Franklin Township, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Franklin Township, NJ and summarizes what was decided — variances, site-plan and subdivision applications, and Board of Adjustment hearings. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 245 items on file; most recent August 9, 2026.
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Carry hearing: Islamic Circle of North America (ICNA) to October 1, 2026; extension to October 31, 2026
After consultation, the applicant requested a continuance to provide clearer and more consistent testimony and to address ADA/handicap parking and visitor impacts. The Board carried the matter to October 1, 2026 at 7:30 p.m. at 475 DeMott Lane, granted an extension of time to October 31, 2026, and approved the carry by unanimous vote.
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Applicant planner testimony and Board discussion: D(1) use variance standards, parking variance context, and scope/character of public access
The applicant’s planner began testimony addressing the D(1) use variance framework and referenced recent case law discussion (including Monarch Construction and a 2026 Supreme Court decision). Board members questioned whether the proposal would function as a public house of worship versus an accessory prayer room within an office headquarters, emphasizing that public access and intensity of use were central issues.
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Board discussion and motion: proposed requirement for expert reports 10 days in advance (failed)
A Board member raised concern that the planner had not provided a written report in advance. A motion was made to require experts to provide written reports at least 10 days before testifying, with discussion about impacts on small residential applicants. The motion failed, with one abstention and one member voting no.
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Applicant testimony: traffic engineer on parking demand, ordinance calculations, ADA/EV considerations, and intensity of use
The traffic engineer testified that observed parking demand was low (13 parked vehicles during visits) and that the proposed use would be low intensity, with limited additional cars even on Fridays. He presented an alternative parking calculation yielding 40 required spaces (42 provided), discussed ADA proximity and potential EV space requirements, and addressed differing ordinance interpretations producing a 47-space requirement.
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Applicant testimony: site engineer on parking reconfiguration, dumpsters, ADA spaces, and TRC striping comment (Exhibit A3)
The site engineer testified that the existing site has 36 parking spaces and the plan proposes restriping and circulation changes to create 42 spaces and relocate dumpsters, without increasing impervious coverage. Board discussion addressed ADA space location near the main entrance and a TRC comment about 18-foot stall depth for four new spaces.
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Applicant testimony: architect on interior renovations and ADA restroom upgrades (TRC date referenced)
The project architect testified that the proposal is primarily an interior change to formalize the prayer room/house of worship and to convert two non-ADA toilets across the hall into ADA-compliant restrooms for public use. No exterior changes or second-floor changes were proposed; two means of egress were described.
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Board discussion: conditional use standards, buffering/landscaping, and comparable applications
Board members discussed whether conditional use standards for houses of worship apply in the B-I zone and raised questions about buffering, fencing, lighting, and landscaping. Counsel and discussion referenced other Franklin Township approvals involving houses of worship in nonresidential settings and noted the industrial context of the site.
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Applicant testimony: operations director on building layout, staffing, bookstore, pantry distribution, meetings, and public access
ICNA’s operations director testified about the first- and second-floor uses, including offices, a small bookstore, a hygiene/diaper pantry distribution on Tuesdays, conference meetings, and limited staffing (five employees). He described current controlled access and a proposal to allow public access for prayer at scheduled times using a magnetic door system and signage.
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Applicant testimony: organization member on prayer room use, capacity, and prayer schedule (Exhibit A1)
An ICNA representative testified about the organization’s mission, the building’s use since 2006, and the existing prayer room. A photograph of the room was marked as Exhibit A1, and testimony addressed room capacity (42 people stated; building code 49 mentioned), daily prayer frequency, and Friday prayer duration.
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Hearing opened: Islamic Circle of North America (ICNA) NJ Inc. — D(1) use variance, site plan, and parking variance (1320 Hamilton Street)
The Board opened the hearing for Islamic Circle of North America New Jersey Incorporated (ZBA 2524) for a D(1) use variance and amended site plan approval, including a parking variance, to renovate interior space to create a prayer room/house of worship within an existing office building at 1320 Hamilton Street (Block 90, Lot 3) in the B-I zone.
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Carry matter: Cassa Dencia relief condition discussion
Under agenda item 64, the Board carried a matter described as “Cassa Dencia relief condition” to September 17, 2026, with reference to ZBA number 2127 and notification.
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Resolution ZBA 2604 (Art Hinrich)
The Board acted on “Art Hinrich ZBA 2604” by motion and second and approved it by unanimous vote of the members recorded in the transcript.
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Resolution PSG ZBA 26003
The Board acted on Resolution PSG ZBA 26003 by motion and second and approved it by unanimous vote of the members recorded in the transcript.
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Site Plan Review: Raritan Valley Habitat for Humanity single-family home proposal on Churchill Avenue (township-owned lot; variances; tree plan questions)
The Commission discussed a Habitat for Humanity application to build a three-bedroom ranch-style single-family home with a gravel driveway on a narrow Churchill Avenue lot. Members noted variances (including frontage and lot size), questioned tree removal details and responsibility given township ownership/contract purchaser status, and agreed to request a tree plan/clarification.
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Correspondence/Site Plan Notice: Sterling Point (Cedar Grove / Western Road) amended site plan to build additional apartment building
The Commission discussed a notice regarding Sterling Point, an active adult community, seeking to proceed with construction of an additional apartment building under an amended site plan. Members noted prior approvals dating back to the early 2000s, discussed unit counts and building footprint, and suggested recommendations such as EV chargers and lighting controls.
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Site Plan Review: Proposed paved patio exceeding impervious coverage (Lake Avenue / Hill Avenue area)
The Commission discussed an application (35126) for a single-level rectangular paved patio under 1,000 square feet that would increase impervious coverage beyond the 25% limit (to about 29%). Members discussed encouraging compliance, considering pervious materials, and planting trees to address runoff.
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Raritan Valley Habitat for Humanity — Variances for Affordable Single-Family Home at 29 Kasith Street (Block 180, Lots 111 & 112)
The board heard Raritan Valley Habitat for Humanity’s application to build a 100% affordable, three-bedroom ranch home at 29 Kasith Street (corner of Kasith and Kent), consolidating two lots and seeking relief for lot area, frontage, lot coverage, impervious coverage, and a Kent Street front-yard setback. After testimony and a split preference discussion on driveway material, the board approved unanimously with conditions including a gravel driveway and deed notice language.
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Raritan Valley Habitat for Humanity — Variances for Affordable Single-Family Home at 56–58 Main Street (Block 173, Lots 9 & 10)
The board heard Raritan Valley Habitat for Humanity’s application to build a 100% affordable, three-bedroom ranch home and shed at 56–58 Main Street, consolidating two lots and seeking relief for lot area, frontage, lot coverage, and impervious coverage. After engineer and planner testimony and no public comment, the board approved unanimously with conditions discussed.
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Josh Tobin Slag — Variance for Patio/Impervious Coverage at 12 Lake Avenue (Block 351, Lot 26)
The board heard a homeowner variance request to install a 992 sq. ft. patio at 12 Lake Avenue in the R-20 zone, requiring impervious coverage relief (29.25 proposed vs. 25 max). After testimony and no public comment, the board approved unanimously.
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Judy Rossier — Variance for Rear Yard Deck at 1661 Amwell Road (Block 386.04, Lot 20)
The board heard a variance request to construct a 418 sq. ft. rear yard deck at 1661 Amwell Road in the R-20 zone, requiring relief from the 15-foot side setback. After testimony and no public comment, the board approved the application unanimously.
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Dream Industries — Signage
The board acted on a resolution for Dream Industries (ZVA 26-02) related to signage. The resolution was approved by unanimous vote.
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Decision: Syracuse 1950 Eastern Avenue Owners LLC — D1 use variance; preliminary/final site plan; variances for 258,150 warehouse (ZBA 25-00009)
The Board voted to approve ZBA 25-00009 for a 258,150 square foot warehouse, including a D1 use variance, preliminary/final site plan approval, and variances. A Board member requested added language stating the property could not be used as a data center. The motion carried 6–1.
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Decision: Ukrainian Orthodox Church USA — D2 use variance; preliminary/final site plan; variances (ZBA 25-007)
The Board voted to approve ZBA 25-007 for the church/seminary property at 135 Davidson Avenue (Block 469, Lot 1.06) involving a D2 use variance, preliminary/final site plan approval, and variances for site modifications and retention of existing facilities. The motion passed unanimously.
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Decision: Ukrainian Orthodox Church USA — minor subdivision and D2 variance (ZBA 25-008)
The Board voted on ZBA 25-008, the minor subdivision to create two parcels at 135 Davidson Avenue. After brief Board discussion that the subdivision was clear and distinct from the warehouse suitability issues, the motion passed unanimously.
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Board questions to applicant counsel regarding warehouse suitability and negative impacts
Board members questioned applicant counsel about why the warehouse was appropriate at this location and about negative impacts near residences and the seminary. Counsel cited proximity to I-287, BI zone planning direction, distance to residences, adjacency to a cemetery, and building orientation/loading areas as buffers.
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Closing statement by applicant counsel Peter Lanfred responding to objections and requesting approvals
Applicant counsel responded to objector arguments, denied any connection to alleged threats or property damage, described the three applications and changes (including Executive Drive vacation removing two variances), defended the warehouse’s suitability and compliance, argued notice and church-authorization issues were not for the Board, and requested approval of the subdivision, church site plan/use variance, and warehouse use variance/site plan/variances.
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Closing statement by objector counsel Peter MacArthur (Svitanok NYC) opposing the three applications
Objector counsel argued the warehouse D1 use variance failed the “particular suitability” standard and negative criteria, raised notice/jurisdiction issues involving Block 469 Lot 2.01 and cemetery references, questioned church authorization under its constitution, criticized a driveway width variance request, and reported alleged intimidation and property damage to objectors. He requested denial of all three applications.
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Close public comment period on the three applications
After no further speakers came forward, the Board closed the public comment period on the three applications by motion and second, with no opposition noted.
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Public comment period opened on the three applications (with five-minute limit)
The Board opened a public comment period limited to five minutes per speaker for comments on the three applications. Two members of the public spoke: one asked about the remaining seminary building and parking/sharing and setback/spacing issues; another asked whether the proposed warehouse could later become a data center given a township ordinance banning data centers.
