “spark.”

Think about the people who have walked through those halls. They became doctors and hospital leaders, performers and writers, actors, broadcasters and artists, scientists and business owners, educators and public servants. Some reached the highest levels of their professions and had an impact across the country and around the world. Others made their impact right here. They took over family businesses, raised families, taught our children, coached our teams, cared for our neighbors, volunteered and became integral parts of the fabric of East Brunswick.

I don’t think we should ever minimize either kind of impact. We tend to measure accomplishment by how far someone’s name travels, but impact doesn’t really work that way. Changing something on a global scale is extraordinary, but so is changing the life of one child. Creating something experienced by millions matters, and so does building something that becomes part of the foundation of one community. Each adds something invaluable.

And every one of those people was once just a kid walking through the halls of East Brunswick High School.

That’s what gets me.

We have no idea where today’s sparks will travel. Some may illuminate the world. Some may illuminate East Brunswick. Others may illuminate a classroom, a business, a hospital room, a stage, a home or simply the life of another person. They all matter.

There is something especially powerful about that in a town with one public high school. Generation after generation of East Brunswick kids have passed through those doors. Some left and built lives somewhere else. Some stayed. Some left and eventually found their way home.

I did. And I know I’m far from the only one.

Things change. Education changes. Communities change, and buildings certainly age. The physical infrastructure of our high school needs attention, and I don’t want to minimize that. Our students and staff deserve a building worthy of what we ask them to accomplish inside it. But I also don’t want the condition of a building to make us forget what exists within those walls.

The heart of a school isn’t concrete, bricks, pipes or ceilings. It’s the student who stops to help a confused parent. It’s the teacher who notices something nobody else did. It’s administrators working together to solve a problem. It’s cheerleaders having a genuine conversation with the Food Services staff and actually excited about next week’s food theme. It’s parents who show up, graduates who come back, families who stay and a community that decides its children are worth investing in.

Maybe that’s the point of this love letter.

We can acknowledge what needs fixing. We can disagree about how to fix it. We can expect more and advocate fiercely for our children. We absolutely should. But while we’re doing that, I hope we remember that we also get to be part of what makes this place better.

There are sparks inside that building right now, and none of us knows yet what they will become. Let’s help ignite them instead of extinguishing them. Let’s be part of the magic.

Be a spark in the fire, not the water that puts it out.

So, East Brunswick High School, take care of my girls. Take care of all of our kids. Challenge them, see them, give them opportunities, let them make mistakes while providing a safe space to land, and give them people and experiences worth remembering. Help them find their spark, whatever it may be and wherever it may eventually take them.

You helped shape their mother.

Now it’s their turn.

Love,

An EBHS alum who found her way home

Up to 250 Homes, Four Stories at Brunswick Square: What to Know Before Monday’s Council Meeting

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up to 250 homes four stories and brunswick square

The proposed redevelopment plan also allows four-story, 55-foot residential buildings and calls for a new traffic signal at Rues Lane and Hillsdale Road. Nothing is final yet, and Monday night is a key public step in the approval process.

The future of part of the Brunswick Square Mall property is on the East Brunswick Township Council’s agenda Monday night.

At its 7:30 p.m. meeting on Sept. 14, the Council is scheduled to:

  • hear a presentation on the proposed Brunswick Square Mall & Vicinity Redevelopment Plan
  • vote on sending that plan to the Planning Board for review
  • introduce the ordinance that would ultimately adopt it

Nothing will be finally approved Monday. But the proposed plan now spells out in detail what could be built on part of the mall property. That includes housing.

What the proposed plan would allow

The plan was prepared for the East Brunswick Redevelopment Agency by the planning firm Phillips Preiss Grygiel Leheny Keller. It covers about 47.7 acres and divides that area into two phases.

