Public Meetings - Franklin Township, New Jersey

The Franklin Township Planning Board convened on September 3, 2025, at 12:30 PM to consider routine approvals, a master plan amendment, a zoning ordinance, and a site plan application for a proposed shopping center. The meeting included approvals of prior minutes, a resolution for the Pathways & Trails Plan, a minor subdivision, and an ordinance to rezone residential properties. A public hearing on the NPH Real Estate LLC shopping center application was continued to November 5, 2025, after board members expressed concerns about the site layout and requested further design revisions. Consent Calendar - Minutes – Approved the regular meeting minutes of July 16, 2025 (voice vote: Theodore Chase, Robert LeCourt, Shaw Keller, Maheer Rafique, Robert Thomas, Chairman Orsini in favor; Mark Dancy recused) and August 6, 2025 (voice vote: Theodore Chase, Maheer Rafique, Robert Thomas, Chairman Orsini in favor; Shaw Keller and Robert LeCourt recused). - Pathways & Trails Plan – Approved a resolution adding the Pathways & Trails Plan as an addendum to the Master Plan. Vote: 7-0 (Theodore Chase, Robert LeCourt, Shaw Keller, Maheer Rafique, Robert Thomas, Mark Dancy, Chairman Orsini). - Catalent Pharma Solutions, LLC Minor Subdivision – Approved a fully compliant minor subdivision splitting a large lot on Schoolhouse and Elizabeth roads into two lots, subject to Technical Review Committee conditions. Vote: unanimous (Maheer Rafique, Robert Thomas, Chairman Orsini). Public Comments & Testimony - General Public Comments – The board opened the floor for general planning comments; no members of the public spoke. - Public Comment on NPH Real Estate LLC Application – Carol Schmidt of 395 Windfall Lane, Somerset, opposed the proposed shopping center, citing traffic concerns, existing vacant retail space nearby, and the proximity to a 55+ community and the Onyx warehouse development. Chairman Orsini noted that the board cannot deny a permitted use based on market saturation but invited comments on the site plan itself; Ms. Schmidt did not elaborate further. Discussion Items - Ordinance 4474-25 – Rezoning General Business Parcels to R7 – Board member Mark Dancy explained that the ordinance re-zones several small residential parcels currently zoned General Business (highway-oriented commercial) to R7 Residential, consistent with the master plan recommendation dating to 2007. The change aligns these parcels with the zoning of surrounding neighborhoods and prevents incompatible commercial uses. The board unanimously endorsed the ordinance (vote: 7-0) and then unanimously approved a resolution memorializing that endorsement. - NPH Real Estate LLC (PLN-24-00005) – Preliminary & Final Major Site Plan with Variances – Applicant seeks to construct a 24,670 sq ft shopping center at 390 Davidson Avenue (Block 502.01 Lot 57.01), consisting of a single-story retail building (4,700 sq ft) and a two-story mixed-use building (retail + office, 20,000 sq ft). Variances requested: parking (90 required, 86 proposed), drive aisle width (26 ft required, 25 ft proposed), and sign setbacks (20 ft required, 10 ft proposed). Since the May 2025 hearing, the applicant shortened the buildings, shifted them 10 ft away from New Brunswick Road, relocated amenity areas, and reduced the parking deficiency from 21 to 4 spaces. Board members expressed concerns about the site layout, particularly the buffer along New Brunswick Road and the preservation of mature trees along Davidson Avenue. Chairman Orsini and others suggested an L-shaped building configuration to improve landscaping and reduce parking visibility. Board planner Mark Dancy offered to meet with the applicant and township engineer to sketch a revised concept. The applicant agreed to continue the application to November 5, 2025, with no further notice required, and will coordinate with board professionals. Key Outcomes - Ordinance 4474-25 – Unanimously endorsed by the board (7-0) and memorialized by resolution (7-0). - Davidson Properties LLC (PLN-23-00007) – Application for a 35,510 sq ft warehouse at 230 Davidson Avenue was carried to November 5, 2025, without further notification. - NPH Real Estate LLC – Hearing continued to November 5, 2025, at 7:30 PM in the same room. The board granted an extension of its decision deadline through November 2025. - Public Comment – One resident voiced opposition to the NPH application; the board acknowledged the concerns but noted the use is permitted by zoning.