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Establish five-minute time limit per public commenter
The Board adopted a five-minute time limit for each individual public commenter during the public comment period on the three applications. The motion was made, seconded, discussed briefly, and passed unanimously by roll call vote.
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Objector counsel statement: Board member participation certifications and eligibility to vote
Objector counsel Peter MacArthur stated for the record that Board members, including the newest member, had signed certifications confirming they participated in person or reviewed video and minutes for prior meetings related to the three applications, making them eligible to participate and vote.
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Applicant statement: additional staff reports dated June 11, 2026 and intent to proceed without calling witnesses
Applicant counsel Peter Lanfred stated that two additional staff reports dated June 11, 2026 (one by Mr. Healey and one by Center States Engineering, municipal engineer) were issued, had been reviewed, and that the applicant intended to comply and would not call witnesses that evening, while reserving the right to do so.
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Carry to May 7, 2026: Syracuse 1350 East Avenue — ZBA 25-009 (D1 use variance; preliminary/final site plan; variances)
The Chair announced that Syracuse 1350 East Avenue application ZBA 25-009 (D1 use variance, preliminary/final site plan, and variances) to build a 258,150 square foot, 150-foot-tall warehouse at 136 Davidson Avenue (Block 469, Lot 1.06) in the B1 zone had been carried to May 7, 2026 and required notification.
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Carry to May 7, 2026: Ukrainian Orthodox Church USA — ZBA 25-007 (D2 use variance; preliminary/final site plan; variances)
The Chair announced that Ukrainian Orthodox Church USA application ZBA 25-007 (D2 use variance, preliminary/final site plan, and variances) for site modifications and retention of existing church/seminary facilities at 135 Davidson Avenue (Block 469, Lot 1.06/06) in the B1 zone had been carried to May 7, 2026 and required notification.
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Carry to May 7, 2026: Ukrainian Orthodox Church USA — ZBA 25-008 (minor subdivision, D2 variances)
The Chair announced that the Ukrainian Orthodox Church USA application ZBA 25-008 (minor subdivision with D2 variances) for 135 Davidson Avenue in the B1 zone had been carried to May 7, 2026 and that notification was needed.
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Approval of extension of time — Oi Land Hardcapes (ZBA 22-208)
The Board approved a resolution granting an extension of time for Oi Land Hardcapes, ZBA 22-208. The motion was made and seconded and passed unanimously by roll call vote.
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Approval of extension of time — 64 Cassa Assencia (ZBA 21-1027)
The Board approved a resolution granting an extension of time for 64 Cassa Assencia, ZBA 21-1027. The motion was made and seconded and passed unanimously by roll call vote.
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Approval of extension of time (site data mander) — ZBA 19-37
The Board approved a resolution granting an extension of time for ZBA 19-37. The motion was made and seconded, and the roll call vote was unanimous.
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Swearing-in of new Board member (Alternate No. 3) Peter March
A new Board member, Peter March, was sworn in as Alternate Number Three. He took an oath to support the U.S. and New Jersey Constitutions and to faithfully and impartially perform his duties.
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Site plan review update and Environmental Commission activity
The committee reported there was nothing for site plan review. An update was given that the Environmental Commission had two applications the prior week, described as single-family houses for Habitat for Humanity, and otherwise it was a slow month.
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Environmental Commission report (Route 27 truck parking/rental site plan; EV charging suggestion; balcony solar; leaf blower regulation discussion)
An Environmental Commission report covered review of a Route 27 truck parking/rental site plan and suggested considering electric vehicle charging. The report also mentioned “balcony solar” regulatory discussions and a push to research gas-powered leaf blower regulations, noting 12 NJ towns have adopted such rules and concerns from landscapers about equipment costs.
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Site plan discussion: Raceway Realty LLC (Route 27) D(1) variance; truck rental and EV charging recommendation
The Commission discussed a site plan for Raceway Realty LLC on Route 27 (Bennington Parkway/Orchard Street area) seeking a D(1) variance. The proposal included adding a car/truck rental business and reconfiguring office and gravel areas; commissioners raised concerns about gravel and potential vehicle fluid leaks and recommended installing EV charging stations.
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Master plan re-examination follow-up: cluster subdivision and lot size averaging ordinance updates (including canal preservation shed setback change)
Staff presented proposed ordinance updates consolidating and clarifying cluster subdivision and lot size averaging provisions based on the master plan re-examination. The board approved forwarding the recommendations to council for initial consideration.
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Saddam Associates subdivision approval (1-acre lot; farmland preserved)
The board approved a resolution concerning a Saddam Associates subdivision involving a 1-acre lot, noting the farmland was preserved. The resolution passed unanimously.
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Project overview and arguments against NESE/Nessie (Rethink Energy presentation)
Patty Kronheim of Rethink Energy summarized the NESE/Nessie project history, emphasizing that it was previously denied for required permits and that the certificate was vacated. She argued the project is outdated, likely far more expensive now, lacks updated environmental review, is not needed, and poses health, safety, and climate risks.
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Variance approval: one-story addition and impervious coverage at 23 Sunflower Road (Block 74.04, Lot 1, R-40)
The board heard testimony from the applicant for ZBA 250112 seeking a variance related to maximum impervious coverage for a one-story addition at 23 Sunflower Road. After confirming testimony under oath and opening public comment (none offered), the board approved the variance unanimously.
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Carry hearing: Manet Singh / Rainder Cower (339 Elizabeth Avenue) to September 4 with renotice requirement
The board carried the hearing for ZBA 241 (339 Elizabeth Avenue) from June 5 to September 4. The chair stated the carry would require renotification due to a last-minute cancellation, and board members discussed bylaw changes intended to require renotice in such situations.
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Resolution for Sereno Propiano / Susan Qualdy
The board took up a resolution identified as ZBA 256 for Sereno Propiano / Susan Qualdy. A motion was made and seconded, and the board voted unanimously to approve the resolution.
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Excusal of board member Cheryl (leave of absence through October 1, 2025) and condolences
Chairman Thomas announced the death of board member Cheryl Horvath’s husband and expressed condolences on behalf of the board. The board discussed sharing memorial service information and voted to formally excuse Cheryl’s absence through October 1, 2025.
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Process reminder for applicants and professionals to sign in and state role after testimony
At the start of the meeting, the recording secretary reminded applicants and professionals to complete the sign-in sheet at the table and, after completing testimony, to state their role for the record when called.
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Board Action: Approval of IDI Logistics LLC Application (Use Variance, Site Plan, and Variances) with Conditions Including Executive Drive Vacation and Intersection/Operational Measures
The Board approved IDI Logistics LLC application ZBA24-010 for a 212,500 SF warehouse at 1–3 Executive Drive, including the requested use variance and variances, subject to conditions such as pursuing vacation of Executive Drive in good faith, exploring cul-de-sac/pavement removal to reduce impervious coverage, and measures related to the Davidson Avenue/Executive Drive intersection and truck operations.
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Applicant Testimony: Paul Grigel (Planning) — D(1) Use Variance and Bulk Variance Justification (Including Executive Drive Frontage Variances)
Planner Paul Grigel testified that the site is particularly suitable for a warehouse in the BI zone and that the proposal meets positive and negative criteria for a D(1) use variance. He also supported bulk variances (front yard parking/loading, driveway width, truck court depth) under C(2) and discussed the site’s unique three-frontage condition and environmental constraints.
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Applicant Testimony: Project Architect (Building Aesthetics, Massing, Renderings, and Roof Equipment Screening)
The project architect testified about exterior design refinements to reduce massing, including additional reveals and paint breaks, canopies at entrances, and updated renderings and a drive-through video. The architect stated roof equipment would not be visible at eye level and would be set back behind the parapet.
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Public Questions on Traffic Testimony (I-287 Exits, Truck Prohibitions, Rush Hour Constraints, and Need for Road Improvements)
During public questioning of the traffic engineer, a member of the public asked which I-287 exits trucks would use (Exit 10 vs. Exit 12), noted truck prohibitions on part of Davidson Avenue, and raised concerns about I-287 congestion during rush hour and impacts if a second warehouse is built. The engineer discussed expected routing and the need for roadway improvements.
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Applicant Testimony: Elizabeth Dolan (Traffic Engineering) — Traffic Impact Study, Trip Generation, Truck Volumes, and Signalized Intersection Operations
Traffic engineer Elizabeth Dolan summarized a May 15, 2024 traffic impact study, reporting warehouse trip generation estimates and concluding the Davidson Avenue/Executive Drive signalized intersection would operate at acceptable levels of service, with overall traffic lower than historic office volumes. She discussed truck volumes, signal maintenance during construction, and coordination with a pending adjacent application.
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Public Questions on Engineering Testimony (Typical Warehouse Heights and Setbacks)
During public questioning of the project engineer, a member of the public asked about typical industrial building heights in the township and zoning limits. The engineer stated warehouses vary, often around 44–50 feet, and noted the zone allows up to 65 feet; discussion also referenced setbacks and buffering.
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Applicant Testimony: Alex Lome (Bowler Engineering) — Site Engineering, Layout, Variances, Environmental Constraints, and Landscaping
Project engineer Alex Lome testified on existing and proposed site conditions, access and circulation, parking and loading, requested variances (front yard, driveway width, truck court depth), wetlands/flood hazard permitting, stormwater, impervious coverage reductions, lighting, and landscaping/tree replacement, and presented multiple exhibits including cross-sections and 3D renderings.
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Public Questions on Applicant Representative Testimony (Truck Routing, Truck Stop Concerns, Drinking Water)
During public questioning of the applicant’s representative, a resident asked about truck routes to and from I-287, expressed concern about tractor trailers parking and idling overnight like a truck stop near their home, and asked about potential drinking water impacts. The applicant stated trucks would be expected to use I-287 and did not anticipate a truck stop use.