According to the plan included in the Council’s agenda packet, it would:

  • Allow up to 250 residential units. “A maximum of 250 dwelling units shall be constructed as part of Phase II,” the plan states.
  • Require at least 20% of those units to be affordable to very-low-, low- and moderate-income households. If all 250 units were built, the minimum 20% set-aside would mean at least 50 affordable units.
  • Allow residential buildings up to four stories and 55 feet tall.
  • Limit housing to Phase II. That area includes the former Macy’s store property and the neighboring Olive Garden parcel. Housing would not be permitted in Phase I, which covers the mall’s central retail area and a small retail building on Route 18.
  • Require a new traffic signal at Rues Lane and Hillsdale Road. The developer of Phase II would have to design, pay for and install it. The signal would first need approval from Middlesex County and any other agency with jurisdiction.

The plan also says market-rate units would have to be at least half studios and one-bedrooms, with no market-rate three-bedroom units. Residential buildings would have to sit at least 250 feet back from Route 18.

The plan describes its main goal as keeping Brunswick Square East Brunswick’s “primary commercial and retail hub” while adding housing and other uses. It ties the residential component to the township’s Fourth Round affordable-housing obligations.

Four stories, 55 feet

The height allowance is likely to be one of the details residents notice most. Under the proposed plan, residential buildings in Phase II could rise to four stories and 55 feet. Commercial buildings would be capped at two stories and 40 feet.

More land could follow later

In March 2025 the township designated a larger area as in need of redevelopment: 10 lots totaling about 81.43 acres. This plan covers four of those lots.

The other six include the JCPenney building. They are not part of this plan, but it states that they “may be included as part of a future phase or phases.” For now, those lots stay under their existing zoning.

Private property, public rules

Brunswick Square is privately owned. The township does not own the mall property. But the township is deciding the redevelopment framework that would govern what can be built there. That includes how many homes are allowed, how tall buildings can be, what uses are permitted and how far buildings must be set back.

According to the ordinance, once adopted the plan would replace the regular zoning rules for those parcels and amend the township’s zoning map.

What about a PILOT?

No PILOT or financial agreement for Brunswick Square has been approved in the records reviewed by Eyes on EB. That could become a separate issue later if the township and a future redeveloper negotiate one, but it is not part of the redevelopment plan currently before Council.

What happens Monday, and what doesn’t

Three Brunswick Square items are on Monday’s agenda.

  • A presentation on the plan by planner Kate Keller.
  • Resolution 26-282, which refers the plan to the Planning Board for review. It is listed on the consent agenda, which the Council approves in a single vote unless a member asks to pull an item for separate discussion.
  • Ordinance 26-25, which would adopt the plan. It is up for introduction, sometimes called first reading. The ordinance’s public hearing is scheduled for the Council’s Sept. 28 meeting.

The ordinance itself says it will go to the Planning Board for review “following introduction and prior to a public hearing and final adoption.” The copy of the plan in the agenda packet is marked “DRAFT.”

Why residents may want to pay attention now

Some residents may care about the number of housing units, four-story buildings, traffic along Rues Lane and Route 18, what could come in future phases, or the overall direction of Brunswick Square. If so, this is the stage when the plan is public but not yet final.

Monday’s agenda includes a public comment period. The Council asks speakers to limit their remarks to five minutes or less, and the Council President may choose whether to respond. The formal public hearing on the ordinance itself is scheduled for Sept. 28.

Eyes on EB is not taking a position on the plan. The point is simpler: residents should know what is being proposed before it becomes final.

East Brunswick has been here before

East Brunswick has seen major development proposals change during public review before. One example is the development at Summerhill and Old Stage roads that opponents nicknamed the “Golden Corner,” now Summerhill Gardens.

In 2018, developer HD Summerhill sought approval for three four-story apartment buildings, about 49.7 feet tall, with 120 apartments. The zoning there allowed three stories and 35 feet, so the plan needed a height variance. The proposal drew organized opposition and heavily attended hearings, and one early hearing was postponed because of the size of the crowd.

The developer later returned with three-story buildings. In April 2019, the Planning Board approved four three-story buildings with 96 apartments, 24 of them affordable. The record does not establish that public opposition alone caused those changes. It does show that a development proposal can change before final approval.

The two situations are not the same. The Golden Corner developer was seeking approvals under the zoning already in place on that site, which it said was “very attractive” because it had been zoned for affordable housing. Brunswick Square is being handled through a township redevelopment plan that would set new rules for those parcels.

