Public Meetings - Franklin Township, New Jersey

This was the annual reorganization meeting of the Franklin Township Zoning Board of Adjustment, followed by public hearings on three applications. The board elected officers, appointed legal counsel, swore in professionals, and addressed agenda items. Two applications were carried forward, and one major application (JC IOS Acquisitions, LLC) was continued to February 5, 2026, after extensive testimony from the applicant's witnesses and discussion among board members and staff. Reorganization & Administrative Items - Chairperson: Robert Thomas was nominated and approved by unanimous voice vote as Chairperson for 2026. - Vice Chairperson: Robert Shepherd was reappointed as Vice Chairperson, also unanimously approved. - Board Attorney: The firm Eric M. Bernstein & Associates was appointed as Board Attorney for the year, with no other applicants. The motion carried unanimously. - Witness Oath: Director of Planning Mark Healey and Township Engineer Darren Mazzei were sworn in as board professionals for the year. - Minutes: The minutes of the November 6, 2025 regular meeting were approved by a roll call vote (all present in favor). Hearing – Thirukumaran Velayudhan (ZBA-24-00002) - Description: Relief of condition from a prior approval regarding incorrect height reporting at 21 Highland Avenue, Somerset (Block 194, Lot 20.01, R-7 zone). - Action: Carried to February 5, 2026 – no further notification required. Hearing – Ramkumar Venkataraman (ZBA-25-00023) - Description: Permission to build a 414 sq. ft. sunroom addition to the rear of 171 Second Street, Somerset (Block 424.02, Lot 29.11, R-20 zone). The applicant testified that the sunroom would replace an existing raised deck, with a proposed rear yard setback of 45 ft (required 50 ft). The encroachment affected only about one-third of the length; no neighbor to the rear (forested area/open space beyond). - Public comment: None. - Motion: Unanimously approved (moved by Gary Rosenthal, seconded). All members voted aye. Hearing (Continued) – JC IOS Acquisitions, LLC (ZBA-25-00020) - Description: D(1) Use Variance, Preliminary & Final Major Site Plan with C Variances to develop an outdoor storage facility at 945 Route 27, Somerset (Block 88.01, Lot 7.01, B-I zone). The 5.21-acre triangular site was previously approved (but not fully implemented) for bus storage; prior use was a concrete plant. - Testimony presented: - John Grib (Vice President, applicant entity): Described JDN IOS Acquisitions as a national operator of industrial outdoor storage properties, managing over 900 acres across 140+ sites. They do not have a tenant yet; anticipate single tenant (or up to three). Stated no hazardous materials, no truck terminal, no tractor-trailer storage. Proposed hours: 24/7, but activity infrequent. Materials stored: building supplies (granite, tiles, cobblestone, etc.), stacked under 8 ft. Security via gate with lock and privacy slats. - Jeffrey Haberman (Project Engineer): Reviewed existing conditions: dilapidated concrete, gravel, no lighting, no landscaping, stormwater issues. Proposed improvements: pave gravel areas, install LED lighting, repair driveway, provide striping for 98 storage spaces (originally designed for truck/trailer but now for general outdoor storage), add landscaping along Route 27, remove stockpiles in wetland buffer, reduce impervious coverage from 78.6% to 74.5%. Agreed to work with board engineer on further reductions, concrete repair plan, and fire lane striping. - Craig Peregoy (Traffic Engineer): Conducted traffic study; worst-case scenario (based on similar site in Sayreville) generated about 40 vehicles per peak hour – well below 100-trip threshold. No significant impact on Route 27. Large WB67 tractor-trailers would not be stored; smaller trucks can maneuver. Applicant agreed to no tractor-trailer storage. - Paul Ricci (Professional Planner): Reviewed master plan, zoning ordinance, and site. Argued the use is particularly well-suited: triangular shape limits development, site already disturbed, existing non-residential surroundings (golf driving range, rail line, DPW facility, recycling center). Stressed need for such facilities to prevent illegal storage in residential areas. Addressed D(1) criteria: use advances purposes of MLUL, no substantial detriment, enhanced quality of proof satisfied. Noted that impervious coverage variance required (60% permitted, 74.5% proposed) but applicant willing to reduce. - Board & Staff Discussion: - Vice Chair Shepard expressed concerns about security and fencing; Mr. Grib initially said no perimeter fence beyond entrance gate, but later agreed to extend fence along the western property line to deter trespassing. Chairman Thomas noted the facility on Davidson Avenue as a negative example. - Planning Director Healey stated that while he sees a need for such uses to combat illegal landscaping/contractor yards, the site plan as drawn (98 tractor-trailer stalls) does not match the proposed use (mix of outdoor storage). Recommended the applicant refine the plan to reflect actual operations and include parameters for different tenant types (e.g., landscapers, contractors) regarding material containment, screening, and travel lanes. - Township Engineer Mazzei raised issues: driveway width constraints for larger trucks, need for concrete repair plan, geotechnical testing for asphalt, potential for additional inlets/grading, and removal of impervious encroachments on adjacent properties. - Board Attorney suggested possible conditions: require a zoning permit for each new tenant, periodic inspections (e.g., every 6 months), compliance with outdoor storage ordinance (Section 112-123) – no flammable/explosive materials, materials secured from wind/rain, fencing adequate to conceal. - Applicant's Closing: Counsel Simona Cali acknowledged board concerns and requested an opportunity to revise the site plan to better match the proposed use and address conditions. Applicant agreed to a continuation. - Action: The application was carried to the February 5, 2026 meeting. The applicant granted an extension of the deadline and will submit a letter. The board indicated general support for the concept but needed more detail before voting. Key Outcomes - Officers Elected & Attorney Appointed (all by unanimous vote). - Venkataraman sunroom variance approved unanimously. - JC IOS Acquisitions application continued to February 5, 2026, for a revised site plan and further discussion. Staff and board will meet with applicant to clarify parameters for outdoor storage tenants, screening, and site design. - No public comments were received for any agenda item.