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Applicant Testimony: Justin Burns (IDI Logistics) — Company Background, Project Overview, and Conditions (Street Vacation, Road Improvements, Sustainability)
Justin Burns, Northeast Market Officer for IDI Logistics, testified about IDI’s experience, the redevelopment rationale, the proposed 212,500 SF speculative warehouse, requested variances (including signage and truck court geometry), agreement to street vacation and roadway improvement conditions, and IDI’s LEED and solar-ready approach.
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Hearing Opened: IDI Logistics LLC (D(1) Use Variance, Preliminary/Final Site Plan, and Variances) for 212,500 SF Warehouse at 1–3 Executive Drive
The Board opened the hearing on IDI Logistics LLC application ZBA24-010 seeking a D(1) use variance, preliminary and final site plan approval, and variances to construct a 212,500 square foot warehouse at 1–3 Executive Drive (Block 469, Lots 1.03, 1.04, 1.07) in the BI zone.
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Catalpa Park Site Plan Review (layout changes, buffers, trails, facilities, and phasing)
The committee reviewed the Catalpa Park site plan on screen, discussing moved courts and fields due to an expanded stream buffer and wood turtle habitat, trail alignments and removals, facility locations (including bathrooms and septic tanks), tree removal and noise concerns, and anticipated construction timing.
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New Business/Discussion: Open Space Budget Process, Transparency, and Review of Revised Site Plan
The committee discussed open space budget timing and a budget committee that had not been convened, concerns about transparency and not seeing a revised site plan before bidding, and the committee’s advisory role in reviewing plans and providing input.
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Opening Public Comment (minutes correction request)
During opening public comment, a resident requested a correction to the prior meeting minutes by adding the word “updated” to a line referencing a site plan review under “6A park maintenance.”
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Witness Testimony — Architect Brian Dearbar (Building Design, Materials, Heights, Energy Features, and Solar-Ready Roofs)
Architect Brian Dearbar testified about the proposed warehouse building designs, including elevations, 50-foot building heights, 40-foot interior clear height, façade treatments, materials, life-safety construction, limited roof equipment visibility, energy code compliance, LED lighting with sensors, clerestory windows, and solar-ready roof structure.
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Witness Testimony — Professional Engineer Craig Styers (Site Conditions, Site Plan, Stormwater, Variances, and Board Feedback)
Engineer Craig Styers testified about existing site conditions and the proposed two-warehouse plan, including parking, loading, fire lane changes, impervious coverage, stormwater treatment, landscaping, driveway widths, and requested variances/waivers. Board members and staff provided guidance emphasizing improved buffering/landscaping, updated plans, and efforts to reduce impervious coverage.
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Application Presentation — 500 Atrium LLC (500 Atrium Drive): Preliminary & Final Major Site Plan and Variances for Two Warehouse Buildings
Counsel for 500 Atrium LLC presented the request for preliminary and final major site plan approval with variances to construct two warehouse buildings (approximately 72,213 and 73,460 sq. ft.) at 500 Atrium Drive (Block 468.01, Lot 21.07). The applicant outlined witnesses and proposed to return with revised plans after Board feedback.
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Stormwater Regulation Training Video: Attestation Forms and Board Discussion of Responsibilities
The Chair reminded members to watch the stormwater regulation training video and sign attestation forms. The Board and staff discussed what board members should focus on in stormwater reviews, including BMPs, recharge, waivers/variances, and how mitigation would work if a variance were sought.
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Site plan review: Somerset Bible Baptist Church gym addition (conditional use/variance and environmental considerations)
The Commission reviewed a site plan for Somerset Bible Baptist Church to add a gym addition with a basketball court and related facilities. The discussion focused on required variances, impervious coverage exceeding R-40 limits, missing application materials, and environmental constraints including wetlands, a stream corridor boundary, and threatened/endangered species presence.
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Site plan review comments: Paul Temple minor subdivision — 1489 Hamilton Street
The commission discussed a minor subdivision application for Paul Temple at 1489 Hamilton Street to divide into three lots (two with existing dwellings unchanged and one vacant lot to be created for a future dwelling). A commissioner stated they live next door and would recuse. The application included tree removal and replacement, with 44 trees to be removed and 46 proposed to be planted (22 required).
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Adopt updated standard language for impervious coverage recommendations (memo to planning/zoning)
The commission agreed to update and formalize its standard “blurb” for impervious coverage variance comments and to send a memo to planning/zoning reflecting the commission’s stance going forward. The motion passed unanimously.
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Site plan review comments: 228 Bennett Lane (Fisal Igbar) — pool/patio/sheds and impervious coverage variance
The commission reviewed a second residential variance application at 228 Bennett Lane (a flag lot) proposing a patio, pool, and two accessory sheds, with impervious coverage stated as 22.3% where 20% is permitted. Members confirmed pools are considered impervious and discussed using the same impervious-coverage reduction recommendation language; no tree removal was identified in the submitted materials.
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Site plan review comments: residential pool/patio/garage application (Jeffrey Dunham) — impervious coverage variance
The commission discussed a residential application to build an in-ground pool, patio/pavilion, and a detached garage, with a key issue being impervious coverage and proximity to property lines. Members debated how strongly to recommend compliance with impervious coverage limits and agreed on recommending pervious materials and green infrastructure to reduce impervious coverage to conform with permitted limits.
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Site plan review comments: Bounce Air Adventure (indoor recreation center) — variance request
The commission discussed an application for “Bounce Air Adventure,” described as an indoor trampoline/recreation facility in an existing shopping center space near Crunch Fitness/old Office Max area. Members suggested environmental comments such as bike racks, trees/shrubs, LED lighting, anti-idling signage, and EV charging, and discussed uncertainty about EV parking requirements for an existing shared parking lot.
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Hearing and Decision: Houndtown 543 Incorporated Cannabis Dispensary Use Variance, 1695 Amwell Road
The Board heard Houndtown 543 Incorporated’s request for a D1 use variance to operate a Class 5 cannabis retail dispensary at 1695 Amwell Road. After extensive testimony and public comment, the motion to approve failed 4–3.
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Hearing and Decision: JAT2 LLC (Jersey Mike’s) Sign Variances, 1165 Route 27
The Board heard JAT2 LLC’s request for sign variances for a Jersey Mike’s at 1165 Route 27 and approved the sign location unanimously, but denied the requested sign size/height variances after a split vote.
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No-Show/Not Heard: Jeffrey Dunham (Pool, Patio Roof, Pavilion, and Detached Garage)
The Board called for Jeffrey Dunham (ZBA218) regarding variances for a pool and accessory structures; no one appeared, and the Board moved on.
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Carry to September 4, 2025: 655 MIS LLC (Preliminary/Final Major Site Plan and Variances)
The Board announced that the hearing for 655 MIS LLC (ZBA2420) was carried to September 4, 2025, and stated that notification would be needed.
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Approval of Resolution: 13 Essex East Georgia LLC
The Board approved Resolution CDA2418 (13 Essex East Georgia LLC) by unanimous vote of those recorded.
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Approval of Resolution: Somerset LLC
The Board approved Resolution ZBA25L5 (Somerset LLC). One member indicated they could not vote; the remaining recorded members voted in favor.
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Approval of Resolution: Michelle Ian Fernandez
The Board approved Resolution CDA2400-23 (Michelle Ian Fernandez) by unanimous vote of those recorded.
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Approval of Resolution: Anya James
The Board approved Resolution CBA2510 (Anya James) by unanimous vote of those recorded.
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Approval of Resolution: Mohamad Bud
The Board approved Resolution ZBA251 (Mohamad Bud) by unanimous vote of those recorded.
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Approval of Resolution: Hetel Patel
The Board approved Resolution ZBA25012 (Hetel Patel) by unanimous vote of those recorded.
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Application presentation and discussion: NPH Real Estate LLC, 390 Davidson Avenue (preliminary/final major site plan with variances) — continuation planning and design feedback
Counsel and the applicant’s engineer presented updates to the NPH Real Estate LLC proposal for a two-building shopping center at 390 Davidson Avenue and discussed requested variances and design changes since May. Board members focused on buffering and site layout, urging exploration of an L-shaped or reconfigured plan and coordination with the Township engineer before the continued hearing.
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Minor Subdivision Committee recommendation: Catalin Pharma property (Schoolhouse Rd/Elizabeth Ave corner) lot split
The Board acted on a Minor Subdivision Committee recommendation regarding a Catalin Pharma property lot split at the corner of Schoolhouse Road and Elizabeth Avenue, described as fully compliant and requiring no variances, with conditions to be addressed through technical review.
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Approval of variances for inground pool, patio, and two sheds at 228 Bennett Lane
The Board approved ZBA 2517, granting variance relief for impervious coverage and permitting construction of the inground pool, patio, and two sheds (10 by 18). The approval referenced compliance with township stormwater/drainage requirements. The motion passed unanimously.
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Public comment on ZBA 2517 (inground pool, patio, sheds) — visibility and fence type
During public comment on ZBA 2517, one resident asked how many neighbors would be able to see the pool and what type of six-foot fence would be installed (privacy vs. open/metal). The applicant responded that visibility would be limited due to trees and that the fence type had not been decided.
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Fasel Ikbal / Rahana Ikbal — variances for inground pool, patio, and two sheds at 228 Bennett Lane
The Board heard testimony on ZBA 2517 for an inground pool, patio, and two sheds at 228 Bennett Lane (Block 88.02, Lot 33.02) in the R40 zone. The applicant and counsel described the flag-lot constraints and requested impervious coverage relief from 20% to 22.3%.
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Schedule/notice update: Somerset Bible Baptist Church (CND variances) — gymnasium at 42 Cedar Grove Lane
The Chair referenced the Somerset Bible Baptist Church application (ZBA 2504) seeking CND variances to build a one-story, 35-foot-tall, 8,640 square foot gymnasium at 42 Cedar Grove Lane, and stated it would be heard October 16 with re-notification.
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Carry application: Manet Singh / Ravender Core (site plan; use variance; variances) — 339 Elizabeth Avenue
The Chair announced that the application identified as ZBA 2411 to convert an existing repair garage to a convenience store at 339 Elizabeth Avenue would be carried to October 9, 2025, and that re-notification would be necessary.