The Franklin Township Council held a work session and regular meeting on August 12, 2025, at 7:00 p.m. The meeting included public comments on senior center improvements, emergency response times, a proposed animal ordinance, and property tax increases. Council discussed and acted on multiple ordinances, resolutions, and appointments. Consent Calendar - Warrants approved: $10,608,716.62 for August 12, 2025. - Consent Agenda adopted: 47 items (Resolutions 25-316 through 25-362) including tax lien redemptions, refunds, contract awards, grants, special event permits, and lease extensions. All passed unanimously. Public Comments & Testimony - Senior Center Improvements: Diane Harris (4 King Road, Parkside Senior Citizen Club), Agnes Kulu-Banya (165 Columbus Drive), and Joyce Lee (36 Timberhill Drive) described unmet needs: curb cuts, painting, kitchen renovations, landscaping, benches, lighting, and lack of free lunches. They expressed frustration with broken promises since 2022. - Emergency Response: Karen Newman (56 Bryant Court) detailed the death of her husband Jonathan from cardiac arrest at Canal Walk on March 14, 2025. She cited delays in police response, improper CPR, and late AED use. Jan Brandt (22 Bryant Court, a nurse) recommended “Jonathan’s Law” requiring AED and CPR training in senior communities. - Cat Colony Ordinance (4471-25): - Opposed: Danielle Reiss (78 Tumble Falls Road, Tabby’s Place), Laurie Stagneto (animal advocate), Jane (142 Bennington Parkway). They argued a feeding ban is cruel, discourages trap-neuter-return (TNR), and increases nuisance behaviors. - Supported: Rob Johnson (15 Martin Street) and Valerie Martelli (41 Crabapple Lane) thanked the council for addressing cleanup costs and health concerns. - Bill Connell (25 Spring Street) opposed, citing wildlife attraction (raccoons) and impractical enforcement. - Property Taxes: Young So (128 Selby Court) reported a 22.8% tax increase and questioned the hike. Javahn Walker (15 Kuhn Street) asked how to challenge assessments and sought appointments to committees. Mayor Kramer and Township Attorney Rainone explained the breakdown: the municipal portion rose 2.6% (only $24.51 of So’s increase), with most increases due to school levy (+10.7%) and assessment changes. - Ranked Choice Voting: Alex Clark (396 Hamilton Street) and Bill Connell (25 Spring Street) supported exploring ranked choice voting, correcting misconceptions about cost and efficacy. - Other: Benjamin Guy (35 Patton Drive) asked about use of surplus and cannabis application fees (Acting Manager Dominach confirmed no local applications). Elorm Ocansey (67 Alcorne Street) sought appointment to the Hamilton Street Advisory Board. East Franklin Fire House read a letter from Chief Krushinski proposing the vacant First Aid Squad building be used for firefighter housing. Discussion Items - Senior Center: Councilman Kharazi (liaison) listed $889,500 in recent improvements (new roof, carpet, doors, boiler, generator) and said curb cuts, painting, kitchen renovations, and benches are scheduled. He offered to follow up. - Taxes & Budget: Mayor Kramer displayed a spreadsheet (available at TinyURL.com/FranklinTax2025ez2) showing that council-controlled taxes rose only 2.6% ($24.51 for a typical home). He argued the system is regressive and supported Resolution 25-364 to push for property tax-based school funding reform. Several council members echoed this, noting the school board’s 10.7% levy increase. - Cat Ordinance: Council postponed detailed discussion until second reading on September 9, 2025. - First Aid Squad Building: Mayor Kramer stated the property is being acquired (Ordinance 4473-25) and use is undecided. Councilman Vassanella noted potential for volunteer firefighter housing. - World Cup Broadcast: Councilman Anbarasan mentioned a meeting with a local church about hosting a broadcast; costs are being evaluated. - Other Reports: - Deputy Mayor Uddin: Planning Board met on B9 warehouse with 30 conditions; next step is court review in September. Issued updates on NJDOT grants and NESE project hearing on September 10. - Councilman Onyejiaka: Requested speed bumps on Westminster Road and parking fixes in Glen Townhouse area. - Councilman Wright: Community garden at Parkside is being maintained by a new team; market-rate, affordable, and voucher housing plans are awaited from RPM. Key Outcomes - Ordinance 4472-25 (Police appointment requirements): Adopted on second reading (unanimous). - Ordinance 4471-25 (Animals and cat colonies): Introduced on first reading; public hearing set for September 9, 2025 (unanimous). - Ordinance 4473-25 (Acquire property from First Aid Squad): Introduced on first reading; public hearing on September 9, 2025 (unanimous). - Ordinance 4474-25 (Rezone GB to R-7): Introduced on first reading; public hearing on September 30, 2025 (unanimous). - Resolution 25-364 (Letter to State Legislators on Tax Reform): Adopted (unanimous). - Resolution 25-365 (Special Event Permit for Week of the People): Adopted (unanimous). - Appointments: Javahn Walker appointed to the Youth Services Commission/Alliance Against Drug Abuse for an unexpired term (acclamation). Other appointments deferred to September for further review. - Executive Session: Authorized to discuss potential open space acquisitions (West Point Avenue and Brenner Property) and litigation (SHI International).