The Franklin Township Planning Board convened on January 7, 2026, for a regular meeting that included reorganization of board officers and counsels for the year, a consent calendar of routine approvals, and two major hearings: a preliminary and final major site plan application for a warehouse at 230 Davidson Avenue (approved with conditions) and a preliminary and final major subdivision application for 14 single-family homes at 295 Cedar Grove Lane (carried to January 22, 2026). The meeting also included public comment, discussion of committee appointments, and an update on the master plan reexamination. Consent Calendar - Minutes Approval: The minutes of the December 3, 2025 regular meeting were approved by a vote of 6-0 (Mark Dancy and Charles Brown recused). - Minor Subdivision Committee Appointment: The board appointed Michael Orsini, Robert Thomas, and Meher Rafiq to the Minor Subdivision Committee for 2026, approved unanimously. - Baldwas Realty LLC – Extension of Time (PLN-22-00009): The board approved a one-year extension of time through January 3, 2027, for the applicant's preliminary and final major site plan approval (granted January 3, 2024), citing pending water department approval. Motion carried unanimously. Public Comments & Testimony - General Planning Comment: Ernie Levis (21 Como Drive) approached the microphone to comment on the Odin Dhun application but was directed to speak during the specific hearing for that application. No other general comments were made. - Davidson Properties LLC Hearing: No public comments were offered during the designated public comment period for this application. - Odin Dhun LLC Hearing: Ernie Levis spoke again, representing neighbors along Como Drive. He raised concerns about: (1) well water impacts (reassured that homes would connect to municipal water and sewer); (2) the proposed solid PVC fence along the common border with existing properties, noting that the rear wooded area contains debris and could attract dumping, and questioned long-term maintenance responsibility (the applicant stated the homeowners' association would be responsible). He also referenced a previous fence negotiation with a cemetery project. No other public comments were made. Discussion Items - Davidson Properties LLC / PLN-23-00007 – Preliminary & Final Major Site Plan, Conditional Use Approval w/ Variances: The applicant sought to construct a 35,511-square-foot warehouse (with 1,950 square feet of office space, total 37,461 square feet) at 230 Davidson Avenue (Block 468.01, Lot 20.01) in the B-I zone. The site already houses an existing light manufacturing building. The plan required variances for: (a) combined side yard setback (44.65 feet vs. required 50 feet); (b) 24-foot internal drive aisles (vs. 26 feet); (c) a 2.1-foot side yard setback for a drive aisle (vs. 5 feet); and (d) a 2.5-foot setback for EV spaces (vs. 5 feet). The loading zone width variance was withdrawn after the applicant agreed to restrict truck access to WB-50 vehicles. Testimony was provided by engineer Joe Holzapfel (Bowler Engineering), architect John Menino (Sermonera Architect), traffic engineer Elizabeth Dolan (Dolan & Dean Consulting Engineers), and planner Paul Ricci (177 Monmouth Avenue). The board discussed: tree preservation and landscaping plans (277 new plantings, 177 trees, with a contribution in lieu to comply with the tree replacement ordinance); compliance with all staff reports (engineering, fire, health, environmental commission); a request for a sidewalk waiver along Davidson Avenue, which was denied—the board directed inclusion of sidewalks after a discussion on the need to improve walkability in the area; and a request for a more specific no-idling sign at loading docks (SKU K2-1294-NJ). The applicant agreed to all conditions. - Odin Dhun LLC / PLN-24-00007 – Preliminary & Final Major Subdivision w/ Variances: The applicant proposed a 16-lot subdivision (14 buildable single-family lots, one stormwater basin lot, one private road lot) at 295 Cedar Grove Lane (Block 508.02, Lot 12) in the R-40 zone. Variances sought were: (a) lot frontage reductions for two corner lots (167.32 ft and 133.68 ft vs. 200 ft required); (b) impervious coverage for the roadway lot. The board extensively discussed: the gated entrance with automated gate system for a 14-home private community (board members expressed concerns about practicality for deliveries, emergency access, and aesthetic overkill; applicant noted the gate is siren-activated and defaults to open in emergencies but agreed to reconsider); the cluster development option recommended by staff (the applicant declined, citing economic reasons and that the current plan is a permitted use, though the board emphasized that cluster could preserve more trees with only one variance); tree preservation (the engineer presented an exhibit showing 44 trees over 16 inches that could be saved, but the board wanted more analysis of options to maximize preservation); and the need to secure sewer capacity approvals from Franklin Township Sewer Authority before final plat signing. The hearing was left open, and the board directed the applicant to meet with Planner Mark Healey to explore alternatives (cluster, reduced lot count, or enhanced buffers) and to present an options analysis. The application was carried to the January 22, 2026 meeting. Key Outcomes - Davidson Properties LLC: Approved unanimously (7-0) for preliminary and final major site plan approval, conditional use approval, and the requested C-2 variances (combined side yard setback, drive aisle width, parking area setbacks, and EV space setback), subject to conditions including: compliance with all staff reports; inclusion of sidewalks along Davidson Avenue; installation of a state-specified no-idling sign; revision of the tree planting plan for consistency; and removal of loading zone width variance (WB-50 truck restriction). - Odin Dhun LLC: The hearing was carried to January 22, 2026, at 7:30 PM (same location, 475 Demott Lane). The applicant does not need to re-notice. The board directed the applicant to engage with Planner Mark Healey to produce an options analysis comparing the current plan, a cluster option (requiring a single C-2 variance for cluster use), and a middle-ground plan with enhanced tree preservation. The board also made clear that the gated entrance is not a requirement and that sewer capacity approvals must be obtained before any land disturbance. - Reorganization: Chairperson (Michael Orsini), Vice Chairperson (Charles Brown), and Board Attorney (Clarkin & Vignuolo) were all appointed unanimously for 2026. - Master Plan Reexamination: Planner Mark Healey distributed a draft reexamination report (required by March 2026). A work session is scheduled for January 21, 2026, with a public hearing planned for February 18, 2026. The board also noted a special meeting on January 14, 2026, for a public hearing on the B-I zone study and related draft ordinance.