Still, the numbers are worth knowing. The proposed Brunswick Square plan would allow residential buildings up to four stories and 55 feet, taller than the roughly 49.7-foot, four-story design that needed a variance at the Golden Corner in 2018.

What’s next

Eyes on EB will follow Monday’s meeting and report what the planner presents, what questions Council members and residents raise, and whether anything changes as the plan moves to the Planning Board and back to the Council on Sept. 28.

If you go

  • What: East Brunswick Township Council regular meeting
  • When: Monday, Sept. 14, 2026, 7:30 p.m.
  • Where: Municipal Building Court Room, 1 Jean Walling Civic Center, East Brunswick
  • Agenda and full plan: https://www.eastbrunswick.org/AgendaCenter/ViewFile/Agenda/_09142026-1065
  • Public hearing on Ordinance 26-25: scheduled for Monday, Sept. 28, 2026, 7:30 p.m., Municipal Courtroom

East Brunswick Is Changing How Bullying Reports Are Screened. Next Year’s Numbers Won’t Mean the Same Thing.

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HIBS east brunswick school district

A proposed change in the September 10 Board of Education agenda for tomorrow night’s East Brunswick Board of Education meeting could alter how future harassment, intimidation and bullying statistics are counted and compared.

The item is on for second reading, which means the Board is scheduled to vote, and the agenda states that policies approved on second reading “shall be immediately effective.”

What is actually changing

Policy 5512 governs harassment, intimidation and bullying — HIB, in the shorthand every district uses — and its Section G covers how allegations get investigated.

East Brunswick currently uses what its policy service calls Option 1, “Investigate All Reports.” The adopted policy opens Section G this way: “The Board of Education requires a thorough and complete investigation to be conducted for each report of an alleged incident of harassment, intimidation, or bullying.”

The agenda proposes switching to Option 2, “Principal’s Preliminary Determination.” Under Option 2, before an investigation begins, the principal or a designee — in consultation with the school’s Anti-Bullying Specialist — determines whether the report, “assuming all facts are presented as true,” falls within the legal definition of HIB in state law. If not, the matter is handled under the district’s Code of Student Conduct rather than the formal HIB investigation process.

The distinction matters: a principal is not deciding whether the bullying happened. The principal takes the report at face value and decides whether the conduct described fits the statutory definition of HIB at all. It is a scope decision made before the full investigation, not a finding about the facts.

Several things do not change. A written HIB 338 form must still be completed and still goes to the superintendent, who can overrule the principal and order an investigation anyway. Parents of both students must be given formal notice of the decision. And a parent can appeal a preliminary determination to the Board and then to the state Commissioner of Education — a route that does not exist today, because the decision itself does not exist today.

This is a standard option, not an unusual one

New Jersey has allowed districts to make this choice since a 2022 amendment to the Anti-Bullying Bill of Rights Act. State regulations authorize it, the state’s reporting systems account for it, and Strauss Esmay — the policy service used by East Brunswick and, by its own account, more than 200 other New Jersey districts — offers the two approaches as numbered options.

Eyes on EB checked eleven New Jersey districts’ current adopted HIB policies against their own official policy portals and published documents. Seven already use Option 2; four, including East Brunswick, use Option 1. That is eleven districts out of roughly 600 statewide, not a statewide figure — and there isn’t one. The state collects the answer from every school each year and publishes no tally.

So the point is not that East Brunswick is doing something unusual. Option 2 is a standard choice permitted under New Jersey law and already used by other districts. The issue is whether future HIB charts will still be comparable with the numbers residents have been shown in prior years, when some reports may now be screened out before becoming investigations.

The part that affects the statistics

Reports do not vanish under Option 2. But they stop being counted where the public numbers come from.

The state Department of Education’s guidance for its Student Safety Data System is direct: if a principal makes a preliminary determination that a report falls outside the HIB definition, “it is not referred for an HIB investigation and should not be reported in SSDS.” That matters because both of the state’s HIB categories — “HIB Confirmed” and “HIB Alleged” — describe an allegation “that was investigated by the school.” A report resolved at the preliminary stage was never investigated, so it lands in neither.