The Franklin Township Board of Adjustment met on August 7, 2025, to approve six consent resolutions, hear a sign variance application for Jersey Mike's at 1165 Route 27, and consider a D-1 use variance for a cannabis dispensary at 1695 Amwell Road. The sign variance was approved with conditions, while the cannabis dispensary application was denied. Consent Calendar - Minutes: Regular meeting of June 19, 2025, approved unanimously. - Resolutions: The board approved six resolutions for: Hetal Patel (ZBA-25-00012), Mohammad Butt (ZBA-25-00011), Anya James (ZBA-25-00010), Michele & Ian Fernandez (ZBA-24-00023), EH Somerset LLC (ZBA-25-00005), and 13 Essex E Orange LLC (ZBA-24-00018). All votes were unanimous. - Carried Hearing: Application 655MIZ, LLC (ZBA-24-00020) for a 30,917 sq. ft. addition at 655 Howard Avenue was carried to September 4, 2025, with no further notification. - No Show: Applicant Jeffrey Dunham (ZBA-25-00018) for a pool and detached garage at 127 Van Cleef Road did not appear; must reschedule and renotice. Public Comments & Testimony For JAT Two LLC (Jersey Mike's sign): - Resident Benjamin Guy (35 Pattern Drive) argued that employing people and supporting the local economy is more important than minor sign compliance, and the board should help the business succeed. For Hound Town 543 Inc. (cannabis dispensary): - Greg Starr (5 Darby Road, resident since 1981) opposed the dispensary, stating cannabis is a dangerous drug that impairs judgment, causes psychosis, increases auto crashes and hospitalizations, and does not fit the historic nature of Middlebush. He also claimed it would decrease property values and noted that other dispensaries are only minutes away. - William Moore (4 South Grosser Place) opposed, citing the residential character of the area, proximity to a school, library, community gazebo, and a federal post office, and arguing it is a bad location. - Anthony Walker (15 Darby Road, resident since 1982) expressed concerns about safety for pedestrians using walkers, school proximity, and potential consumption of products in nearby public spaces. He noted the existing traffic congestion on Amwell Road. - Helene Garcia (31 Academy Road) asked about hours (10 a.m. to 9 p.m. weekdays, shorter Sundays) and security, and worried about conflicts with school traffic and houses of worship. - Willie Jones (3 Stir Away) supported the dispensary, arguing that other dispensaries have been approved near schools and churches without issues, so the same fairness should apply. - Steve Boxer (5 South Carlos Place) criticized the applicant for not addressing the school proximity in their presentation and noted serious accidents on Amwell Road. - Benjamin Guy (35 Pattern Drive) spoke again, pointing out that the town received 49 cannabis applications and approved 22, with three already closed. He argued that concerns about schools should have been raised with the council, and that the business owner should not be penalized for the town's lack of restrictions. - Jacob Hasner (owner of Corner Deli at the site, also lives in the apartment above) supported the dispensary, stating he does not foresee issues with parking or traffic, and that extra traffic would benefit his business. - Valerie Northy (127 Sunnyvale Court, former school employee and co-chair of the stigma free council) supported the dispensary, noting that students already walk near dispensaries on Hamilton Street and that stricter ID checks at dispensaries make them safer than liquor stores. - Tom Armstrong (127 Sunnyvale Court) defended the site location, stating cannabis is an agricultural crop and that neither the state nor township imposed sensitive-use restrictions, so the applicant should not be held to a higher standard. Discussion Items JAT Two LLC – Sign Variance for Jersey Mike's (1165 Route 27): The applicant sought three C variances for a wall-mounted sign on the Veronica Avenue side of the building: location (no entrance on that side), size (41.8 sq. ft. vs. permitted 30), and vertical dimension (3.58 ft. vs. permitted 3 ft.). Testimony from owner Jesse Allen, sign expert William McCarrick, and planner Kevin O'Brien indicated that the lack of signage on Veronica Avenue caused delivery drivers and customers to miss the store, leading to 18% underperformance in sales and 30% of business from digital orders being lost. The sign would improve visibility from 40 mph traffic. The board’s attorney (Mark Healy) cautioned against granting size relief, citing fairness to other businesses that complied with the 30 sq. ft. limit. The board split the vote: location variance passed 7-0; size/height variance passed 4-3 (with Richard Prokanek, Basim Verdas, Gary Rosenthal, Robert Shepard – no; Kunalakia, Shapindu Singh, Chairman Thomas – yes). The motion to approve all three variances carried. Hound Town 543 Inc. – D-1 Use Variance for Cannabis Dispensary (1695 Amwell Road): The applicant requested a use variance to operate a Class 5 cannabis retail dispensary in an R-20 zone on a pre-existing non-conforming site with a deli, bike shop, and apartments. Owner Gary Burnett (Franklin Township resident for 15+ years) emphasized his healthcare background, community focus, and state licensing. The dispensary would occupy 674 sq. ft. of the bike shop space, with no changes to the building footprint. Traffic engineer Rihanna Kirchhoff projected peak hour trips of 19 (below 100 threshold for a full study) and adequate parking (19 spaces vs. 12 required, with 8-space demand). Architect Marcus Rosenau described minor interior modifications and compliant signage. Planner Kevin O'Brien argued the site is particularly suitable due to its 100-year commercial history, that the use is permitted by the state and township (with 18 allowed), and that it would bring jobs and revenue. Public opponents cited proximity to Samson G. Smith School, traffic, parking, and safety. Supporters noted absent state/township restrictions and other dispensaries near schools. The board voted 4-3 in favor (Shepard, Kunalakia, Singh, Chairman Thomas – yes; Prokanick, Verdas, Rosenthal – no), but the motion failed because a use variance requires a supermajority (minimum 5 votes). The application was denied. Key Outcomes - JAT Two LLC (ZBA-25-00016): Approved. Granted three sign variances (location, area, vertical dimension) for a wall-mounted Jersey Mike's sign at 1165 Route 27. Vote: 7-0 on location, 4-3 on size/height. Sign must match the design shown in the hearing. - Hound Town 543 Inc. (ZBA-25-00015): Denied. The D-1 use variance for a cannabis dispensary at 1695 Amwell Road received 4 yes and 3 no votes, failing to meet the supermajority requirement. The motion included conditions: hours of operation 10 a.m.–9 p.m. Monday–Saturday, 1 p.m.–6 p.m. Sunday; no special events; signage limited to as depicted. - Jeffrey Dunham (ZBA-25-00018): No action; applicant absent. Must reschedule and renotice.