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Carry application: Hearings LLC (use variance; preliminary/final site plan; variances) — 655 Howard Avenue
The Chair announced that the Hearings LLC application (ZBA 2420) for a 30,917 square foot addition at 655 Howard Avenue would be carried to November 20, 2025, and that notification would be needed.
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Application Hearing and Action: Temple Bethl Somerset PLN25004 (Minor Subdivision and Buffering Plan)
The Board heard testimony on Temple Bethl’s minor subdivision (Somerset PLN25004), focusing on conditional use buffering requirements affected by a sanitary sewer/water easement. The Board discussed the proposed double rows of evergreens, shrubs, and a 6-foot fence, staff conditions (including bonding and maintenance), and Environmental Commission recommendations. The application was approved with conditions, including an added condition regarding replacement of preserved trees that die within two years.
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Continuation of Ukrainian Orthodox Church applications to November 6, 2025; change of venue and start time
Due to the late hour and the amount of remaining testimony (engineer, architect, traffic consultant, planner, and church leadership), the Board carried the matter to November 6, 2025 at 7:00 p.m. at the Board of Education offices, 2301 Route 27, Somerset, NJ, and explained the continuation would proceed without additional notice under the Municipal Land Use Law.
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Public questions/comments during subdivision engineer testimony (scope, easements/access, sequencing, setbacks, and cemetery proximity)
Members of the public questioned the subdivision witness about how the subdivision relates to the warehouse approvals, whether subdivision could proceed without warehouse approval, how access/easements would work between the two new lots, distances from buildings to the new lot line, and proximity to St. Andrew Cemetery. The Board and counsel repeatedly limited questions to subdivision testimony and noted many issues would be addressed in later site plan/traffic/architectural testimony.
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Ukrainian Orthodox Church USA — Site engineer sworn; subdivision plat marked A2; subdivision testimony (32.6 acres to 14.9 and 17.7 acres)
The applicant’s civil engineer testified about the proposed subdivision of Block 469, Lot 1.06 (32.6 acres) into two conforming lots: proposed Lot 1.09 (14.9 acres) for the church and proposed Lot 1.08 (17.7 acres) for the warehouse. The engineer stated both lots meet bulk requirements and referenced TRC comments to be addressed.
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Public questions/comments during Creation Equity witness testimony (procedural objections, stormwater/flooding, notice, community impact, and operations)
Multiple members of the public questioned the Creation Equity witness and the process, including objections about late-submitted materials, requests to carry the matter for review, questions about flooding/stormwater, church governance/notice, warehouse operations (trucks, traffic, parking), cemetery proximity, and the developer’s financial capacity. The Board and counsel repeatedly limited questions to the witness’s testimony and explained hearing procedures.
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Ukrainian Orthodox Church USA / Creation Equity — Applicant representative introduction and project overview; exhibit A1 marked for identification
A Creation Equity representative testified about the proposed “Somerset Exchange” logistics facility concept, emphasizing architecture, design, and flexibility for multiple tenants. A presentation package was marked as Exhibit A1 for identification, prompting public questions about timing and availability of materials.
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Ukrainian Orthodox Church USA / Creation Equity — Overview of subdivision, variances, site plans, and agency reviews (introductory testimony by applicant counsel)
Applicant counsel outlined three related applications involving subdivision of a 32.6-acre church property into two lots, a proposed warehouse on the new 17.7-acre lot, and site plan changes for the church lot. Counsel described requested variances, stormwater status, and reviews by the Historic Preservation Commission and D&R Canal Commission.
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Ukrainian Orthodox Church USA — Procedural guidance, crowd management, and hearing rules for multiple related applications
Before testimony on the Ukrainian Orthodox Church applications, the Chair and Board Attorney set rules for decorum, signs, speaking order, and maintaining clear aisles due to a full room and multiple related applications to be heard.
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Bounce Air Adventure Park LLC — Use variance for indoor recreation facility at 940 Easton Avenue (Block 385, Lot 2.07), GB Zone
The Board heard testimony from the applicant’s attorney, engineer, business owner, and planner supporting a D(1) use variance to operate an indoor recreation facility in a former Office Depot space at Ruckers Plaza. After questions and no public comment, the Board voted to grant the variance.
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Approval of Resolution ID Logistics (ZBA 24-00)
The Board approved the resolution for ID Logistics, identified as ZBA 24-00. The Chair noted it had been sent late, then took a motion, second, and roll-call vote.
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Review of site plan application: 41 Munaki LLC, 831 Hamilton Street (mural/logo signage issue)
The commission reviewed an application involving an existing mural on Hamilton Street that includes a business logo and is treated as signage exceeding permitted standards. The applicant described the mural as tasteful and community-supported, acknowledged lack of prior zoning approval, and indicated willingness to revise for compliance.
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Review of site plan application: JCIOS acquisitions (industrial outdoor storage; Route 27 area)
The commission reviewed an application described as a change in outdoor storage use at a compact industrial site near Route 27, previously associated with school bus storage. Members discussed drainage toward wetlands/Three Mile Run, tree removal, potential anti-idling signage, and stormwater inlet screening improvements.
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Review of site plan application: 500 Atrium Drive (warehouse project)
The commission reviewed a resubmission for 500 Atrium Drive involving two warehouses and related variances. Members discussed impervious coverage, EV parking calculations, solar-ready recommendations, tree replacement counts, bike facilities, and potential dark-sky lighting recommendations.
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Site plan review follow-up: Davidson Avenue/New Brunswick Road two-building proposal (Somerset Run) revisions and landscaping/amenity area comments
The commission discussed revised plans for a Davidson Avenue/New Brunswick Road development with a two-story mixed-use building and a single-story retail building. Members focused on landscaping/buffering along New Brunswick Road and adjacent residences, amenity area placement, EV charging placement, anti-idling signage, and stormwater features such as underground detention.
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Volunteer introduction: prospective Energy Infrastructure Committee participant
A prospective volunteer attended and introduced themselves as working in financial services/banking for about 10 years and expressed interest in environmental issues and municipal decision-making. Members explained the commission’s role in reviewing site plans and making recommendations to planning and zoning boards.
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Zoning matter: Houndtown resubmission/rehearing request (1695 Amwell Road) for cannabis retail dispensary use variance
The commission discussed a resubmission from Houndtown at 1695 Amwell Road seeking reconsideration/rehearing after denial of a use variance for a cannabis retail dispensary. The commission referenced its prior memo stating the use conflicted with the R-20 zone intent and could worsen traffic/parking at a busy intersection; members indicated they would reiterate denial for the rehearing request.
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Site plan review: Tawied Dawa Center (630 South Middlebush Road) revisions
The commission reviewed revised plans for the Tawied Dawa Center at 630 South Middlebush Road, a 15.96-acre agricultural-zone site previously approved in 2022 for a house of worship. Changes included a reduced building footprint, modified setbacks, 158 parking spaces, a proposed conservation easement over wetlands/transition area, septic considerations, and extensive tree removal/replacement with payments to a shade tree fund.
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Site plan review status update
The committee noted that site plan review work was still in process and referenced that the Environmental Commission had met on Monday and reviewed items, including an office development reconsideration request for a previously denied project (not related to trails).
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Carry to October 16: Houndtown 543 Incorporated request for reconsideration of D1 use variance (cannabis dispensary)
The board addressed Houndtown 543 Incorporated (ZBA215), a request for reconsideration of a D1 use variance to operate a cannabis dispensary at 1695 Amwell Road. Because a full seven-member voting board was not present, the matter was carried to October 16 at 7:30, with discussion of notice requirements.
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Carry/reschedule hearing: Maki LLC sign variance (831 Hamilton Street)
The board called the Maki LLC application (ZBA 25-22) for a sign variance to place a building-mounted sign on the side of a building at 831 Hamilton Street. With no one present, the board noted the action deadline and stated the matter would be rescheduled and renoticed.
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Carry/reschedule hearing: Rajit Sing / Rainder Cower (site plan, use variance, setback variances)
The board announced that the hearing for ZBA 24-01, involving a proposed conversion of an existing repair garage to a convenience store at 339 Elizabeth Avenue, would be rescheduled. The board discussed the need for renoticing and referenced a tentative date of November 6.
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Action on Jotu LLC (Jersey Mike Subs) application
The board took action on an application identified as Jotu LLC, doing business as Jersey Mike Subs, case number ZBA216. A motion and second were made and the application was approved by roll-call vote.
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Resolution: Farcel Equal (ZVA 25-017)
The board acted on a resolution identified as Farcel Equal, ZVA 25-017. A motion and second were made, and the resolution was approved by roll-call vote without opposition.
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Opening instructions for speakers and applicants
The chair/board provided procedural instructions for the meeting record, including speaking into the microphone for recording and directing applicants and professionals to complete a sign-in/testimony sheet at the table.
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Application hearing: 681–685 Hamilton Street (Hamilton Street Management LLC) — final site plan approval and variances
The board heard Hamilton Street Management LLC’s request for final site plan approval for 681–685 Hamilton Street (Block 281, Lots 1–9), following preliminary approval earlier in 2025. The applicant presented a revised design adding corner towers, triggering a de minimis building coverage variance (50.52% vs. 50%) and discussed impervious coverage/lot coverage issues (86 vs. 85). The board approved the final application with conditions and compliance with staff reports.
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Application hearing: 500 Atrium LLC (Block 468.01, Lot 21.07) — preliminary/final major site plan and bulk variances
The board heard the revised application by 500 Atrium LLC to demolish an existing office building and construct two warehouse buildings (combined 139,000 sq. ft.). Witnesses testified on engineering, architecture, traffic, and planning, describing reductions in building size and impervious coverage and changes to circulation and landscaping. The board approved the application with conditions including idling signage and technical staff comments.
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Approval of resolution for Temple Bethl (minor subdivision)
The board approved a resolution for “Temple Bethl,” described as a minor subdivision.
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Vote on D1 use variance approval: Houndtown 543 cannabis dispensary at 1695 Amwell Road
After the rehearing, the Board voted on a motion to approve the application (with conditions referenced from the prior hearing and regulatory requirements). The motion passed, with one member voting no and the remaining eligible members voting yes; the chair announced approval and congratulated the applicant.