The Franklin Township Council held its annual reorganization meeting on January 3, 2026, at the Municipal Building. The meeting included the swearing-in of five council members, remarks from officials, appointment of a deputy mayor, public comments, and unanimous approval of numerous professional appointments, resolutions, and a consent agenda for 2026. Consent Calendar - Resolutions 26-001 through 26-035 were approved en bloc via the consent agenda. These included appointments to standing committees, council liaisons, reappointments to boards and commissions, and professional service agreements for attorneys, auditors, engineers, prosecutors, public defender, and other services. Also approved were resolutions authorizing depositories, cash management, delinquent tax interest rate, temporary budget, wedding fee donations, payroll services, postage, state contracts, tax lien redemptions, tax refunds, and consulting services. All votes were unanimous. Public Comments & Testimony - Commissioner Director Chanel Robinson congratulated council and pledged county partnership, stating "Diversity is our strength and unity is our power." - Ron Jordan, Democratic chair, thanked council for hard work and expressed commitment to supporting them. - Dina Lux, JFK Democratic Club president, congratulated council and pledged continued cooperation. - A former council member (from 1998) noted Franklin's diversity and recalled the bicentennial celebration. - Dr. Bob Samolola, planning board member, predicted Franklin would become the best place to live based on the council's determination. - Doc Cunningham discussed America's 250th anniversary and proposed a "reconstitution" phase for the nation. - Assemblywoman Shama Haider praised the Franklin Food Bank as an exemplary institution. - Alex Clark (396 Hamilton Street) announced upcoming ranked-choice voting events. Discussion Items - Swearing-In of Council Members: Governor-elect Mikie Sherrill administered the oath of office to five council members: Ed Potosnak (Ward 1), Shepa Uddin (Ward 2), Charles Onyejiaka (Ward 3), Carl Wright (Ward 4), and James Vassanella (Ward 5). Each recited the constitutional oath. - Remarks by Council Members: Each gave brief remarks highlighting personal stories and priorities. Ed Potosnak emphasized unity during the semi-quincentennial and invited residents to upcoming events. Shepa Uddin pledged safe neighborhoods, opposition to warehouse expansion, responsible development, tax stabilization, and open space protection. Charles Onyejiaka promised continued dedication. Carl Wright thanked his family. James Vassanella noted his long residency, outlined upcoming projects (Eastern Avenue corridor, affordable housing plan, Catalpa Park, 250th anniversary events, infrastructure improvements), and reaffirmed commitment to mutual respect. - Deputy Mayor Election: Councilmember Alex Carrazi was nominated and unanimously elected as Deputy Mayor for a one-year term ending December 31, 2026. He was sworn in and gave remarks about his immigrant background and dedication to community. - Appointments of Attorneys and Professionals: The council approved nominations for Township Attorney (Louis Rainone, Rainone Coughlin Minchello), Tax Appeal Counsel (Michael Burns, Rainone Coughlin Minchello), Township Auditor (Robert Swisher, Suplee, Clooney & Company), Township Engineer (Robert Russo, Center State Engineering), Municipal Court Judge (Stephen H. Fleischer), Township Prosecutor (Mohamed S. Jalloh, Jalloh & Jalloh), Associate Township Prosecutor (Norman W. Albert), Alternate Township Prosecutor (Ryan V. Albert), and Public Defender (Dennis A. Auciello). All were approved by voice vote. - Mayoral Appointments: Mayor appointed Agnes Kulobama as Library Board trustee (5-year term), Deborah Kelly as Mayor's designee/trustee (1-year term), and Bob LeCourt as Class I Planning Board member (1-year term). - Approval of Warrants: A roll call vote unanimously approved warrants totaling $23,200,514.71 as of January 3, 2026. Key Outcomes - All five council members were sworn in for new terms: Ed Potosnak (Ward 1), Shepa Uddin (Ward 2), Charles Onyejiaka (Ward 3), Carl Wright (Ward 4), James Vassanella (Ward 5). - Alex Carrazi was elected Deputy Mayor for 2026. - Professional services agreements for 2026 were awarded with specified not-to-exceed amounts: Township Attorney ($605,000), Tax Appeal Counsel ($235,000), Township Auditor ($51,000), Township Engineer ($535,000), Township Prosecutor ($35,000), Associate Prosecutor ($30,500), Alternate Prosecutor ($10,000), Public Defender ($49,000), and others including financial consulting ($452,500) and land preservation consulting ($101,920). - Consent agenda containing 35 resolutions (items a through ae under item 17 in the agenda) was unanimously adopted, covering all listed professional appointments, depositories, budget, and operational matters. - Meeting adjourned after approval of all items.

The Franklin Township Council held a work session and regular meeting on Tuesday, December 9, 2025, at 7:00 PM at the Municipal Building. The meeting included commendations, public comments, approval of warrants, consent agenda adoption, and a separately voted resolution. Council also entered executive session. Commendations & Proclamations - Madrigals Commendation: The Franklin High School Gold and Blue Choir (Madrigals) was recognized for being selected as the 2025 NBC Star Choir and for their performance at the nationally televised Christmas in Rockefeller Center on December 3, 2025. Members of the choir attended and sang "Joy to the World." - Franklin Day Performers Commendation: Councilwoman Uddin recognized performers from Franklin Day (September 13, 2025), including the band "Tiru Parekuru," who play ancient South Indian percussion instruments. Certificates were presented. Public Comments & Testimony - Dave Robinson (349 Biltmore Lane, Somerset Run): Expressed concern about delays in adopting recommendations from the BI (Business/Industrial) re-examination committee to tighten warehouse use variance criteria. He warned that without action, new warehouse applications (e.g., on Davidson and Executive Drive, Catalan Ardenna) could proceed under weaker standards, negatively affecting quality of life. He urged the council to move forward promptly, noting the time and expense already invested in the study. - Alex Clark (396 Hamilton Street): Advocated for ranked-choice voting (RCV), citing New Jersey Assemblyman Joe Danielson's recent bill. He explained the history of RCV in Australia to counter misconceptions, emphasizing that RCV ensures majority support and does not favor any party. He encouraged the council to consider a resolution supporting the Municipal School Board and Voting Options Act. - Beverly Lawson (2004 Anwar Road): Opposed any proposed stormwater runoff fee, calling it a "backdoor tax" and a "money grab." She also questioned Resolution 25-511 supporting the New Jersey Immigrant Trust Act, asking whether it would make Franklin a sanctuary town, how police would handle ICE warrants, and what financial impact it would have on taxpayers. - Linda Powell (22 Buffett Drive): Expressed support for the Immigrant Trust Act, arguing it protects both police and