Franklin Township Planning Board Meeting – November 6, 2024

The Franklin Township Planning Board met on November 6, 2024, at 7:30 PM at the Franklin Township Board of Education Campus. The meeting focused on the approval of two consent resolutions, the continuation of a hearing for the Macedonia Church of God in Christ International application, and the carrying forward of several other applications to future meetings. The board voted unanimously to approve the Macedonia Church site plan with conditions.

Consent Calendar

• Hamilton Street Holdings, LLC (PLN-24-00006): Approved by resolution. Vote: 8-0 (Councilman Inbarson, Mahir Rafik, and Chairman Orsini recused).
• Janssen Pharmaceuticals, Inc (PLN-24-00009): Approved by resolution. Vote: 8-0 (Sammy Shabon, Jennifer Ragnow, Rebecca Hilbert, Mark Dancy, and Chairman Orsini recused).

Public Comments & Testimony

• General Public Comments: The board opened the floor for general planning comments; no members of the public spoke, and the comment period was closed.
• Macedonia Church Hearing Public Comments: Two church members testified in support:
  • Catherine Owens (3 Victoria Drive, Somerset) – Expressed strong support, emphasizing the church's long history (over 70 years) and its role in the community. She stated the current building is an eyesore and the new church is needed for future generations.
  • Severina Edward (304 Dillion Court, North Brunswick) – A trustee board member, she detailed the church's community outreach programs (feeding, school supplies, anti-violence events) and noted that the current facility cannot accommodate weddings, funerals, or other events. She urged approval, noting that many members who contributed to the building fund have passed away.

Discussion Items

• Macedonia Church of God in Christ International (PLN-21-00022): Continuation of a hearing for preliminary and final site plan with C variances. The applicant proposes constructing a 4,800 sq. ft., two-story church at 30 Booker Street and 127, 131, 133 Fuller Street (Block 123, Lots 13-22) in the R-F zone.
  • Applicant's Testimony:
    • Architect Lawrence Johnson testified that the building was shortened from 80 ft to 75 ft, and the balcony seating (originally 60 seats) was eliminated. A permanent five-foot-high partition wall will be installed around the upper level walkway to prevent future seating. The sanctuary now has 183 fixed seats (unchanged), and the fellowship hall on the lower level has 90 seats. The parking requirement, as recalculated by board planner Healy, is 61 spaces for the sanctuary (based on one space per three seats) plus 30 for the fellowship hall, totaling 91 spaces. However, due to the balcony removal, the 60 spaces previously attributed to the balcony are eliminated. The site will have 36 on-site parking spaces (including three ADA spaces), plus a permanent parking easement for 25 spaces from RPM on Sundays (9:30 AM to 3:30 PM, plus Christmas). Overflow parking at PNC (revocable) is also available. The applicant agreed to provide two 14-passenger vans for member transport.
    • Planner Peter O'Brien testified that the church is an inherently beneficial use under state law. He listed requested C bulk variances for lot area, setbacks, height, impervious cover, and parking, along with design waivers. He argued that the existing 1948 church is obsolete, lacks ADA accessibility, and has poor stormwater management. The new building will meet modern codes, add landscaping, and improve parking safety. He concluded that the benefits substantially outweigh any detriments and that the application meets the goals of the master plan and municipal land use law.
  • Board Questions & Discussion:
    • Board member Mark Dancy raised concerns about the parking aisle width (24 ft vs. required 26 ft) and suggested reducing the building width by 4 ft to meet the requirement. The applicant objected, noting the board has often granted such variances. The board did not adopt this suggestion.
    • Board members debated the need for a permanent partition wall vs. a railing on the upper level. Board attorney Clarkin recommended a permanent wall to prevent future seating, and the applicant agreed. The wall will be 5 ft high but may be reduced to 4.5 ft to allow standing viewing while preventing seating. Dimensions and openings will be added to the plan.
    • Board member Ted Chase requested that the plans be revised to show the partition wall dimensions and openings.
  • Public Hearing: After testimony, the board opened the public hearing for cross-examination. The two church members spoke as noted above.

Key Outcomes

• Macedonia Church Application Approved: The board voted unanimously (10-0) to approve the application with conditions:
  1. Revised architectural plans to reflect the elimination of balcony seating, a permanent partition wall (with dimensions), and the removal of the "future seating" notation.
  2. A revised, irrevocable parking easement with RPM, subject to board attorney approval, with a clause requiring board approval for any modifications.
  3. Compliance with all staff reports and testimony, including buffering improvements (evergreen planting and a 6-ft fence along the west side to shield headlights from neighboring houses).
  4. Continued availability of the two 14-passenger vans.
  5. The fellowship hall will not be used simultaneously with the sanctuary and will not be rented to outside parties.
• Other Applications Carried:
  • ONYX 789, LLC (PLN-22-00017) – carried to January 15, 2025.
  • HSU Property Holdings, LLC (PLN-23-00014) – carried to January 8, 2025.
  • Rutgers Preparatory School (PLN-24-00010) – carried to December 4, 2024 (due to notification issues).
• Next Meeting: Scheduled for November 20, 2024 (as indicated at adjournment).

Note: The agenda listed a deadline of January 31, 2025 for ONYX and HSU, and November 30, 2024 for Macedonia; these deadlines were noted but not discussed further. The board's attorney will draft a formal resolution reflecting the conditions and testimony from all hearings.