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Applicant closing argument on proximity standards, quasi-judicial role, and variance criteria
Applicant counsel argued the additional testimony and exhibits addressed the prior denial concerns and strengthened the record. Counsel stated neither state law nor township ordinances impose proximity restrictions for dispensaries, and urged the Board to apply existing standards and grant the D1 variance as meeting positive and negative criteria without substantial detriment or impairment.
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Public comment on Houndtown 543 reconsideration rehearing (historic Middlebush; support for applicant; safety/responsible use)
Three members of the public commented on the cannabis dispensary application. One resident opposed the location, citing Middlebush as a recognized historic community and arguing the use does not fit. Two speakers supported the applicant, stating dispensaries can operate in historic areas, describing the bike shop’s struggles, and emphasizing safe/responsible consumption information and comparisons to other overdoses.
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Rehearing testimony: Kevin O’Brien (professional planner) on nonconforming commercial history and D1 variance criteria (Exhibit A2C)
The applicant’s planner testified that the site and surrounding area have long-standing nonconforming/non-residential uses dating back to at least 1925, and that the proposal is an adaptive reuse of existing commercial space. He argued the application satisfies the D1 positive and negative criteria and can be granted without substantial detriment or impairment of the zone plan.
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Rehearing testimony: questions on license cap, medical vs. recreational use, and signage
Board members questioned the witnesses about Franklin Township’s 18-license limit, the split between medical and recreational cannabis use, and proposed signage. The applicant team stated the cap is municipal, medical programs often precede recreational programs, and state rules heavily regulate signage; the “dispensary” sign shown was described as illustrative and a sign application would be required later.
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Rehearing testimony: Gary Bernett on alternative site search and landlord refusals (Exhibit A2B) and statements on regulation, stigma, and community benefits
The owner/operator testified about specific alternative locations he pursued in Franklin Township and stated landlords refused to rent to cannabis businesses due to mortgage and federal banking restrictions and stigma. He argued legal cannabis is heavily regulated, associated with public safety safeguards, and would bring jobs and revenue; he asked for a fair opportunity to operate as a responsible community partner.
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Rehearing presentation: expert qualification discussion and Edward Lanetski testimony on regulatory scheme and proximity to sensitive uses (Exhibit A2)
During the rehearing, the Board discussed how to treat the cannabis consultant’s testimony (not a licensed planner/engineer). The witness described his regulatory compliance background and testified that New Jersey’s regulatory approach aims to normalize cannabis retail and does not impose distance requirements from sensitive uses; he presented Exhibit A2 comparing distances of existing dispensaries to schools/churches/daycare versus the subject site.
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Vote to grant reconsideration and reopen the record for limited rehearing
The Board voted to grant the applicant’s request for reconsideration and to reopen the record for a limited rehearing. The transcript reflects some confusion about eligible voters and the roll call, but the chair announced the motion carried and that the Board would proceed with the rehearing.
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Limited preview testimony: Gary Bernett (owner/operator) and Edward Lanetski (cannabis compliance/operations)
Before the reconsideration vote, the Board heard limited preview testimony from the owner/operator and a cannabis compliance/operations professional. They described difficulties finding compliant sites due to landlord reluctance and federal mortgage/banking constraints, and stated they would provide information on proximity to sensitive uses and comparisons to other dispensaries.
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Applicant request and exhibits: Houndtown 543 reconsideration and limited rehearing scope
The applicant’s attorney requested that the Board grant reconsideration and reopen the record for a limited rehearing focused on two issues: proximity to “sensitive uses” compared to other dispensaries and the applicant’s efforts to find alternative sites. The attorney identified proposed exhibits A2 through A6 and stated the witnesses to be called.
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Procedure discussion: reconsideration request for Houndtown 543 cannabis dispensary denial
Board counsel and the applicant’s attorney outlined the reconsideration process for Houndtown 543 (ZVA 250015), a D1 use variance request to operate a cannabis dispensary at 1695 Amwell Road. They reviewed the prior 4–3 vote (insufficient for a D1 variance) and explained that reconsideration would involve a procedural vote to reopen the record, followed by a new vote on the application and a memorializing resolution.
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Hearing carried: Somerset Bible Baptist Church (C and D variances for gymnasium)
The Board announced that the hearing for Somerset Bible Baptist Church (ZBA 25004) was carried to December 4. The applicant sought C and D variances to build a one-story, 35-foot-tall, 8,640-square-foot gymnasium at 42 Cedar Grove Lane (Block 424.02, Lot 12.02) in the R-40 zone.
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Hearing carried: JC Acquisitions LLC (D1 use variance; preliminary/final major site plan; variances)
The Board announced that the hearing for JC Acquisitions LLC (ZBA25020) was carried to November 20. The application sought a D1 use variance, preliminary and final major site plan approval, and variances to develop an outdoor storage facility at 945 Route 27 (Block 88.01, Lot 7.01) in the B1 zone.
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Memorializing resolution: Bounce Air Adventure Park
The Board considered and approved a memorializing resolution for Bounce Air Adventure Park (ZBA 250019). A motion and second were made, and the resolution passed with seven eligible members voting in favor and none opposed.
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Site plans and easement boundaries: Castleton Park lots 43.03 and 43.01; permanent and temporary easements; fencing, landscaping, and access
The presenter walked through tax map and engineering exhibits showing the exact location and shape of the 0.14-acre permanent surface easement and the 0.07-acre temporary construction easement at Castleton Park. The presentation described the fenced equipment area, landscaping plan, and the gravel access route from an existing curb cut.
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Site plan application review: 21 Highland Avenue, Somerset (request to remove condition; impervious coverage and recommendations)
The commission reviewed a site plan matter for 21 Highland Avenue, Somerset, where an applicant sought relief from a condition tied to a previously approved zoning board application. The commission discussed building height clarification, impervious coverage figures, and recommended measures including reducing impervious coverage, vegetative buffering, and green/cool roof or solar.
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Scheduling: Continue hearing to January 22, 2026 (no further notice)
The Board scheduled the continued hearing for Thursday, January 22, 2026 at 7:00 p.m. at 2301 Route 27, Somerset, NJ, to proceed without further notice.
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Public questioning of engineer Daniel Miola — parking adequacy, lighting, building dimensions, easements, zoning/parking ordinance, wetlands buffers, and lighting spillover
Members of the public and objector counsel questioned engineer Daniel Miola about parking counts and adequacy, lighting levels, warehouse dimensions and height, easement access and potential trespass, church parking location ordinance, tree replacement shortfall, wetlands/transition area approvals, riparian zone designation, and lighting spillover standards.
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Witness testimony: Daniel Miola, P.E. — warehouse site plan (258,150 sq. ft.), circulation, variances, stormwater, landscaping, lighting, signage, agency reviews
Engineer Daniel Miola presented the warehouse site plan for a 258,150 sq. ft. building with 10,500 sq. ft. of office pods, 151 car spaces, 35 loading docks, and 19 trailer spaces. He described requested variances (driveway width, loading depth, front-yard truck court), stormwater facilities, landscaping totals, lighting, signage, Buckeye pipeline easement, and agency approvals including NJDEP and DRCC.
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Witness testimony: Daniel Miola, P.E. (Langan Engineering) — minor subdivision and church retained-lot site plan (parking, access, stormwater, landscaping, lighting)
Engineer Daniel Miola testified about the minor subdivision creating a retained church parcel (~15 acres) and a parcel to be sold (~17.7 acres), and detailed the church retained-lot site plan including 82 parking spaces, sidewalks, access changes, stormwater basins, landscaping quantities, lighting, and trash enclosure details.
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Close public questioning of David Lansky and call next witness
The chair closed the public questioning of David Lansky and the applicant proceeded to the next witness, engineer Daniel Miola, noting the need to keep the hearing moving.
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Public questioning of witness David Lansky (attorney for church) — transparency, parishioner role, cultural center use, and standing concerns
Multiple members of the public questioned David Lansky about the church’s decision to sell property, parishioner involvement and ownership, cultural center programming and relocation, meeting notice and transparency, and requested documents (bylaws, resolutions, deed/title). The chair repeatedly limited questions to the witness’s testimony and stated many issues were outside the Board’s land use jurisdiction.
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Witness testimony: David Lansky (attorney for Ukrainian Orthodox Church) — corporate authority and property history
Attorney David Lansky testified about the Ukrainian Orthodox Church USA’s corporate structure, resolutions authorizing sale of approximately 17.6 acres, and a detailed history of the church’s land acquisitions, development, and use of sale proceeds for church facilities and cultural/educational purposes.
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Applicant counsel opening and incident report regarding prior meeting
Applicant counsel summarized the applications and reported that at the prior meeting an intended witness (Archbishop Anthony) was assaulted outside the municipal building, leading to a decision not to have him testify at this meeting.
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Microphone and recording instructions (reminder)
The chair and Board staff reminded participants how to use the microphones properly, including turning them on/off and speaking close to the microphone due to recording and sound system limitations.
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Hearing ground rules and procedures for testimony and cross-examination
Board counsel outlined hearing procedures: one witness at a time, Board questions first, then objector counsel questions, and public questions limited to witness testimony. Counsel also addressed expert report submission expectations and clarified who could speak through objector counsel.
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Carry/continue application: Eastern Avenue warehouse — D(1) use variance, preliminary/final site plan, and variances
The Board referenced ZBA 25-009, a D(1) use variance and site plan/variances for a proposed 258,150 sq. ft. warehouse, as part of the continued hearing sequence for the Ukrainian Orthodox Church property matters.
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Carry application: Ukrainian Orthodox Church USA — D(2) use variance, preliminary/final site plan, and variances (135 Davidson Avenue)
The Board noted that ZBA 25-007, involving site modifications and retention of existing church/seminary facilities at 135 Davidson Avenue, had been carried from September 18 and would require re-notification.
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Carry application: Ukrainian Orthodox Church USA — minor subdivision and D(2) variances (135 Davidson Avenue)
The Board noted that ZBA 25-008, a minor subdivision with D(2) variances for 135 Davidson Avenue, had been carried from September 18 and would require re-notification.