The number is not lost altogether. Districts using preliminary determinations must record how many they made in the annual school self-assessment filed with the state, and cannot submit it without them. East Brunswick already publishes that report on its own website, and in the 2024-2025 District and School Grade Report all eleven schools carry this line: “Number of times a preliminary determination was made that an incident or complaint was outside the scope of the definition of HIB: N/A.”

It reads N/A because the current policy does not allow preliminary determinations. If Option 2 is adopted, that N/A becomes a number — but in a separate document, released at a different time of year, reported school by school rather than districtwide. Nothing requires anyone to place it next to the HIB charts the Board actually sees.

What East Brunswick has shown the Board

The slides bound into the district’s December 19, 2024 minutes include one titled “Number of HIB Investigations” and another titled “Number of HIB Investigations – Two-Year Comparison.” Each has exactly two columns: HIB Alleged and Confirmed HIB. Neither shows total reports received, or complaints screened out before investigation — categories that hardly matter under the current policy, because there is no screening step.

The districtwide figures from those charts and presentations: in 2022-23, East Brunswick recorded 193 HIB investigations — 116 alleged and 77 confirmed. In 2023-24, 162 investigations — 87 alleged and 75 confirmed. From January through June 2024, 89 investigations — 47 alleged and 42 confirmed. From September through December 2025, 36 investigations — 22 alleged and 14 confirmed. A full-year 2024-25 total could not be established from available public records.

What the agenda says, and what it doesn’t

The agenda explains the change in one sentence: “The only change is in Section G – Investigation of HIB. We currently have selected Option 1 – Investigate All Reports, and we are looking to adopt Option 2 – Principal’s Preliminary Determination.”

That says what. It does not say why. Eyes on EB did not locate a stated district rationale for selecting Option 2 in the reviewed agenda materials, in the record of the August 20 first reading, or in archived district material. Other policies in the same batch do carry stated reasons. This one was reviewed at the August 18 Policy Committee meeting, a subcommittee that does not meet in public.

Why the comparison matters

East Brunswick has presented these numbers publicly and treated their direction as meaningful. At the September 18, 2025 meeting, then-Superintendent Victor Valeski reported Student Safety Data System and HIB data to the Board, and the minutes record that a resident asked what had been done that caused the decline in HIB incidents. A board member asked that HIB figures be presented as a multi-year trend, and the administration agreed.

If East Brunswick investigated 162 HIB reports in 2023-24 and investigates a smaller number two years from now, a resident reading the chart cannot tell how much of the change is student behavior and how much is the new screening step. The confirmed count should stay comparable, since a report that would ultimately be confirmed has to be within the definition and so should not be screened out. The investigation and alleged counts will not be.

A question the Board could answer

There is a straightforward fix, and it requires the district to collect nothing new. The state already requires districts using preliminary determinations to count those cases in the annual self-assessment. If East Brunswick adopts Option 2, will the district also show that number alongside the HIB charts presented to the Board, so residents can still compare the full picture year to year?

The policy change itself is permitted under state law and already in use elsewhere in New Jersey. The open question for East Brunswick is narrower: whether the district will present the new preliminary-determination count next to its familiar HIB statistics, so parents and residents can tell when the measuring system changed.

East Brunswick Adopts Bullying-Report Screening After Superintendent Explains Why, and a Former Principal Asks About the Risks

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Graphic reading "East Brunswick HIB Policy: What Changed?" beside a clipboard with a review-process icon in a school hallway

East Brunswick’s Board of Education on September 10 approved a change to how the district handles reports of harassment, intimidation and bullying. Principals may now screen a report at the outset and decide whether it falls within the legal definition of HIB before a formal investigation begins.

As Eyes on EB reported the day before the vote, the agenda described the change in a single sentence and gave no reason for it. At the meeting, the district supplied one. Superintendent Dr. Evelyn Mamman said the change would spare principals and staff from spending time on full investigations of reports that clearly do not meet the legal standard. The board’s attorney said state law allows it.