residents, and that ICE often operates without warrants. She urged passage of the resolution and stressed the importance of protecting human rights and the rule of law. Council Comments & Reports - Mayor Kramer: Responded to Mr. Robinson, assuring that the warehouse issue is being taken seriously and that there is motion on it, though slower than desired. He also commented on ranked-choice voting, stating he has become a fan personally. - Councilman Wright: Discussed ongoing efforts to address speeding on residential streets, including a planned pilot for speed humps. He encouraged residents to contact him to coordinate block-wide support. - Councilwoman Francois: Announced the formation of the Municipal Alliance Opiate Funds Advisory Subcommittee, which seeks two Franklin residents in recovery from substance abuse to serve as regular and alternate members. She also praised the Madrigals for putting Franklin on the map. - Councilman Oni Jaka: Wished everyone happy holidays and urged vigilance against car break-ins during the season. - Councilman Kharazi: Shared that Anna Dolinchen, Vice Chair of the Advisory Board of Health, was appointed to the Governor's transition team on economic development and innovation. Also noted upcoming committee meetings. - Deputy Mayor Uddin: Emphasized following speed limits, supported affordable housing seminars, and promoted the Franklin Food Bank and the upcoming "Jingle Mingle" event at the Youth Center. - Mayor Kramer: Provided updates on the Franklin 250 celebration, including events on January 4 (Battle of Princeton reenactment and conference on horseback) and January 10 (Salute to America show at the high school). - Township Manager: Clarified that Resolution 25-511 (supporting the Immigrant Trust Act) is simply a statement of support for pending state legislation, not a change to local policy. He noted that New Jersey law enforcement already operates under Attorney General Directive 2018-6, which governs interactions with federal immigration authorities, and that the resolution would impose no new costs or burdens. He also announced the employee holiday party on Friday, December 12, funded entirely by staff and unions. Consent Agenda All items A through Y (Resolutions 25-497 through 25-523) were adopted by unanimous consent without discussion or pull. Key items include: - Tax title lien redemptions - Refund of tax and water overpayments - Water charge adjustments for leak hardships - Cancellation of capital ordinance balances - Amendment to 2026 council meeting schedule - Release of inspection escrow and performance guarantees - MOU with FBI for police firearms range use - Award of a front-end loader (Sourcewell co-op) - Flooring installation contract for Senior Center - Housing rehabilitation contract for 25 Brook Street - Insertion of opioid settlement, recycled tonnage, clean communities, and CDBG grants into the budget - Shared services agreement with Somerset County Health Department - Resolution supporting the NJ Immigrant Trust Act - Request for Sewerage Authority surplus transfer - 2026 fire district salaries - Fireworks displays at The Palace at Somerset Park - Budget transfers - Tax court judgment refund - Laptop/desktop purchase from Dell - Write-off of old bank reconciliation items Resolutions Voted Separately - Resolution 25-518: Extend the competitive contract with Central Jersey Housing Resource Center (CJHRC) as administrative agent for affordable housing for a third year, not to exceed $66,000. Adopted 6-0-1 (Councilman Vassanella abstained, citing his board membership with CJHRC). Executive Session - Resolution 25-519: Authorized executive session for attorney-client privilege. Adopted unanimously. Council then recessed into closed session. Key Outcomes - Consent agenda (23 resolutions) adopted unanimously. - Resolution 25-518 (affordable housing contract extension) adopted with one abstention. - Resolution 25-519 (executive session) adopted. - Public comments and council discussions will inform future actions on warehouse zoning, ranked-choice voting, stormwater fees, and substance abuse advisory committee appointments. - The next regular meeting is expected in January 2026.

Note: The agenda listed the meeting for December 3, 2025, but the user-provided date is December 4, 2025. This summary uses the latter per instructions. The Franklin Township Planning Board convened on December 4, 2025, at 12:30 PM. The meeting included approval of minutes and resolutions, adoption of the 2026 calendar, amendments to the board's bylaws, a discussion of the upcoming master plan re-examination, and a public hearing for a major site plan application. The board voted unanimously to approve the NPH Real Estate shopping center with variances subject to conditions. Consent Calendar - Minutes of October 15, 2025: Approved unanimously (5-0, with two members abstaining). - Resolution for Hamilton Street Management, LLC (PLN-24-00002): Approved unanimously (5-0, with two abstentions). - Resolution for 500 Atrium, LLC (PLN-23-00005): Approved unanimously (5-0, with two abstentions). Public Comments & Testimony - General Public Comments: No members of the public spoke during the general public comment period. - Public Hearing Comments (NPH Real Estate): - Carla Visser (1107 Conrad Way, Somerset Run): Expressed concern for the safety of elderly and disabled residents who walk along New Brunswick Road to access shopping centers. She noted that many residents use walkers or wheelchairs and praised the plan but urged safe pedestrian crossings. - Board Member Robert LeCourt: Highlighted a missing sidewalk segment along New Brunswick Road near Somerset Woods, calling it a planning oversight. He recommended that the board send a letter to the Township Council to use sidewalk funds to fill the gap. He also criticized the lack of a four-ton load limit on the road, which allows trucks to use the congested intersection. Discussion Items - 2026 Meeting Calendar: The board adopted the proposed calendar unanimously by affirmation, with no conflicts noted for religious holidays. - Bylaw Amendments: The board unanimously adopted two amendments: (1) requiring applicants to use technology (laptops and projectors) for presentations, with the chairman given discretion to deny hearings if not prepared; (2) requiring applicants to submit a written narrative explaining how revised plans address previous board comments and staff reports. Both amendments aim to improve efficiency and clarity. - Master Plan Re-examination: Planner Mark (likely Mark Healy) briefed the board on the mandatory 10-year comprehensive re-examination of the master plan, due by early March 2026. He noted recent updates (BI zone, trails, historic element, farmland preservation) and plans to consult with committees (historic, open space, environmental). Chairman Arseni expressed interest in making the process engaging and invited experts to present. Questions were raised about a potential stormwater management utility, but the board determined it was not immediately relevant to the re-examination timeline. Hearing – NPH Real Estate, LLC (PLN-24-00005) - Application: Preliminary and final major site plan with variances for a 24,670 sq ft shopping center (two buildings: a