The Franklin Township Planning Board convened on August 6, 2025, under the Open Public Meetings Act. The meeting began with roll call and approval of minutes. The main agenda items were the adoption of a resolution for HSU Property Holdings, LLC and a court-ordered discussion of conditions for the B9 Schoolhouse Owner, LLC warehouse application. After hearing from the applicant's attorney, the intervenor's attorney, and limited public comments focused on conditions, the board voted 4-1 to adopt the 30 conditions recommended by staff. Consent Calendar - Minutes Approval: The regular meeting minutes from June 18, 2025, were approved unanimously (5-0). - Resolution – HSU Property Holdings, LLC (PLN-23-00014): A resolution was adopted unanimously (5-0). No further details were discussed. Discussion Items - B9 Schoolhouse Owner, LLC (PLN-22-00011) – Consideration of Conditions of Approval: This item came by way of a remand from the Superior Court, which reversed the board's prior denial and ordered the board to impose reasonable conditions. The board's attorney, Mr. Bernstein, clarified that the board was acting under court order, not voluntarily. The applicant's attorney, Peter Landford, objected to opening the public hearing on conditions and specifically opposed conditions 11 (regarding a post-application ordinance) and 22 (restricting H-use under the Uniform Construction Code). He stated the applicant agreed to 28 of 30 staff-recommended conditions. The intervenor (Citizens Warehouse Action Group) attorney, Michael Gann, proposed three additional conditions: (1) linking the site to any adjacent development would require a major modification, (2) requiring soil testing to be redone in January–April per stormwater rules, and (3) specifying that no work commence until all approvals are received. Mr. Bernstein advised against adding these conditions, noting they are either already addressed in litigation or belong before the zoning board. Chairman Orsini stated that public comments would be a courtesy and would not alter the staff recommendations. Public Comments & Testimony - Applicant's Attorney (Peter Landford): Objected to public participation and opposed conditions 11 and 22. He argued 11 is redundant and violates the time of application rule; 22 was never agreed to and relates to construction code rather than land use. - Intervenor's Attorney (Michael Gann): Proposed three conditions noted above; argued the board should include them to address interrelated projects and stormwater concerns. - Anthony Riccio (resident, Canal Walk): Proposed a condition requiring actual truck traffic counts after construction to validate traffic impact. - Vikram Bhargava (resident, Canal Walk): Requested four conditions: no shared access with adjacent warehouses, a physical barrier, noise limits at 70 dB, and a strict construction timeline. Many requests were ruled beyond board jurisdiction. - Ivy Roberts (resident, Canal Walk): Expressed concern over conditions 2 and 15 about outside agency approvals potentially stalling construction. - Vimal Sudhani (resident, Canal Walk): Requested a $10 million bond for tree replacement; attorney noted landscaping bonds are standard. - Frank Bitteto (resident, Canal Walk): Asked about noise mitigation for truck backup alarms; told that noise ordinances apply. - Bhambraj Maheshwari (resident, Somerset): Suggested surveillance cameras to monitor truck traffic and penalties for exceeding limits; board stated they cannot impose fines. - Dr. Stephen Brandt (resident, Somerset): Emphasized health risks from noise for elderly residents; urged keeping condition 11 (noise ordinance) despite applicant's objection. - Jeffrey Green (resident, Canal Walk): Recommended that leases prohibit hazardous materials; board responded it cannot dictate business contracts. - Michael Brien (resident, Canal Walk): Proposed emission standards and anti-idling conditions; board noted state law and jurisdictional limits. - Wendy Park (resident, Canal Walk): Asked for air quality monitors near residences; board ruled beyond its purview. - Brad Ferenz (resident, Canal Walk): Supported retaining conditions 11 and 22. - Shauna Collidge (resident, Somerset): Asked about emergency plans for chemical spills; board said it is a township building plan matter. - Roberta Henry (resident, Canal Walk): Questioned diesel fumes as hazardous and asked about Somerset County Health Department approvals; board noted conditions require future compliance. - Harish B. Dev Lamb (resident, Canal Walk): Stated residents do not want the warehouse; chairman ruled comment out of order (not about conditions). - Nancy Byrne (resident, Canal Walk): Requested an air dispersion model; ruled not a condition. Key Outcomes - Vote on B9 Conditions: A motion was made and seconded to approve all 30 conditions as recommended by the Technical Review Committee (July 29, 2025). The motion passed 4-1, with Robert Thomas dissenting. (Members voting yes: Chairman Orsini, Theodore Chase, Mahir Rafi, [Councilman Barrison/Arsenal]; dissenting: Robert Thomas.) - Rejection of Additional Conditions: The board did not adopt the three conditions proposed by the intervenor, nor did it incorporate any new conditions suggested by the public. - Next Meeting Scheduled: The next regular meeting was set for September 3, 2025.