The explanation came in response to extended questioning from board member Louis Figueroa, a former principal. He raised concerns about the pressure the change could put on principals and asked how students would still be heard. He then voted for the policy.

What the board approved

Policy 5512, the district’s HIB policy, moves Section G from what its policy service calls “Option 1 — Investigate All Reports” to “Option 2 — Principal’s Preliminary Determination.” The change was one of nine items approved together in a single roll-call vote. The others were two policies on first reading, four other policies on second reading, the August 20 minutes and a revised school calendar. Under the agenda, policies approved on second reading take effect immediately.

The policy text presented for adoption says that “prior to initiating an investigation,” the principal or a designee, “in consultation with the Anti-Bullying Specialist,” determines whether a report, “assuming all facts are presented as true,” falls within the state’s legal definition of HIB. If it does not, the incident is handled under the district’s Code of Student Conduct.

The safeguards described in the earlier article are in that text:

  • The HIB 338 form must still be completed and sent to the superintendent.
  • The superintendent may order a full investigation anyway.
  • Parents receive formal notice of a decision not to investigate.
  • A parent can appeal that decision to the board and then to the state Commissioner of Education.

The motion carried. Board Vice President Wilbur Pan was not called in the roll call. The individual votes will be confirmed against the official minutes when they are posted.

Why the superintendent says she restored it

Mamman said the preliminary determination is standard. The model policy East Brunswick uses, from the Strauss Esmay service, and most other districts’ policies include it, she said. East Brunswick’s version did not.

“We took that out. All I did was put that back in,” she said. (video, 1:54:30)

Principals would still complete the state form, she said: “so they still fill out the form 338.” When a report plainly does not meet the definition but still involves misbehavior, “it falls under the code of conduct,” and “counseling is still a part of it.”

Her main argument was about time. “We do not want them spending all that time and resources,” she said. The principal “should have the power right there to determine” that a report is a code-of-conduct matter, “instead of wasting resources and time to go through an investigation that I know is going to be unfounded.” When a case is less clear — “if it’s a complex one” — the principal can still send it to a full investigation, she said. (video, 2:02:04)

She said the test itself does not change. If a report meets the legal criteria, “then it triggers an [HIB], same as before.” If it does not, “then there’s an alternative handling.” That, she said, is “the job of a principal anyway,” and requiring a full investigation of every report “doesn’t take into account the principal’s expertise.” “I believe that this makes it more efficient,” she said. (video, 2:00:03)

Mamman said the decision would not rest with the principal alone. “It doesn’t mean the principal is doing it by themselves,” she said, and she reviews the reports herself: “I still have to see it all.” She added that the district’s anti-bullying coordinator “was very much in favor of this.”

Asked by another board member whether principals had weighed in, Mamman said the proposal was shared with those it affects before it reached the board, and “they were fine with it.” (video, 2:06:03)

Eyes on EB has not independently confirmed when, or whether, an earlier version of the district’s policy included the preliminary determination.

The legal authority, and parents’ appeal rights

Figueroa had directed part of his question to the board’s attorney. The attorney pointed to state law. “The legislature actually amended the law to permit this discretion,” he said. That matches the 2022 amendment to New Jersey’s Anti-Bullying Bill of Rights Act described in Eyes on EB’s earlier article. (video, 1:56:47)

“In the districts that have it, it actually works out very well,” he said. On Figueroa’s concern about exposure for principals, he said he had not seen any principal “subjected to any type of liability,” in part “because parents still have the right to appeal it.” The option, he said, lets a licensed principal “make a judgment call.” In cases that are plainly code-of-conduct matters, the district’s investigators can then turn to “other ones” that need them.

The attorney, identified on the dais nameplate as board attorney Matthew Giacobbe, was not on camera while speaking. He is identified here by the question directed to him and the content of his answer.

A former principal’s questions

Figueroa raised the issue before the vote and returned to it several times over roughly fifteen minutes.