two-story office/retail building and a one-story retail building) at 390 Davidson Avenue (Block 502.01 Lot 57.01). The applicant seeks to construct a 24,670 sq ft shopping center. Variances requested: (1) parking spaces – 83 provided vs. 89 required (6 short), (2) aisle width – 25 ft vs. 26 ft required, (3) sign setback – 10 ft vs. 20 ft required (sign height reduced from 20 ft to 10 ft). - Testimony: - Engineer Sri Kobawala: Designed revisions to increase landscaping along New Brunswick Road by removing parking and creating a green buffer. Proposed moving the detention basin under the parking lot to allow tree planting. Parking layout revised to provide 83 spaces (89 required). - Architect David Feldman: Described building materials (glass, stucco, faux wood), design to break up massing, rooftop equipment screening, and signage (10 ft tall, set back 10 ft, with architectural features). - Traffic Engineer Elizabeth Dolan: Updated trip generation (57 AM peak, 90 PM peak originally; adjusted to 70 AM and 96 PM with new square footage and ITE manual). Parking demand per ITE is 73 spaces, so 83 is sufficient. Aisle width of 25 ft is safe for two-way circulation. Crosswalks and ADA ramps will be provided. - Planner Cray Rodkamp: Argued that benefits of variances – additional landscaping, safe circulation, and sign visibility – substantially outweigh any detriments. The parking shortage is minimal and self-enforcing due to the isolated location. - Board Discussion: Chairman Arseni moved for approval with conditions, including compliance with all staff reports, completion of tree replacement calculations (Chapter 22), lighting cutoff at 10 PM, ADA-compliant crosswalks, and resolution of outstanding comments from the board engineer and planner. Motion seconded and passed unanimously (7-0). Key Outcomes - Approvals: - Minutes of October 15, 2025 approved (5-0, two abstentions). - Resolutions for Hamilton Street Management and 500 Atrium approved (5-0 each, with two abstentions). - 2026 calendar adopted by affirmation. - Bylaw amendments adopted unanimously (7-0). - NPH Real Estate, LLC application approved for preliminary and final site plan with variances (7-0), subject to conditions. - Carried Over: ODIN DHUN, LLC (PLN-24-00007) – a 16-lot subdivision at 295 Cedar Grove Lane – carried to January 7, 2026, with no further notification required. - Next Steps: The board will begin the master plan re-examination process in early 2026. A recommendation letter to the Township Council regarding the sidewalk gap on New Brunswick Road will be prepared.

The Franklin Township Board of Adjustment met on December 4, 2025, at 12:30 PM (afternoon session) to consider three applications. The board approved the October 16, 2025 minutes and the 2026 meeting calendar unanimously. The main hearing was for Application ZBA-24-00011 (Manjit Singh & Ravinder Kaur), proposing to convert an existing repair garage into a convenience store at 339 Elizabeth Avenue. The board carried this application to February 5, 2026, after hearing testimony from the applicant’s professionals and public comments. Consent Calendar - Minutes of October 16, 2025: Approved unanimously. - 2026 Board of Adjustment Calendar: Resolution establishing meeting dates for 2026 approved unanimously. Public Comments & Testimony - Joe Danielson (resident, nearby neighborhood): Opposed the application, citing 13 years of neglect by the owner (dilapidated conditions, vehicles parked on sidewalks, overflowing garbage, lack of maintenance). He argued that the site’s poor sight lines where Elizabeth Avenue meets Cedar Avenue (claimed 2 seconds at 45 mph) would be dangerous with increased traffic. He noted five to six convenience stores within a mile, questioning need. He also highlighted that the repair garage currently parks 15+ cars per day, whereas a convenience store would generate more frequent trips. - Jim Wickman (Somerset resident): Opposed, stating that despite some improvements (impervious coverage reduced from 97% to 70.5%, parking from 0 to 8 spaces), the variances are still substantial (required 18 spaces, 30% impervious). He criticized the owner’s past neglect and lack of enforcement by the township. He argued that the site remains non-compliant and that the benefits do not outweigh the detriments. Discussion Items - Application ZBA-24-00011 – Manjit Singh & Ravinder Kaur: Proposed conversion of a 4-bay repair garage into a convenience store with gas pumps (unchanged). The site is a 0.5-acre triangular lot with three frontages (Elizabeth, Cedar, Mercury) in the R-10 zone. Key changes: elimination of two driveways on Cedar Avenue, reduction of impervious coverage from 97% to 70.5%, provision of 8 parking spaces (vs. 18 required), 24-foot drive aisles (vs. 26 ft standard), relocation of dumpster from Cedar to Elizabeth, and new landscaping with evergreens. The applicant’s engineer (Tyler) and traffic engineer (Gary Dean, 42 years experience) testified that the site is a low-volume neighborhood station (morning peak 20 vehicles, afternoon peak 30), and that 8 spaces are sufficient based on actual retail area (1,000–1,200 sq ft) and operational experience. The traffic engineer acknowledged that the site will generate more traffic but argued that the closure of Cedar driveways reduces conflicts and that the aesthetic improvements (peaked roof, brick/clapboard siding) make the site more compatible with the residential zone. The planner (Cameron Black) testified that the change from auto repair (high intensity, industrial-like) to convenience store (lower intensity, retail) is an improvement and that the site is suitable due to its long history as a gas station (since 1963) and proximity to major roads. However, board members raised concerns about parking justification (no ITE data provided, only opinion), the expansion of a nonconforming use, and the lack of evidence that the owner will maintain the property given past neglect. The board also questioned the planner’s definition of “intensity” and suitability criteria. The hearing was carried to February 5, 2026, to allow the applicant to present the architect and possibly additional planning testimony. - Other Applications: - Levin Properties (ZBA-24-00001): Proposed 4-story apartment building at 940 Easton Avenue – carried to March 19, 2026, with re-notification required. - Somerset Bible Baptist Church (ZBA-25-00004): Proposed 8,640 sq ft gymnasium at 42 Cedar Grove Lane – carried to February 5, 2026, no further notification needed. Key Outcomes - ZBA-24-00011 (Singh & Kaur): Carried to February 5, 2026, at 7:30 PM at 475 DeMott Lane. No further public notification required. The applicant agreed to extend the time to February 28, 2026, in writing. The board will hear architect testimony (Mr. Byrne) and any additional planner testimony. The applicant also agreed to consider a 4-foot fence for headlight screening, scheduling fuel deliveries off-peak, and using no-parking signs on Cedar Avenue (though that is a legislative matter for the Township Council). - ZBA-24-00001 (Levin): Carried to March 19, 2026, with re-notification. - ZBA-25-00004 (Baptist Church): Carried to February 5, 2026, no further notification. - 2026 Calendar: Approved for the entire year.