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Carry application: Rainder Cower, 339 Elizabeth Avenue (Block 493.01, Lot 1) — site plan and use variance/variances
The Board carried ZBA 24-11 to December 4, 2025. The application involves converting an existing repair garage to a convenience store at 339 Elizabeth Avenue.
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Update: ANJEC webinar on stormwater utility (Maplewood case study) and potential relevance to Franklin Township
A member summarized an ANJEC webinar on stormwater utilities, describing enabling legislation, billing based on impervious coverage, education needs, appeals/credits, and Maplewood’s reported $880,000 revenue with an administrative fee to the state program. The commission discussed reviewing legislation and possibly referencing stormwater utility concepts in the master plan update.
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Toheed Dawa Center — Amended preliminary/final site plan and relief from conditions (parking-related); carried to February 19, 2026
The Board began the amended application for the Toheed Dawa Center (ZBA 9417), focused on modifying prior approval conditions primarily related to parking. After initial testimony from an applicant representative and extensive public questions/concerns (traffic, attendance, website claims), the matter was carried to February 19, 2026 with an extension deadline discussed.
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65 MIS LLC / 655 Miz LLC — Use variance (D(2)), preliminary/final site plan, and variances for 30,917 sq ft warehouse addition at 655 Howard Street/Avenue
The Board heard testimony and approved an application to construct a 30,917 sq ft addition to an existing warehouse at 655 Howard, including a D(2) use variance and several bulk/design variances. The approval included a condition limiting trucks to WB-50 or smaller and compliance with staff/professional reports.
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Carry notice: JC iOS Acquisitions (ZBA 2520) carried to January 8; no notice needed
The Chair announced that the JC iOS Acquisitions application (ZBA 2520) for a use variance, preliminary/final major site plan, and variances at 945 Route 27 was carried to January 8, and that no further notice was needed.
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Extension of time for Hawthorne Management (extension to November 2026)
The Board heard a request from Hawthorne Management for an extension of time to November 2026, citing ongoing resolution compliance and bonding/agency items. The Board granted the extension by motion and unanimous roll call vote.
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Adoption of revised Zoning Board of Adjustment rules/bylaws (adjourned hearings notice and technology/display requirements)
The Board discussed and adopted proposed revised Zoning Board rules/bylaws, including changes addressing notice requirements when hearings are adjourned and requirements for applicants to present plans/materials using technology (screens/laptops). The motion passed unanimously and the rules were stated to take effect immediately.
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Correspondence: site plans update
Under correspondence, the commission briefly noted that there were site plans (described as “number six”) and anticipated heavier site plan activity in January.
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Approval of PLN 24-005: preliminary and final major site plan with variances and conditions (NPH Real Estate)
After Board discussion, the Planning Board approved preliminary and final major site plan approval for PLN 24-005 with variances and conditions, including compliance with staff reports, outside agency approvals, Chapter 222 tree calculations, and a 10:00 p.m. lighting cutoff as testified. The motion passed unanimously by roll-call vote.
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Public hearing: NPH Real Estate — preliminary and final major site plan with variances (390 Davidson Avenue / Block 502, Lot 7.01)
The Board held the continued public hearing on PLN 24-005 for a two-building office/retail development at 390 Davidson Avenue. The applicant presented revised plans, engineering, architectural, traffic, and planning testimony addressing prior comments. The Board later approved preliminary and final site plan with variances and conditions.
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Applicant response on operations and request to carry for architect testimony; carry granted to February 5, 2026 with notice and extension
The applicant stated the convenience store/gas station would operate 6 a.m. to 9 p.m., seven days per week. Due to the architect being unavailable, the applicant requested a continuance; the Board carried the matter to February 5, 2026 at 7:30 p.m. at 475 DeMott Lane, with notice required and an extension to February 28 granted upon written request.
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Public comment on ZBA-24-011: opposition citing traffic safety, neighborhood need, and property maintenance history
Multiple residents spoke in opposition to the convenience store conversion at 339 Elizabeth Avenue, citing traffic and sight-distance concerns, the availability of other nearby convenience stores, and the applicant’s history of poor property maintenance and alleged code issues (vehicles on sidewalks, unregistered cars, weeds, garbage). One resident presented approximately 11 photographs as exhibits documenting conditions and argued the Board should not “reward” a long-term “slumlord” operation.
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Planning testimony: D(1) use variance and variance criteria (ZBA-24-011)
The applicant’s planner testified in support of the D(1) use variance and related relief, stating the proposal would reduce blight and intensity compared to auto repair, improve landscaping, stormwater, and aesthetics, and better align the site with zoning and master plan purposes. Board members challenged whether aesthetics alone justified expanding a nonconforming use in an R-10 residential zone.
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Public questions on traffic engineering testimony (ZBA-24-011)
During public questions of the traffic engineer, a resident urged the Board to require yellow curbing and parking signs on Cedar Grove/Cedar Avenue to prevent customers from parking on the street and walking to the store. The traffic engineer stated such restrictions would be a legislative action by the governing body, not part of the application.
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Traffic engineering testimony: parking demand, circulation, driveway closures, and industry standards (ZBA-24-011)
The applicant’s traffic engineer testified that the revised plan improves safety and circulation by closing Cedar Avenue driveways, relocating the refuse enclosure, and adding parking. He characterized the station as low-volume (20 vehicles AM peak hour; 30 vehicles PM peak hour), stated the retail area is small, and opined that eight spaces plus fueling positions are adequate despite ordinance requirements.
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Public questions on applicant engineer testimony (ZBA-24-011)
The Chair opened the meeting to public questions of the applicant’s engineer regarding the revised site plan for 339 Elizabeth Avenue. No substantive public questions were recorded before the Board moved to the next witness.
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Applicant engineering testimony: revised site plan exhibit A-1 (dated December 4) and circulation/parking/landscaping changes
The applicant’s engineer testified on the revised site plan (marked Exhibit A-1, dated December 4) for 339 Elizabeth Avenue, describing closure of Cedar Avenue driveways, a loop circulation pattern from Elizabeth Avenue, eight parking spaces, a 24-foot aisle variance, ADA access, dumpster relocation, reduced lot coverage to about 70%, and expanded landscaping buffers.
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Hearing opened: Convert auto repair garage to convenience store at 339 Elizabeth Avenue (site plan, use variance, and variances)
The Board proceeded with ZBA-24-011, an application to convert an existing repair garage to a convenience store at 339 Elizabeth Avenue (Block 493.01, Lot 1, R-10 Zone). The Board confirmed notice/evidence of notification was provided and began testimony on revised plans and operational details.
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Carry of hearing: Somerset Bible Baptist Church gymnasium (C/D variances)
The Board announced that ZBA-25-4 for Somerset Bible Baptist Church, seeking C/D variances to build a one-story, 35-foot-tall, 8,640-square-foot gymnasium at 42 Cedar Grove Lane (Block 424.02, Lot 12.02, R-40 Zone), was carried to February 5, 2026 and would require notice.
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Carry of hearing: 940 Easton Avenue four-story apartment building (preliminary/final major site plan and variances)
The Board announced that ZBA-24-001, a proposal to construct a four-story apartment building at 940 Easton Avenue (Block 385, Lot 2.07, GP Zone), was postponed again and carried to March 19 (year not stated). The public would need to be re-notified.
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Resolution establishing the 2026 Zoning Board of Adjustment calendar
The Board considered and adopted a resolution establishing the 2026 Board of Adjustment meeting calendar. The Chair noted the calendar was reviewed for holidays and religious observances and that no conflicts were identified.
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Council and staff responses to public comments (warehouses, rank choice voting, Immigrant Trust Act)
Council and staff responded to public comments. The Mayor addressed the warehouse variance issue and said variances are governed by land use law. Council members discussed rank choice voting as an idea to explore. The Township Manager clarified that the Immigrant Trust Act resolution was support for pending state legislation and referenced the Attorney General’s law enforcement directive.
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Public comment period (open portion): BI zone warehouse ordinance criteria; rank choice voting; stormwater runoff charge; Immigrant Trust Act resolution; federal governance and due process
Multiple residents addressed the Council on warehouse-use variance criteria in the BI zone, support for enabling rank choice voting, opposition to a potential stormwater runoff charge, questions and concerns about a resolution supporting the New Jersey Immigrant Trust Act, and support for the Immigrant Trust Act framed as protecting due process and local policing priorities.
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Site Plan Review: 339 Elizabeth Avenue Gas Station Conversion to Convenience Store
The Commission reviewed a proposal at 339 Elizabeth Avenue to convert an existing gas station/maintenance garage to a convenience store, discussing landscaping, signage, EV charging, a C1C variance, native plantings, LED lighting, and neighborhood concerns raised at a recent board hearing.
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Site Plan Review: 665 Howard Avenue (Miz LLC) Warehouse Addition and Site Changes
The Commission reviewed plans for 665 Howard Avenue, discussing impervious coverage calculations (including a “tail” area), tree removal/replacement counts, a bioretention basin with proposed tree species, EV charging station plan clarity, anti-idling signage, and solar/solar-ready recommendations including energy storage as a generator alternative.
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Site Plan Review: Davidson Properties (Resubmission)
The Commission discussed a Davidson Properties resubmission on a narrow lot, focusing on limited buffering space, tree survivability, and sustainability recommendations such as solar and green roof considerations. Anti-idling signage and bike racks were noted as added items.
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Public comment on Odin Dune LLC subdivision application (fencing request and site history concerns)
During public comment on the Odin Dune subdivision, a resident raised concerns about the proposed fence along the shared border and requested a heavy-duty chain link fence instead of a solid PVC fence, citing historic dumping and debris in the woods and concerns about future residents using the wooded area and encountering hazards.
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Hearing opened and continued: Odin Dune LLC — 16-lot subdivision at 295 Cedar Grove Lane (carried to January 21, 2026)
The Board began the hearing on Odin Dune LLC’s 16-lot subdivision (14 buildable single-family lots, one stormwater lot, and one private road lot) with requested frontage variances for two corner lots and a technical impervious coverage variance for the road lot. After extensive Board discussion about gating, access, and tree preservation/cluster alternatives, the hearing was carried to January 21, 2026 without further testimony from the remaining experts.