The Franklin Township Planning Board met on July 16, 2025, in regular session. The board approved two prior meeting minutes, discussed the mandatory stormwater regulation training, and held a continued public hearing on the 500 Atrium Drive warehouse application. No members of the public spoke during the general or application-specific public comment periods. Consent Calendar - Approved the May 21, 2025 regular meeting minutes; Charles Brown did not vote on this item. - Approved the June 4, 2025 regular meeting minutes; Mahir Rafik did not vote on this item. Discussion Items - The chair reminded board members that the required stormwater regulation video must be watched and the attestation form submitted by the first meeting in August. The township engineer explained that staff performs the full technical stormwater review under NJAC 7:8, covering water quality, quantity, recharge, and proposed best management practices. He distinguished stormwater waiver/variance applications from planning variances, noting that waivers require a mitigation plan and that Franklin Township has not received a stormwater waiver/variance application in his experience. - In response to board questions about non-recharging soils, the engineer stated that state soil maps and site-specific soil testing are used, and that type D soil areas may be exempt from recharge but still must detain stormwater. Public Comments & Testimony - The board opened and closed the general public comment period with no speakers. - The board opened and closed public comment specific to the 500 Atrium application with no speakers. Hearing: 500 Atrium LLC / PLN-23-00005 - Applicant 500 Atrium LLC, represented by Matt Flynn, presented a preliminary and final major site plan, minor subdivision, and associated variances to demolish the existing vacant office building and construct two warehouses totaling 145,673 square feet at 500 Atrium Drive (Block 468.01, Lot 21.07) in the B-I zone. The applicant stated the proposed use is conditionally permitted because of the zoning standards in effect when the application was deemed complete. - Site data included a 7.53-acre lot, existing impervious coverage of 77.5 percent, existing floor-area ratio of 0.64, and 585 existing parking spaces. The proposed plan includes two warehouse buildings of 72,213 and 73,460 square feet, 71 physical parking spaces plus 2 EV spaces, 9 loading berths per building, one drive-in ramp per building, and a central loading court. - The requested variances and waivers include impervious coverage of 75.27 percent versus the 60 percent maximum, a front-yard parking setback off the cul-de-sac, driveway width for the 65-foot truck-court driveway versus a 35-foot limit, the number/configuration of driveways, and a sidewalk waiver. - Professional engineer Craig Styers testified on existing and proposed site conditions, including off-site stormwater basins from the original subdivision, type D soils with no recharge, and the use of manufactured treatment devices to help achieve 95 percent total suspended solids removal for the canal. The applicant stated that because impervious coverage is being reduced, stormwater recharge is not triggered. - Architect Brian DeBarbieri testified that the buildings would be just under 50 feet tall with 40-foot clear heights, constructed of precast concrete panels, designed as sister buildings, with glass entrances, clerestory windows, LED lighting, and solar-ready roofs. - Board members asked the applicant to reduce impervious coverage further, with one member stating there was no justification for not meeting current standards on a cleared site and another suggesting the applicant work toward 70 percent coverage. Board members also requested preservation of existing trees along the cul-de-sac, enhanced front-yard landscaping and screening, real evergreens near the loading docks, updated color renderings and elevations, and a calculation of the fire-lane area added to impervious coverage. - The board discussed the sidewalk waiver, noting nearby applications had received waivers and that sidewalks add impervious surface; the applicant was asked to consider maintaining a two-percent grass strip along Atrium Drive. - The traffic engineer was not present, and the planner's testimony was deferred to the continued hearing. Key Outcomes - The 500 Atrium application was carried to October 8, 2025, at 7:30 p.m., with no further notification required because a hearing was held. The applicant agreed to extend the decision deadline to October 31, 2025. - The applicant was directed to revise the plans to address board and staff comments and to submit updated plans by approximately September 9, 2025, for review. - The board noted that the NPH Real Estate, LLC application (PLN-24-00005) is carried to September 3, 2025, with notification required, and has a decision deadline of September 30, 2025.