The Franklin Township Council met on Tuesday, November 25, 2025, at the Municipal Building in a combined work session and regular meeting. The agenda included Thanksgiving and environmental commendations, public comments, council and township manager reports, approval of minutes and warrants, public hearings on three ordinances, and an 11-item consent agenda. All roll call votes were approved by the five council members present. Commendations & Proclamations - Councilmember Kharazi read the Thanksgiving Proclamation declaring Thursday, November 27, 2025, as Thanksgiving Day in Franklin Township. She noted First Baptist Church of Lincoln Gardens distributed 500 boxes of fresh produce and assembled 500 additional Thanksgiving baskets. Derek Smith, executive director of the Franklin Food Bank, accepted a copy and reported demand running about 25–30% above usual, with increased donations and volunteers; he stressed that need continues beyond the holiday season. Kharazi also gave the food bank a $50 reward she received after returning a lost phone. - Acting Public Safety Director Lloyd Fredericks presented former Public Safety Director Quovella Maeweather (transcribed as Quavella Mayweather) with a clock and plaque from the police department for her leadership; Maeweather thanked the council and said New Jersey remains her home. - Environmental Commission Stewardship Awards went to Jessica Johnson, a longtime commission member and regenerative/sustainable farmer, and to Pine Grove Elementary School, which earned 405 points under the Sustainable Jersey Schools program, the most among Franklin Township schools. Franklin High School (355 points) and Franklin Middle School (350 points) received silver-certification honorable mentions. A fourth annual green fair was announced for April 25. Public Comments & Testimony - Tony Faber of Scotch Plains urged adoption of a resolution supporting the Immigrant Trust Act, arguing it would separate local government from federal immigration enforcement and protect hospitals, schools, and other sensitive locations; he cited support from Highland Park, New Brunswick, and Somerset County. - Catherine Hunt of Monroe Township spoke in favor of the Immigrant Trust Act, describing its protections, reporting requirements, and model policies, and asked Franklin to pass a supporting resolution. - Bill Grippo of Pierce Street congratulated the council on the November 3 election results, recalled the JFK Boulevard dedication 62 years earlier, praised the Franklin 250 committee, and urged progress on a new food bank and the YMCA during the next four years. - Bob LaCourt of Somerset gave a Franklin 250 update: a January 4 'Dine with Washington' event after the Battle of Princeton, a January 10 'Salute to America' program at Franklin High School, and an August 'March to Yorktown' event. He also discussed a historic marker and a possible Church Street closure. - Javon Walker of Franklin Township asked the council to consider a resolution supporting the Immigrant Trust Act, citing immigrants’ financial, social, and cultural contributions and neighboring municipalities’ actions. Council Comments & Reports - Councilman Passanella highlighted 'Goal Zero' police enforcement before Thanksgiving, scam warnings, the 211 homelessness helpline, and a free Raritan Valley Symphonic Band concert on December 14 at Franklin High School. - Councilwoman Francois expressed support for the Immigrant Trust Act and said she hoped the council would pass the resolution at the next meeting. - Dr. Kharazi reported on a visit to Raritan Valley Community College’s Workforce Training Center, Thanksgiving interfaith gatherings, and an upcoming bus ride to investigate senior transportation concerns; he listed December committee meetings. - Township Manager Vornlocker announced the annual holiday tree lighting on Friday, December 5, from 6 to 8 p.m. at the municipal complex, with cookies, cocoa, crafts, and Santa photos. Consent Agenda - Approved unanimously by roll call an 11-item consent agenda: - Resolution 25-486: tax title lien redemptions. - Resolution 25-487: duplicate tax sale certificates for RTLF-NJ II, LLC. - Resolution 25-488: release of a street opening cash bond for Arco Design/Build Industrial at 200 Cottontail Lane, $1,610.14. - Resolution 25-489: 2026 council meeting schedule. - Resolution 25-490: support for continued farmland preservation under the state Planning Incentive Grant. - Resolution 25-491: extension of the Somerset County Action Program MOU for job training through October 31, 2026. - Resolution 25-492: Adobe Creative Cloud software renewal with SHI, not to exceed $24,079.50. - Resolution 25-493: Senior Center VCT flooring with Commercial Interiors Direct Inc., not to exceed $43,341.91. - Resolution 25-494: final change order for Town Hall sidewalk replacement, increasing from $57,015.00 to $60,392.00. - Resolution 25-495: policy for purchasing hybrid or alternative fuel vehicles whenever practical. - Resolution 25-496: special events permit to Middlebush Reformed Church for a Living Nativity, December 13, 2025, 5–8 p.m., at Thomson Park. Ordinances – Public Hearings and Adoption - Ordinance No. 4484-25 (vacating a portion of Executive Drive): public hearing held with no testimony; the council unanimously tabled adoption until December 9, 2025, because the parties had not finished discussions. - Ordinance No. 4485-25 (parking prohibited at all times on Brookline Avenue): public hearing held; adopted unanimously. - Ordinance No. 4486-25 (accepting a pump station easement from Princeton Route 27, LLC for Block 5.02, Lot 53): public hearing held; adopted unanimously. Key Outcomes - Approved the November 10, 2025 work session/regular meeting minutes. - Approved warrants totaling $31,617,757.71. - Tabled Ordinance 4484-25 to December 9, 2025; adopted Ordinances 4485-25 and 4486-25. - Adopted the 11-item consent agenda. - Mayor Kramer said he expected the Immigrant Trust Act resolution to appear on the next agenda. - No resolutions were voted separately, no old business was discussed, and no executive session was held before adjournment.