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Hearing and approval: Davidson Properties LLC — 230 Davidson Avenue warehouse addition (preliminary/final major site plan with variances)
The Board heard testimony and approved Davidson Properties LLC’s application for a ~37,461 sq. ft. warehouse (with ~1,950 sq. ft. office) at 230 Davidson Avenue, including variances for combined side yard setback and certain drive/parking setbacks and aisle widths. The Board also included conditions such as idling signage, tree plan consistency, sidewalks, and limiting trucks to WB-50.
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Extension of time for prior approval (Baldwin Realty)
The Board granted Baldwin Realty a one-year extension of time to January 3, 2027 for a previously approved preliminary/final major site plan with variances. The applicant cited outstanding Franklin Township Water Department approval and ongoing negotiations for water access.
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Site plan review: Wash King Car Wash sign variance request (1463 Route 27)
The Commission reviewed a sign-related application for Wash King Car Wash at 1463 Route 27, involving a requested variance from a 20-foot setback and complications due to a Franklin Township Sewage Authority easement. Members discussed visibility, aesthetics, light pollution, and potential safety considerations.
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Carry of ZBA 25-020 to February 5
After testimony and board discussion on ZBA 25-020, the board carried the application to February 5 to allow the applicant to refine the site plan and address board concerns. The applicant agreed to provide any needed extension of time by letter.
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Use Variance and Major Site Plan Application: JD IOS Acquisitions — Outdoor Storage Facility at 945 Route 27 (Hearing Opened; Continued)
The board opened the hearing on ZBA 25-020 for JD IOS Acquisitions seeking a D1 use variance and preliminary/final major site plan approval with variances/waivers to develop an industrial outdoor storage facility at 945 Route 27. Multiple witnesses testified; the matter was carried to February 5.
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Variance Approval: 414 sq. ft. Sunroom Addition at 1712 Street (Rear Yard Setback)
The board heard testimony from the applicant seeking approval to build a 414 square foot sunroom addition to replace/extend a raised rear deck, requiring rear yard setback relief (50 ft required, 45 ft proposed). With no public comment, the board approved the variance.
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Hearing Scheduled: Valued Udhan (Relief from Condition of Prior Approval) — Carried to February 25, 2026
The board listed ZBA 24-002 (Valued Udhan) as a hearing item seeking relief from a condition of a prior approval regarding a height reported incorrectly at 21 Highland Avenue. The matter was carried to February 25, 2026.
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Administration of Oath to Board Member (Darren Harmon)
The board administered the oath of office to Darren Harmon, who swore to support the U.S. and New Jersey Constitutions and to faithfully perform duties as a zoning board member.
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Appointment of Board Attorney (Eric Bernstein Associates)
The board considered the board attorney appointment. The attorney stated one application was received and that Eric Bernstein Associates sought to continue representing the board. The board approved the appointment by motion and vote.
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Selection of Vice Chairperson
The board opened nominations for vice chairperson and reappointed Bob Shepard as vice chairperson. Nominations were closed and the reappointment was approved by vote.
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Selection of Chairperson for 2026
The board opened nominations for chairperson and appointed Robert Thomas as chairperson for 2026. Nominations were closed and the appointment was approved by vote.
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Old Business: Environmental Commission Emeritus Committee Outreach and Purpose
Commissioners provided an update on efforts to form an emeritus committee of former commissioners. They reported three responses to invitations so far and discussed desired membership size, meeting frequency, and the committee’s intended role in providing feedback and institutional knowledge.
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Correspondence and Site Plan Mentions
During correspondence, commissioners noted they had not received mail that week and referenced “site plans.” They also discussed concerns about potential data centers and related energy and regulatory issues, including state legislative proposals.
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Somerset County open space subdivision hearing: subdivision creating residential lot and deed-restricted open space (32.9 acres total; 23.9 acres preserved)
The Board heard and approved a Somerset County open space-related subdivision application for a 32.9-acre property, preserving approximately 23.9 acres as deed-restricted open space and creating a residential lot of about 2.08 acres with an existing home and accessory structures. The Board granted three bulk variances related to frontage and a rear yard setback.
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Continuation of hearings and extension of time for decision
The Board discussed scheduling constraints and continued the three applications to June 18, 2026 at 7:00 p.m. at the Franklin Township Municipal Building, 475 DeMott Lane, Somerset, NJ. The Board also granted an extension of time for a decision to June 30, 2026 and requested advance notice of additional witnesses.
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Public questions period for Bogdan Jasinski
The Chair opened the floor for public questions of Bogdan Jasinski. No members of the public came forward to ask questions, and the Chair closed the public questions period.
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Witness testimony: Bogdan Jasinski regarding cultural center activities and space
Bogdan Jasinski testified about long-term use of the Ukrainian cultural center, describing festivals, weddings, christenings, saint day events, classrooms, and Saturday school. Applicant counsel objected to relevance and to photo submissions; the Chair limited the testimony and declined to mark photos without proper foundation.
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Public questions of planner Peter Steck (including data center concern)
Members of the public questioned planner Peter Steck, including a concern that the proposed warehouse could become a data center. Steck responded that warehouses and data centers are different uses and that the application before the Board was for a warehouse; he stated a data center would require a different approval process.
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Board and counsel questioning of Peter Steck; Executive Drive vacation exhibit; master plan re-examination dispute; cemetery notation dispute
Board members and counsel questioned Peter Steck about his opinions, including the relevance of aesthetics, the role of the master plan re-examination update, the cemetery depiction on plans, and the status of Executive Drive. An ordinance exhibit vacating Executive Drive was marked, and Steck acknowledged the road vacation affected frontage and certain bulk variance considerations but maintained other planning concerns.
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Expert testimony: Peter Steck planning opinions on subdivision/D2 issues, cemetery lapse, notice scope, and warehouse Medici proofs
Planner Peter Steck testified that the three applications were interrelated and raised defects including a lapsed cemetery approval, inadequate notice regarding related properties and activities, and insufficient Medici proofs for the D1 warehouse use variance. He criticized reliance on proximity to I-287 and future ordinance concepts, and raised concerns about traffic access, loading in the front yard, parking layout, and aesthetics.
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Expert testimony: Peter Steck qualified as professional planner
Peter Steck testified and was accepted as an expert professional planner. He described his credentials, review of hearing materials and videos, site visits, and his April 24, 2026 planning evaluation report addressing the three applications.
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Hearing overview: three applications being considered simultaneously and status of prior testimony
The Board identified three related applications being heard simultaneously (two for 135 Davidson Avenue and one for 1850 Eastern Avenue) and stated that the applicant’s presentation had been completed previously. The Board opened the hearing for public questions of three previously-testifying witnesses (planning, traffic, and architecture).
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Site Plan Review: 29 Cas Street (Habitat for Humanity House; Tree Removal/Protection; Stone Driveway; Variances Noted)
The commission reviewed a Habitat for Humanity plan at 29 Cas Street for a small ranch house on a narrow lot, focusing on removal of a large tree (noted as 38 inches) and tree protection fencing. Members discussed stone driveway permeability, potential impacts to remaining tree roots from construction, and noted variances including front yard and lot area requirements.
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Site Plan Review: 426 Ralph Street (Subdivision for Two New Single-Family Homes; C2 Variances; Tree Removal/Replacement)
The commission reviewed a subdivision plan at 426 Ralph Street to create two new single-family lots plus the existing home lot, requiring C2 variances for lot width and lot area. Members discussed utilities, neighborhood pattern justification, and a tree removal/replacement plan indicating 13 replacement trees.
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Site Plan Review: 1661 Amwell Road (Deck and Pavers; Side Yard Variance)
The commission reviewed an application for a ground-level composite deck and pavers at 1661 Amwell Road, noting the lot is narrow and pre-existing nonconforming, requiring a side yard variance. Members discussed impervious coverage, recommending pervious pavers, and possible buffering given proximity to a neighbor.
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Environmental Commission update: site plans, wetlands delineation request, and towpath crossing safety project status
Paul Luskey reported Environmental Commission activity including review of three residential site plans, a wetlands delineation letter request for 200 Franklin Square Drive, and updates on a long-running towpath crossing safety project awaiting a species list and DEP submission.
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Dream on Me Industries — 45 Veronica Avenue (Block 88.02, Lot 71.01) — sign variances for installed signage; application approved
The board heard an application for sign variances at a large warehouse site where signs were installed without permits by a contractor. Testimony described two wall signs and multiple directional signs exceeding ordinance limits. The board approved the requested variances, with discussion about future re-evaluation if additional warehouses/tenants are added.
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Eglacia Christiana Refugeio Incorporated — 680 Easton Avenue (Block 322, Lots 1–7 and 9) — first hearing opened; testimony taken; carried to June 4, 2026; time extension to July 31, 2026
The board opened the first hearing on a conditional use variance/site plan application to use an existing office building as a house of worship at 680 Easton Avenue. The applicant presented multiple witnesses and exhibits, discussed parking and bulk deviations, and addressed TRC and Environmental Commission comments. The matter was carried to June 4, 2026 with an extension of time to decide to July 31, 2026.
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Art Heinrich — Hawthorne Drive (Block 126, Lot 194) — carried to June 4, 2026; outside agency notification needed
The board announced that the Art Heinrich application for a D(1) use variance to convert second-floor storage space to living space on Hawthorne Drive was carried to June 4, 2026, with notification needed to outside agencies.
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Islamic Circle of North America — 1320 Hamilton Street (Block 90, Lot 3) — carried (date to be determined)
The board announced that the Islamic Circle of North America application for interior renovations to convert part of a premises to office use and a prayer room/house of worship at 1320 Hamilton Street was carried to a date to be determined, with new notification needed.
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940 Easton Avenue (Block 385, Lot 2.07) — application withdrawn
The board announced that the application for a preliminary/final major site plan and variances to construct a four-story apartment building at 940 Easton Avenue was withdrawn.