The Franklin Township Board of Adjustment held a public hearing on July 10, 2025, to consider application ZBA-24-00010 by IDI Logistics LLC for a D(1) use variance, preliminary and final site plan approval, and associated C 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 B-I zone. The meeting began at 12:30 PM (UTC) and included presentations from the applicant, professional witnesses, and public comment. The board unanimously approved the application with conditions, including the vacation of Executive Drive and roadway improvements. Consent Calendar - The minutes of the regular meeting of June 5, 2025, were approved by a vote of 6-0 (member Daughter, Nala Kia excused; Robert Shepherd and Peraz Khan could not vote). Public Comments & Testimony - Barbara Burns (resident, 79 Haverhill Place) questioned the truck route (expected to use I-287 exclusively), possibility of a truck stop (applicant stated none anticipated), 24/7 operations, number of trucks (depends on tenant), and impact on drinking water (applicant stated no known impact). - A later public commenter asked about the exit trucks would use from I-287 (exit 10/Easton Avenue) and expressed concern about traffic capacity at peak hours. Traffic engineer Elizabeth Dolan noted that overall volumes on Davidson Avenue are lower than historic levels and that road improvements would help accommodate trucks. Discussion Items - Applicant Introduction (Justin Burns, IDI Logistics): Burns described the project as a redevelopment of three vacant office buildings into a Class A warehouse. The building is 212,500 sq ft, built on a speculative basis (likely single tenant, designed for two). Key features: 130-foot truck court (industry standard), 40.6-foot truck driveway (variance for width), no signage variance requested, solar-ready and LEED certification planned. The applicant agreed to initiate the vacation of Executive Drive (a street serving only the property) as a condition of approval, and to accept roadway improvements at the Davidson Avenue/Executive Drive intersection. The applicant requested that if the street vacation is delayed, the variances for truck parking/loading on the front yard of Executive Drive remain adjudicated to allow construction to proceed. - Site Engineer (Alex Lemay, Bowler Engineering): Lemay presented the site plan, including 152 car parking spaces (exceeding minimum of 93), 39 loading docks, 22 trailer parking spaces, and two drive-up ramps. The site is 18.33 acres, with impervious coverage of 50.7% (below the 60% maximum, a reduction of 1.31 acres). Variances requested: loading areas within front yard setback (Executive Drive and I-287), driveway width (40.6 ft vs. 36 ft), and loading berth depth (130 ft vs. 147 ft required). The street vacation would eliminate the Executive Drive variances. The design includes a berm (4-5 ft) and extensive landscaping (441 trees planted, 295 required) to screen the building from Davidson Avenue and I-287. Lighting is dark-sky compliant. The applicant agreed to all board engineer comments (CME Associates, June 16, 2025) and planning department comments (May 9, 2025). - Traffic Engineer (Elizabeth Dolan, Dolan & Associates): Dolan presented a traffic impact study (May 2024) showing that the warehouse would generate 149 morning peak-hour trips and 136 evening peak-hour trips, using ITE parcel hub data (conservative estimate). This is a reduction of 50-90 peak-hour trips compared to the former office use. Daily truck trips estimated at 60. The signalized intersection at Executive Drive and Davidson Avenue would operate at acceptable levels of service (A/B on Davidson, B/C on Executive). She also analyzed the combined traffic from a proposed adjacent warehouse (Langan study) and found acceptable levels. The signal would be maintained during construction, and new poles/curbs coordinated. - Architect (Claudio Bretta): Bretta presented 3D renderings showing the building's aesthetic treatment (reveals, paint breaks, canopy) to reduce massing. Roof equipment will not be visible from grade. The building height is 45 ft (code allows 65 ft). - Planner (Paul Greigel): Greigel testified that the site is particularly suitable for the warehouse use due to its non-residential setting, proximity to I-287, three road frontages, and size. The proposed use meets 9 of 10 conditions (and all 10 if Executive Drive is vacated) under the township's draft warehouse ordinance (medium intensity light industrial). The use variance positive criteria are satisfied (public health, safety, welfare; sufficient space for appropriate uses). Negative criteria are met: no substantial detriment to public good, no adverse impacts on adjacent properties, and improvement over existing conditions. The C variances (parking/loading in setbacks, driveway width, loading berth depth) qualify under C2 criteria (benefits outweigh detriments) and C1 hardship due to the site's unique three frontages and environmental constraints. Key Outcomes - The board unanimously approved the D(1) use variance, preliminary and final site plan, and the required C variances for the warehouse (motion by Chairman Thomas, seconded by member Shepard, vote 7-0). - Conditions of approval: 1. The applicant must pursue the vacation of Executive Drive in good faith, cooperating with the township. If the street is vacated, the Executive Drive frontage variances become moot. If vacation is delayed but all other conditions are met, the applicant may proceed with construction permits and occupancy while continuing the vacation process. 2. The applicant must explore removal of the existing cul-de-sac pavement (Macadam) to reduce impervious coverage, subject to staff review and emergency management input. 3. The applicant must implement roadway improvements at the intersection of Davidson Avenue and Executive Drive, with details to be finalized during resolution compliance. The applicant expects a similar condition for the adjacent proposed warehouse application. 4. The applicant must add signage at the intersection indicating that trucks should not block traffic. 5. The applicant must work diligently to obtain a tenant for the building. - The board recommended that the township council proceed with the street vacation, as township staff noted the street serves only the applicant and should be privately maintained. - The board directed staff to draft a resolution memorializing the approval and conditions.