Date: November 20, 2025 The Franklin Township Zoning Board of Adjustment held a regular meeting on Thursday, November 20, 2025. The board approved revised bylaws, granted a time extension for Hawthorne Management, LLC, unanimously approved a warehouse expansion application (655MIZ, LLC) after full testimony, and carried over a place of worship application (Tawheed Dawah Center) to February 19, 2026, after beginning testimony. Consent Calendar - Roll Call: All members present except Mr. Singh (excused). - Minutes: None available. Discussion Items Revised Zoning Board of Adjustment Rules - Proposal: Two substantive changes: (1) if an applicant notices a hearing but does not appear, they must re-notice for future dates; (2) applicants with professional site plans must present materials digitally on the board's screens; failure may result in being sent home. - Outcome: Unanimously approved by voice vote. Rules take effect immediately. Extension of Time – Hawthorne Management, LLC - Applicant: Hawthorne Management, LLC (represented by Jim Stahl). - Request: Extend approval to November 3, 2026, to complete resolution compliance and bonding. - Outcome: Unanimously approved (roll call: all ayes). Public Hearings 1. JC IOS Acquisitions, LLC / ZBA-25-00020 - Status: Carried to January 8, 2026, with no further notification needed. No testimony taken. 2. 655MIZ, LLC / ZBA-24-00020 - Application: D(2) Use Variance, Preliminary & Final Major Site Plan with C Variances for a 30,917 sq. ft. addition to an existing 74,755 sq. ft. warehouse at 655 Howard Avenue, Somerset (Block 528.04 Lots 161.03,162,163.01, B-I zone). Total building after addition: 105,672 sq. ft. Addition includes 1,500 sq. ft. office space and four loading docks. - Key Witness Testimony: - Ellie Mizrahi (owner, BITEC): The business has grown organically and currently uses costly on-site trailers and third-party logistics for overflow inventory. The addition will eliminate trailer storage (improving safety and security) and allow vertical stacking up to 36-ft clear height. The expansion is necessary to consolidate operations and retain jobs in Somerset. - James Ward (engineer): The site plan reduces impervious coverage from 60.4% to 59.3% (below the 60% max). Parking reduced from 133 to 77 spaces (still exceeding the required 67). Variances requested for parking aisle width (24 ft vs. 26 ft), loading area depth (51.5 ft for one bay vs. required 110 ft), number of driveways (three vs. two), driveway width (50 ft vs. 36 ft), and a zero setback for one driveway. - Charles Deetz (architect): The new facade uses decorative block, stucco with score lines, and accent colors to improve aesthetics. The existing building will be repainted to match. The roof will be solar-ready. - Tom Burke (environmental): Site has ongoing groundwater monitoring for TCE/PCE from prior owner. The addition will not affect remediation; some monitoring wells may be relocated. The bioretention basin will be lined. - Sean Moranski (planner): The expansion meets D(2) criteria by reducing impervious cover, improving stormwater management, adding jobs (12-15 new positions), and enhancing the site's appearance. No substantial detriment to the zone plan. - Outcome: Unanimously approved (roll call: all ayes). Conditions include compliance with staff reports, truck size limited to WB50 (55 ft maximum), anti-idling signs, and installation of street trees. 3. Tawheed Dawah Center / ZBA-24-00017 - Application: Amended Preliminary and Final Site Plan plus Relief of Conditions for a 19,350 sq. ft. place of worship at 630 South Middlebush Road, Somerset (Block 37.02 Lot 46.03, zone A). Previously approved for a different religious group with conditions limiting use. - Key Witness Testimony: - Anjum Razi (trustee): The center serves approximately 65-75 congregants currently, with five daily prayers (25-30 attendees weekdays, 75 on Fridays). No outdoor activities, no school, no rentals. The existing house will be used as imam residence. They commit to not exceeding the septic-system limit of 458 persons per 24 hours. - Public Comments: - Shaunak Mamawala (resident): Presented website information showing plans for a larger Islamic center (60,000 sq. ft. with gym and boarding school), challenging the credibility of the applicant's low attendance projections. - Steve Callahan (resident): Questioned the need for a large building for so few attendees. - Rajesh Sungri and Meha Sangween (residents): Voiced concerns about traffic and enforcement of occupancy limits. - Board Discussion: The board noted the discrepancy between stated attendance and building size. The attorney argued the building size was approved previously and only minor modifications were sought. The board requested the applicant to review the website information and be available for further questioning. - Status: Meeting ran past 10:00 PM; the application was carried to February 19, 2026, at 7:30 PM at 475 Demont Lane. Extension of deadline approved through that date. The traffic expert (Betsy Dolan) is to obtain a county statement on intersection improvements. Key Outcomes - Unanimous approval of revised bylaws (voice vote). - Unanimous approval of Hawthorne Management time extension (roll call). - Unanimous approval of 655MIZ, LLC warehouse expansion (roll call) with conditions. - Carriover of Tawheed Dawah Center application to February19, 2026, with direction to address credibility concerns and obtain county traffic input. Note: Meeting times approximate based on transcript. All votes were unanimous unless noted.