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Site plan review: Habitat for Humanity single-family home at 56–58 Main Street (lot consolidation and variances)
The commission reviewed a Habitat for Humanity application for a 100% affordable single-family home at 56–58 Main Street, including consolidation of two undersized lots and variances for lot area, lot coverage, and impervious coverage. Members discussed recommendations including pervious driveway materials, solar, and future EV readiness.
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Correspondence and agenda setup (mailbox/correspondence status; one site plan)
Members noted they had not received mail correspondence recently. The chair stated there was one site plan for review on the agenda.
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Approval of AP Realy Group LLC Application with Conditions (TRC and Environmental Commission; Sidewalk Waiver; Variances)
The Board approved the AP Realy Group LLC minor subdivision and associated variances for 426 Ralph Street, subject to TRC conditions and Environmental Commission recommendations on native plantings and additional trees within reason, and granted a sidewalk waiver.
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Hearing: AP Realy Group LLC — Minor Subdivision and Variances (426 Ralph Street; Block 227 Lots 15–18)
The Board held a public hearing on AP Realy Group LLC’s minor subdivision at 426 Ralph Street (Block 227, Lots 15–18) to create three lots from an existing parcel in the R-7 zone, including variances for a 50-foot frontage/width lot and an “effective square” variance; the application was approved with conditions.
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Hearing and decision: PSE&G — preliminary/final major site plan and CND variances (160 South Middlebush Road / 135 Dmer Road; Block 84.03, Lots 2.02 and 2.10; Agricultural/R-40 zone)
The board heard PSE&G’s application to modernize and expand equipment at the Bennett Lane substation, including new security fencing/walls, equipment replacements, drainage and landscaping improvements, and height/setback variances. After testimony from multiple professionals and no public comment, the board approved the application subject to testimony and staff reports.
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Continued hearing and decision: Iglesia Christiana Refugeio, Inc. — conditional use variance, parking variance, and site plan (680 Easton Avenue, Somerset; Block 322; Lots 2–9; OP zone)
The board continued the May 21 hearing for a church use in an existing two-story former medical office building. The applicant presented additional operational testimony, a two-service schedule, a carpool plan, and revised buffering/planting. After public comments in support, the board approved the application with conditions discussed on the record.
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Hearing and decision: Art Hinrich — D1 use variance to convert second-floor storage to living space (Hawthorne Drive, Somerset; Block 126, Lot 19.4; HBO zone)
The board heard testimony from the applicant seeking a D1 use variance to convert second-floor attic/storage space above a commercial building into a studio apartment with bathroom and kitchen. After board questions and no public comment, the board approved the application.
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Resolution: Wash King Somerset
The board acted on the resolution for Wash King Somerset (ZBA 25-25) following a motion and second.
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Resolution: Somerset Bible Baptist Church
The board acted on the resolution for Somerset Bible Baptist Church (ZBA 25-001) following a motion and second.
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Board Approval of EV Charging Station Application
The Franklin Township Planning Board approved Ayanna LLC's application for EV charging stations with variances for setbacks and signage, design waivers for striping and signage colors, and conditions on landscaping preservation, lighting compliance, and snow management.
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EV Charging Station Installation at Wawa
Ayanna LLC proposed converting existing parking spaces into EV charging stations at a Wawa location on Somerset Street. The plan includes six chargers serving 12 parking spaces, a canopy for protection, and variances for setbacks and signage. The board approved the proposal with conditions on landscaping and lighting compliance.
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Board’s Deliberations on Application Approval
The Franklin Township Zoning Board deliberated on the Tawhid Dawa Center’s application, focusing on traffic impact, parking variances, and compliance with township regulations. The board emphasized the importance of safeguards against overuse of the site.
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Parking Plan and Variance Requests for Tawhid Dawa Center
The applicant proposed a parking plan with 97 constructed spaces and 60 land-banked spaces to accommodate the center’s anticipated attendance. Variances were requested due to discrepancies between the township code requirements and the projected parking needs.
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Ayanna LLC EV Charging Station Approval
A resolution was discussed to approve Ayanna LLC's request for a preliminary and final site plan to install EV charging stations at 607 Somerset Street. It included variances for setbacks, landscaping, signage, and a waiver for the use of white striping instead of green.
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Tawed Dawa Center Amended Preliminary and Final Site Plan with Relief Conditions
This resolution pertains to the Tawed Dawa Center's proposal to construct a 19,350-square-foot place of worship in Franklin Township, NJ, including amended site plans and relief conditions. Discussions focused on parking, traffic impact, congregation size, and adherence to septic system limitations, alongside public concerns about traffic and community impact.
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EV Charging Station Ordinance for Ayanna LLC at 607 Somerset Street
This ordinance discusses the approval of a site plan for Ayanna LLC to install six EV chargers and associated infrastructure at an existing Wawa location. It includes variance requests for setbacks, signage adjustments, and design waivers related to green paint for parking spaces and signage placement.
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Parking Space Requirement for Worship Areas
This ordinance mandates a minimum of 15 square feet per worshipper for parking space allocation in worship areas. Variances are considered when applicants demonstrate specific needs, and the board evaluates the parking calculations based on actual use cases and projected attendance.
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EV Charging Station Proposal for 607 Somerset Street
Ayanna LLC proposed converting parking spaces into EV charging stations at 607 Somerset Street, including variances for canopy installations and landscaping considerations.
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Tawheed Dawa Center Application Discussion
The board reviewed an amended preliminary and final site plan application for the Tawheed Dawa Center, proposing a 19,350-square-foot place of worship with specific details about its layout, parking, and usage.
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Wash King Somerset Freestanding Sign Variance
Wash King Somerset Opco LLC sought a variance to install a freestanding sign at their property on Route 27. The board approved the variance after addressing concerns regarding sight triangles, sewer easement encroachment, and power line proximity, subject to conditions including engineering review and execution of agreements with local authorities.
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Somerset Bible Baptist Church Gymnasium Variance Application
The Somerset Bible Baptist Church sought approval for variances to build a gymnasium on their property at 42 Cedar Grove Lane. Key components included parking, impervious coverage, and buffer requirements. The board granted the variances, subject to site plan approval and conditions regarding traffic, parking adjustments, and future growth considerations.
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Approval of Sign Variance for Wash King Somerset
The zoning board approved a sign setback variance for Wash King Somerset, allowing the freestanding sign to encroach upon the sewer easement and meet visibility requirements. The approval is contingent upon compliance with sewage authority and sightline standards.
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Approval of Variance for Somerset Bible Baptist Church Gymnasium Construction
The zoning board granted variances for the Somerset Bible Baptist Church to construct a gymnasium at 42 Cedar Grove Lane in Franklin Township. The approval includes D3 conditional use and parking variances, contingent upon site plan approval and compliance with township and county requirements.
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Site Plan Review and Committee Applications
The committee reviewed site plans and discussed four applications for trail commission membership. They emphasized fairness and diversity in selection, considering candidates' qualifications and submission dates.
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Washking Somerset Freestanding Sign Variance
Washking Somerset sought a variance to install a freestanding sign closer to the road than allowed by zoning regulations. The board approved the variance, subject to compliance with sewer easement agreements and sightline safety reviews.
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Somerset Bible Baptist Church Variance Approval
The Somerset Bible Baptist Church sought variances to construct a gymnasium and adjust parking requirements on Cedar Grove Lane. The application was bifurcated, and the board approved variances conditioned upon site plan approval and compliance with TRC recommendations.
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PSG Preliminary and Final Major Site Plan Variances
PSG presented plans for significant site improvements, including demolition, new infrastructure installations, and environmental adjustments. The hearing was carried over to June 18th, pending notification.
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Somerset Bible Baptist Church Gymnasium Variance Proposal
The church sought variances to build a one-story gymnasium at 42 Cedar Grove Lane, including parking and impervious coverage adjustments. Extensive testimony was provided by Pastor Brian Fischer and professionals.
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PSG Preliminary and Final Major Site Plan Variances
The applicant proposed significant infrastructure upgrades, including demolition, installation of switchgear, circuits, transformers, and stormwater basin. The hearing was carried to June 18th, 2026.
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Sedam Associates Minor Subdivision Approval
Sedam Associates requested approval for a minor subdivision and bulk variances to create a 1-acre lot for single-family residential use. The board approved the application, which aligns with a 2008 agricultural easement preserving 130 acres of farmland.
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Subdivision Approval for Sedam Associates
The resolution approved the subdivision of a 1-acre lot from the Sedam Associates property, preserved under an agricultural easement, for future single-family home development. Variances for minimum lot size, frontage, and rear yard setbacks were granted.
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Subdivision and Variance Approval for Sedam Associates
The ordinance approves a minor subdivision and associated variances for Sedam Associates. The project involves subdividing a 1-acre lot from a larger preserved agricultural parcel for single-family residential use.
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Subdivision Approval Request for Sedam Associates
Sedam Associates sought approval for a minor subdivision and bulk variances related to farmland preservation at Block 57.01, Lot 32.01.
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Dream Industries Signage Variance Request
Dream Industries requested variances for larger and more visible signage on their Veronica Avenue property. Recommendations included eco-friendly signage materials and compliance with zoning standards.
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Subdivision of Property for Somerset County Open Space Preservation
This resolution proposes the subdivision of a property located near Canal Road to allocate 29 acres to Somerset County for open space preservation, ensuring environmental and recreational benefits for Franklin Township residents.
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Variance Request for Iglesia Cristiana Refugio Worship Center
A variance was requested to convert a residential property into a worship center on Eastern Avenue, including interior renovations, parking reconfiguration, and landscaping improvements.
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Variance Request for Cedar Grove Housing Development
A variance was requested for a new housing development on Cedar Grove Lane, seeking reduced lot frontages and changes to tree removal plans. Discussions focused on environmental impacts and clustering housing units.
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Variance Request for Dream Project Signage
A variance request was discussed for Dream Project on Veronica Avenue, seeking larger and more visible signage, including illuminated and wall-mounted signs, due to poor visibility and accessibility of the property.
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Variance Requests for Autumn Cedar Grove Development
A developer proposed 14 single-family houses and requested variances for lot size and tree removal plans.