The Franklin Township Council met on Tuesday, June 24, 2025, at 7:00 PM in the Municipal Complex. Key actions included not awarding a contract for government energy aggregation due to insufficient savings and clean energy criteria, adoption of two ordinances (water rate increase and animal control fees), and endorsement of the Fourth Round Housing Element and Fair Share Plan. The meeting also featured public comments on the proposed NESiE pipeline, affordable housing, tax sales, and ranked choice voting. Consent Calendar - Approval of Minutes: The work session/regular meeting minutes of June 12, 2025, were approved. - Approval of Warrants: Warrants totaling $2,031,125.87 were approved. - The consent agenda (resolutions 25-267 through 25-288) was adopted en bloc, including: - Reappointment of Beverly Watson as Deputy Registrar. - Appointment of Marc Dancy as Alternate 1 to the Planning Board. - Authorization for out-of-state police training (NOBLE conference in Hollywood, FL). - Tax title lien redemptions. - Contract awards for DPW roof restoration ($294,640.05), UPS radio system ($22,261.03), replacement of three Convault gas tanks at DPW ($320,708.44) and one at Town Hall ($198,907.37), and audio system upgrade for courtroom ($30,000). - Special event permits for Shree Swaminarayan Satsang Mandal (July 9–13) and a charity bike ride (September 14). - Renewal of plenary retail consumption and distribution licenses for 2025-26. - Release of various performance guarantees and escrows. - Stormwater detention facility maintenance agreement for 789 Hamilton Street. - Approval of the 2025-2026 Hunting Program. - Authorization of fireworks displays at The Palace at Somerset Park in July 2025. Public Comments & Testimony - Linda Powell (22 Buffett Drive) spoke in opposition to the proposed NESiE pipeline project, detailing health risks from air contaminants, particulate matter, and synergistic effects. She urged continued community involvement. - Rob Peterson (66 Wilson Road) questioned recusals by Councilmembers Anbarasan and Potosnak regarding warehouse votes and perceived conflicts of interest. He called for transparency. - Javar Walker (15 Coon Street) thanked Michelle Peterson for help finding his missing grandfather, then proposed that tax sales be prioritized for Franklin residents and a first-time homebuyer program. He expressed concern about housing affordability. - Benjamin Guy (35 Patton Drive) applauded the workforce development program’s first cohort, urged the council to invite graduates to share their experiences. He asked about DPW infrastructure assessments following a water main break in his area, called for continued leadership on affordable housing, requested updates on the roadway improvement plan and community solar program, and encouraged the council not to become complacent. - Alex Clark (396 Hamilton Street) advocated for ranked choice voting, citing the recent Democratic gubernatorial primary where the winner received only 34% of the vote. He provided examples of low-percentage wins and asked for the council’s support for state bills S1622/A4042. - Beverly Lawson (2004 Amwell Road) criticized the council for not issuing a proclamation for veterans during June, stating that 17.6 veterans commit suicide daily and that the council failed to acknowledge their service. She also raised her application to join the Hamilton Street Advisory Board. Discussion Items - Government Energy Aggregation Bid: Lauren Alchler (Gable Associates) reported that a bid was issued on June 24 but no third-party supplier met the required criteria: at least 10% more renewable energy than state mandated levels and a minimum 5% savings for participants. The recommendation was to make no award but keep the bid open for 120 days to allow for refreshed bids. Council unanimously adopted Resolution 25-289 to not award a contract. - Council Responses to Public Comments: Mayor Kramer clarified his recusal was specific to one warehouse application (B9) and not all warehouses. Deputy Mayor Potosnak defended the council’s record on affordable housing and rejected the notion that the township is resting on its laurels. Councilman Anbarasan addressed property ownership allegations, stating he had recused himself appropriately and that all required financial disclosures are on file. - Affordable Housing Plan (Resolution 25-287): Vince Dominic, Economic Development Director, presented the Fourth Round Housing Element and Fair Share Plan. The plan addresses a present need of 268 units (via rehabilitation) and a prospective need of 659 units over 10 years. Four projects are identified: 260 Davidson Avenue (conversion of hotel to apartments), 347 Elizabeth Avenue (new construction), 606-610 Franklin Boulevard (senior affordable housing), and 315 Davidson Avenue (affordable housing). The plan will provide 722 total units, of which approximately 66% will be affordable—far exceeding the typical 20% set-aside. The Planning Board had already adopted the plan, and the council’s endorsement sends it to the court-appointed program administrator (Retired Judge Miller). Councilmembers praised the work and noted the township has been a statewide leader in affordable housing, with the ability to now choose among additional projects. Key Outcomes - Energy Aggregation: Resolution 25-289 was adopted (unanimously) to not award a contract; the bid remains open for 120 days. - Ordinance 4469-25 (Water rate and meter access): Adopted on second reading after public hearing. - Ordinance 4470-25 (Animal control fees): Adopted on second reading after public hearing. - Consent Agenda: All resolutions were adopted en bloc, including Resolution 25-287 endorsing the Fourth Round Housing Plan. - Old Business: Randy Jones was nominated and appointed to the Franklin 250 Committee (unanimous acclamation). - Adjournment: The meeting adjourned at approximately 8:52 PM (based on transcript end).

The Franklin Township Board of Adjustment convened on June 19, 2025, to handle routine approvals, discuss bylaw revisions regarding renotification for adjourned hearings, and hear a variance application. The board unanimously approved the minutes from April 3, 2025, a resolution for Sarino Tropeano & Susan Quilty, and a C variance for Hetal Patel. The board also expressed condolences for the passing of Cheryl Horvath's husband and excused her absence until October 1, 2025. The hearing for Manjit Singh & Ravinder Kaur was carried to September 4, 2025, with required renotification. Consent Calendar - Minutes: The board approved the minutes of the regular meeting of April 3, 2025, with a unanimous vote (Faraz Khan abstained). - Resolution: The board approved Resolution ZBA-25-00006 for Sarino Tropeano & Susan Quilty, with a unanimous vote (Basim Verdas abstained). Public Comments & Testimony - No public comments were made during the meeting. Discussion Items - Condolences and Leave of Absence: Chairman Thomas expressed condolences on behalf of the board for the death of Cheryl Horvath's husband. The board excused her absence until October 1, 2025, via a unanimous vote. - Bylaw Revisions for Hearing Adjournments: The board discussed proposed changes to the bylaws, following the planning board's lead, to require renotification to the public if an application is adjourned. The discussion referenced the Rutgers Plaza application as an example of a case that has been carried multiple times. - Manjit Singh & Ravinder Kaur (ZBA-24-00011): This application for a use variance and C variances to convert a repair garage into a convenience store at 339 Elizabeth Avenue was carried from June 5, 2025. The board rescheduled the hearing to September 4, 2025, and required the applicant to renotify the public per the proposed bylaw changes. - Hetal Patel (ZBA-25-00012): The applicant, Hetal Patel, sought a C variance to build a one-story addition (a bedroom) at 23 Sunflower Road, Somerset. The only deviation was impervious coverage: the proposal was 21.03% where the maximum is 20%. The applicant testified that the existing impervious surfaces (patio, pool area) were enjoyed for 16+ years and they worked with an architect to minimize the addition's impact. The board asked if reducing the deck could make up the 1% difference, but the applicant expressed a desire to keep the existing layout. No public testimony was heard. Key Outcomes - Approvals: - Minutes of April 3, 2025, approved unanimously (Faraz Khan abstained from voting). - Resolution ZBA-25-00006 approved unanimously (Basim Verdas abstained). - Hetal Patel's C variance application was approved unanimously with all present members voting yes. Chairman Thomas noted the small deviation but wished the applicant well. - Carried Application: Manjit Singh & Ravinder Kaur's application was carried to September 4, 2025, with required renotification. - Bylaw Changes: The board will consider formal bylaw revisions at a future meeting to require renotification for adjourned hearings.