The Franklin Township Council held its work session/regular meeting at 7 p.m. on Monday, November 10, 2025, in the municipal building. The meeting included a World Diabetes Day proclamation, public comments, council and manager reports, introduction of two ordinances, approval of minutes and warrants, and unanimous adoption of the consent agenda. Commendations & Proclamations - Councilman Carazi read a proclamation designating November 14, 2025, as World Diabetes Day in Franklin Township. The proclamation cited that more than 38 million Americans are living with diabetes, approximately 1.2 million are diagnosed each year, and diabetes is the eighth leading cause of death in the United States. The proclamation was presented to Linda Powell of the Advisory Board of Health, who said nearly 60% of her kidney failure patients are affected by diabetes. Upcoming Events & Announcements - The Veterans Day ceremony will be held Tuesday, November 11, at 10:30 a.m. inside the council chambers, with coffee and donuts served; Colonel Jonathan Hart, a descendant of the first U.S. Army chaplain, will serve as chaplain. - A NJDEP virtual hearing on air permits for the Transco NESI pipeline project is scheduled for Thursday, November 13, 5:30–9:30 p.m.; registration is available through the township website. - Other announced events included a Friendsgiving dinner at the Youth Center on November 19, 4–6 p.m.; a First Baptist Church Thanksgiving giveaway on November 15; a Somerset County SNAP food distribution drive-through on November 15 at 411 Chimney Rock Road, Bridgewater; an early Thanksgiving meal at CJCC; Assemblyman Danielson’s winter clothing drive through January 16; the Franklin 250 passport program; and the new ability to text 911 for emergencies. Public Comments & Testimony - Linda Powell (22 Buffer Drive) congratulated re-elected officials but expressed dismay at the November 7 approval by New York and New Jersey of water quality permits for the NESI pipeline. She said the past nine years of opposition had not changed the project and that the climate has worsened. She urged residents to register for the November 13 NJDEP air permit hearing and said the community must “stand up to the bullying and blackmail” from the federal government. She also presented a draft resolution on the Immigrant Trust Act, which she said would be stronger than the council’s earlier Immigrant Trust Directive and would allow local law enforcement, schools, courts, and hospitals to refuse to do ICE’s work; she described some federal actions as “immoral kidnappings.” - Javon Walker (15 Kune Street) asked whether the township could do anything locally to allow minors to obtain restraining orders, citing the recent deaths of two high school girls in Cranford and a change.org petition. The township attorney responded that domestic violence restraining orders are governed by state statute, municipalities cannot supersede state law, and juveniles are covered under separate child abuse statutes, so any change would require action by the state legislature. Council Comments & Reports - Councilman Carazi reported on the township food bank, saying about 10,000 residents depend on it, usage is up 25% over last year, and the food bank recently purchased $50,000 in food to meet demand. - Councilman Anbarasan warned residents about cryptocurrency scams after a resident was victimized, and announced that a friend had pledged $1 million toward building a YMCA in Franklin. - Councilwoman Francois highlighted the Veterans Day breakfast, the upcoming Friendsgiving dinner, and congratulated re-elected colleagues. - Councilman Vasanella discussed sidewalk projects, a public works review of the self-sustaining convenience center, and the Bartha Woods “mini reforestation” project expected to move to planting in spring 2026. He also noted a Somerset County $40 farmers market voucher program for seniors 60 and older. - Councilman Pataznik congratulated Governor-elect Mikie Sherrill, reiterated opposition to the NESI pipeline, and reported that a regional stormwater grant was secured through Montgomery Township and the Watershed Institute. - Councilman Wright called for public education on open space and affordable housing, proposing a town hall with redevelopment contractors; he also supported more sidewalks. - Deputy Mayor reported on road paving carryovers, the NESI hearing, food assistance events, the winter clothing drive, restaurant week, and scam-prevention education. - Mayor Kramer announced that 911 texting is now available, honored the Marine Corps’ 250th birthday, described the Franklin 250 passport program, and said he is not running for Congress. Discussion Items - Proposed Township Council Meeting Schedule: Although the agenda listed the item as the “Proposed 2025 Township Council Meeting Schedule,” the discussion focused on the January 2026 reorganization. Council considered January 1, January 6, or Saturday, January 3. Councilwoman Francois noted that five people would be sworn in and that a Saturday would allow more family and community participation. Council agreed to hold the reorganization/swearing-in on Saturday, January 3, 2026, at 1 p.m., with the next regular meeting on January 13; a resolution adopting the calendar will be brought to the next meeting. - CY2025 Best Practices Inventory: Township Manager Bornlocker explained that the state-required inventory has roughly 70 questions tied to state aid. The 2025 requirement was 32 points and Franklin achieved 39.5, preserving full state aid. A council member asked about the township’s electric vehicle procurement policy; the manager confirmed the current answer was “no” but said a formal policy could be considered. No vote was required. Ordinances on Introduction & First Reading - Ordinance No. 4485-25, amending Chapter 226 (Vehicles and Traffic) to prohibit parking at all times on Brookline Avenue, was introduced unanimously. The township manager said the change was requested by the Sewage Authority to ensure access to its pump station. A public hearing and final adoption are scheduled for Tuesday, November 25, 2025, at 7 p.m. - Ordinance No. 4486-25, accepting a pump station and utility infrastructure easement from Princeton Route 27, LLC for Block 5.02, Lot 53 (ZBA-24-00015), was introduced unanimously. Councilman Anbarasan explained it would connect the township to American Water at the southern end of town, improving water supply and saving money. A public hearing and final adoption are scheduled for Tuesday, November 25, 2025, at 7 p.m. Consent Calendar - The minutes of the October 28, 2025, work session/regular meeting were approved unanimously. - Warrants totaling $3,127,704.77 for November 10, 2025, were approved unanimously. - The consent agenda, listed as items A through Q, was adopted unanimously. Notable resolutions included tax title lien redemptions; refunds of tax, water, and escrow overpayments; water charge adjustment for a hardship leak at 12 Boyard Court ($1,100.38); release of inspection escrows for Franklin Blvd. Commons and RPM Development; one-year extension of the Republic Services convenience/recycling center contract not to exceed $75,000; award of an Axon ALPR license and integration contract not to exceed $37,800; award of a Ferguson Water Works water department supplies contract not to exceed $800,000 per year; a housing rehabilitation contract at 25 Brook Street for $25,100; authorization for the Township Clerk to attend the IIMC conference in Reno, Nevada, May 16–21, 2026; certification of the CY2024 audit and corrective action plan; stormwater maintenance agreements with Millstone Valley Fire Department and Rutgers Preparatory School; and special event permits for Players Development Academy soccer events on November 22–24 and November 28–30, 7:30 a.m.–6:30 p.m. Key Outcomes - World Diabetes Day was proclaimed for November 14, 2025. - Council selected January 3, 2026, at 1 p.m. for reorganization/swearing-in and scheduled the next regular meeting for January 13, 2026. - Ordinances No. 4485-25 and No. 4486-25 were introduced on first reading; public hearings and final adoption are set for November 25, 2025. - The October 28, 2025, minutes and $3,127,704.77 in warrants were approved. - The full consent agenda was adopted unanimously. - There were no ordinances on second reading, no separately voted resolutions, no old business, and no executive session; the meeting adjourned after the routine motions.