His first question was about risk. “Are we putting our administration at any legal risk,” he asked, “or even a principal who is non-tenured being pressured by a community member to either go forward with an [HIB] or not go forward with an [HIB]?” He noted that investigating every report brings support with it: “you do have counseling that comes from that.” (video, 1:53:34)

Asked to explain his concern, he drew on his own experience. Many reports, he said, “are not very clear-cut.”

“Speaking as a former principal,” he said, “if there was someone who didn’t like me as a principal or didn’t like the way I ran a building,” a disputed determination could escalate. “If the next step is going right to the board,” he said, “that puts that principal technically at risk,” particularly “if the board is continuing to review a certain particular principal.” He was especially concerned about a non-tenured principal “trying to do the right thing.” (video, 1:58:47)

He acknowledged the cost of the current approach. “Now I know that does take time and resources, but what comes out of that is a student assistance specialist spending time with the child or with children involved in that,” he said. Investigating everything, he said, “also allows the principal to be a part of that process” without putting all the weight on the principal to make the determination. “If I was still a principal, I would make sure I investigated everything,” he said.

Figueroa remained unconvinced. “I understand what you’re saying. I’m just not agreeing with you,” he said. (video, 2:01:26)

Figueroa then turned to how the new process would work in practice. “So are the students being interviewed still by the student assistance specialist,” he asked. Mamman answered: “Absolutely.” Figueroa asked whether “it goes to the principal with all that information,” and Mamman said the principal “makes the predetermination” based on “all that information that has been given to him.” (video, 2:03:25)

Figueroa said the policy, as he read it, could give a different impression: “it almost seems like the principal gets a piece of paper.” But if “all of the interview information is coming to the principal,” he said, “then it’s really not any different than it used to be, other than” — and, in quick back-and-forth, “a tad different.” Mamman later described the change the same way: “It’s a tad different.” (video, 2:05:03)

His last concern was about staff. He wanted to be sure the district was not putting “professional staff out there in a situation where they’re having to make a determination that later could have a legal or a professional consequence on them.” (video, 2:07:36)

When his name was called in the roll call, Figueroa voted yes: “based on information given tonight, I would say yes.” (video, 2:11:04)

Eyes on EB attended the meeting, and in our observation Figueroa did a good job asking thoughtful questions about the policy.

An open question about timing

The meeting explanation and the policy text do not line up neatly on one point, and residents may want the district to clarify it.

The policy describes the preliminary determination as a screen made “prior to initiating an investigation” and “assuming all facts are presented as true.” In other words, it is a decision about whether the reported conduct fits the definition, taken at face value. It is not a finding about what happened. The policy text does not describe students being interviewed before that decision.

At the meeting, Mamman agreed that students are “absolutely” still interviewed by student assistance specialists and that the principal makes the determination with that information. Elsewhere in the discussion, she described the new option as letting a principal decide whether the district needs to “go through the full-blown” process — to “bring kids in, interview, that type of stuff.”

Those descriptions may be reconcilable. Some initial information gathering could come before the formal investigation the policy describes, for example. But the recording does not establish when student interviews happen relative to the preliminary determination. Eyes on EB has not asked the district and draws no conclusion about it here. It is a reasonable question for parents whose children are involved in a report.

What the vote did not address

Eyes on EB’s earlier article raised a narrower question: once some reports are screened out before investigation, will the district show how many were screened out alongside the HIB statistics it presents publicly, so year-to-year comparisons remain meaningful? That question was not discussed at the September 10 meeting. Later in the evening, the board accepted its routine report of confirmed HIB incidents for August 21 through September 10 without discussion.


How we reported this. This article is based on the district’s official recording of the September 10, 2026 Board of Education meeting, the meeting agenda and policy text, and Eyes on EB’s September 9 article and underlying research. Quotations were checked word-for-word against multiple transcriptions of the meeting audio, and speakers were confirmed using the video and meeting context. Where transcripts disagreed or a speaker could not be confirmed, we paraphrased without attribution. Official minutes had not been posted when this article was written. Eyes on EB attended the meeting; the observation about Figueroa’s questioning is the publisher’s own. Eyes on EB did not contact the district for this article.