The Franklin Township Planning Board met on June 18, 2025, at 12:45 PM to consider minutes, resolutions, and public hearings. Key actions included adopting an updated Trails and Pathways Plan and the Fourth Round Housing Element and Fair Share Plan, both as amendments to the Master Plan. All votes were unanimous. Consent Calendar - Minutes – Approved the regular meeting minutes of May 7, 2025. (Charles Brown abstained due to absence.) - IDIL Davidson LLC Extension of Time (PLN-23-00004) – Approved unanimously. - 789 Hamilton, LLC Extension of Time (PLN-20-00008) – Approved unanimously, based on counsel’s attestation. - Condemnation Redevelopment Area Resolution – Approved unanimously, based on prior discussion. Public Comments & Testimony No public comments were offered. The chair opened and closed the public comment period without speakers. Discussion Items - Trails and Pathways Master Plan Update (2025) – Tara Kenyon, Open Space and Sustainability Consultant, presented a comprehensive update to the 2008 plan. The plan inventories 68.91 miles of town trails (27.77 municipal) and makes 17 strategic recommendations. Highlights include new accessible surfaces, equitable development across wards, paint-blazing for wayfinding, and a focus on underserved areas. Board member Theodore Chase noted map-text discrepancies (e.g., Dun Gunther Trail connection to Van Cleef Road, Treptow/Martino bike lane ambiguity) and suggested clarifying notes. Charles Brown advocated for adding a study of the abandoned railway line (rails-to-trails), referencing successful projects like the Atlanta BeltLine. The chair and members emphasized incremental progress and cross-promotion of regional trails (e.g., Kingston Loop in South Brunswick). The plan was adopted with the understanding that Chase’s and Brown’s suggestions would be incorporated. - Housing Element and Fair Share Plan – Fourth Round (2025–2035) – Mika Apte (also known as Malta Kaapte) presented the plan. Franklin’s prospective obligation is 659 units, plus a rehabilitation obligation of 268 units. The plan meets the obligation through: - 260 Davidson Avenue – Rehab of an extended-stay hotel into 142 100% affordable units (1–3 bedrooms), plus 70 bonus credits (100% affordable, redevelopment bonus). - 347 Elizabeth Avenue – Conversion of a vacant office building into 200 inclusionary units (50% set-aside), yielding 100 affordable units plus 50 bonus credits. - 315 Davidson Avenue (Somerset Royal) – Inclusionary development of 260 units (50% set-aside), providing 130 affordable units plus 65 bonus credits. The site has wetland constraints but an LOI is in place. - Franklin Boulevard Senior Site – 120-unit age-restricted 100% affordable development (area in need of redevelopment designated earlier). Yields 12 credits (capped at 10% of obligation). - Third Round Surplus – 19 credits carried forward. - Rehabilitation – $15 million in the trust fund will support the county rehab program and affordability assistance (30% of fund). Board discussion: Charles Brown questioned vacancy at 260 Davidson (noted as “vacant” in materials, but he observed people there; Apte clarified it is for sale). Bob LeCourt raised concerns about site plan feasibility for Elizabeth Avenue (proximity to I-287) and Somerset Royal (flag lot, narrow bridge). The chair noted the plan was developed with input from the affordable housing subcommittee and minimizes total new units (850 vs. 2,500 under typical 20% set-aside). Peter Vignolo (counsel) explained that the obligation is to zone, not guarantee construction; if a site fails, it may be revisited in the next round. The plan was adopted unanimously. Key Outcomes - Trails and Pathways Plan – Adopted as part of the Master Plan with amendments to incorporate Chase’s and Brown’s suggestions. Unanimous vote. - Housing Element and Fair Share Plan (Fourth Round) – Adopted as part of the Master Plan. Unanimous vote. - Resolution Memorializing Housing Plan – Also adopted unanimously, to comply with the June 30, 2025 filing deadline. Next Steps - The Planning Board will next meet on July 9, 2025 (rescheduled from July 2 due to the holiday) and July 16, 2025. One meeting in August will precede the summer break.