Franklin Township Planning Board Meeting – February 19, 2025

The Franklin Township Planning Board convened on February 19, 2025, to review a major site plan application for a mixed-use building at 681-685 Hamilton Street. The board granted preliminary approval after extensive testimony and discussion, with conditions for final design revisions including enhanced buffering, parking space dimensions, and architectural refinements.

Consent Calendar

• Minutes: The board unanimously approved the minutes from the regular meeting of January 8, 2025. Members recused: Jennifer Ragnow, Robert Thomas, Rebecca Hilbert.
• Resolutions (all approved unanimously or by applicable vote):
  • Rutgers Preparatory School (PLN-24-00010) – approved (recused: Robert LeCourt, Shaw Keller).
  • Macedonia Church of God in Christ International (PLN-21-00022) – approved (recused: Shaw Keller, Robert Thomas, Rebecca Hilbert).
  • The Foundation of the Wilf Campus (PLN-22-00016) – approved (recused: Robert LeCourt, Shaw Keller).
  • Appointment of Planning Board Attorney (Clarkin & Vignola) – approved by voice vote.
  • Appointment of Special Counsel – approved by voice vote.

Public Comments & Testimony

• General Planning Comments: The board opened the floor for general planning comments; no members of the public spoke, and the comment period was closed.
• Hearing Public Comment: One member of the public, Carl Wright (139 Fuller Street, Somerset), addressed the Hamilton Street application. He expressed concerns about off-site stormwater runoff from adjacent properties and asked about light glare from headlights into neighboring homes. The applicant's engineer (Adnan Kahn) explained that the stormwater system would capture and treat runoff, reducing discharge by 50-100% depending on storm event, and that a 4-foot masonry wall with landscaping would block headlights. Mr. Wright also questioned on-site parking ratios and solar panel shading. He ultimately supported the project if improvements were delivered.

Discussion Items

• Hamilton Street Management LLC (PLN-24-00002) – Preliminary & Final Major Site Plan with C Variances:
  • Applicant seeks to construct a 4,605 sq. ft., 3-story mixed-use building with 4,605 sq. ft. of ground-floor commercial space and 18 apartment units (6 one-bedroom, 12 two-bedroom) on a 0.52-acre lot at 681-685 Hamilton Street (Block 218, Lots 1-9) in the HBD zone. 38 parking spaces (including 6 EV spaces) are proposed, with two variances: a parking lot setback variance (20 ft required vs. as low as 0.5 ft proposed) and a buffer variance (Schedule 6 screening width of 5 ft vs. limited space).
  • Architect (Ashraf Ragab, AIA): Presented Exhibit A1 (7 sheets). The design uses brick, cement fiber panels, and stone, and is consistent with HBD design standards. The building is similar to an adjacent approved project (789 Hamilton) but differs in colors, facade treatment, and unit layout. The board and planner (Mark Healy) raised concerns: the long metal screening wall along the parking lot appears “prison-like;” the corner architectural treatment (blank walls) does not meet HBD corner design standards; the building’s cantilevered portion on North Dover Ave. looks unorthodox. The applicant agreed to consider different colors and a revised fence design.
  • Civil Engineer (Adnan Khan, P.E.): Stated that off-site stormwater issues have been resolved with township engineer approval. He detailed parking analysis: 46 spaces required (14 commercial + 32 residential after EV credit), 38 proposed – resulting in an 8-space deficiency for commercial use. The applicant agreed to pay a fee-in-lieu for the 8 spaces. EV charging stations are clustered; the board suggested dispersing them. The engineer confirmed compliance with all agency reports except DNR and Somerset County (first-round comments pending); no variances from tree replacement ordinance.
  • Planner (John Tekina, PP): Testified that the project meets all HBD standards except for the two requested variances. For the buffer, he proposed reducing the sidewalk from 6 ft to 4 ft and shortening parking space depth from 18 ft to 16.5 ft to gain approximately 3.5 ft of buffer, which combined with a 4-foot masonry wall and landscaping (including “diamond-shaped” tree pits) would mitigate impacts. He argued the variance satisfies negative and positive criteria (special reasons: efficient land use, environmental improvements, and implementation of HBD goals). He supported preliminary and final approval, stating the board had sufficient direction.
  • Board Discussion: Chairman Orsini and members expressed overall support for the use but wanted to see final designs before granting full approval. Key concerns: insufficient buffering (0.5 ft) near residential neighbors, noisy metal screening, architectural monotony, corner treatment, and safety at the intersection (car speed on Hamilton Street). The board directed the applicant to come back with final plans incorporating: a 4-foot masonry wall with landscaping, reduced sidewalk/parking space dimensions, diversified building colors, revised fence, and efforts to tighten the intersection radii with Somerset County. The board’s planner (Mark Healy) indicated the C1 variance (hardship) might be weaker but C2 (benefits outweigh detriments) was satisfied.

Key Outcomes

• Vote on Preliminary Approval: Motion carried unanimously (8-0; member recusals changed per resolution). The board granted preliminary site plan approval with two variances: parking lot setback reduced to 0.5 ft (but requiring a 4-foot buffer via design changes) and buffer requirement satisfied by a 4-ft masonry wall and landscaping; parking space depth variance to 16.5 ft on affected spaces.
• Conditions for Final Approval: The applicant must submit revised plans addressing: enhanced screening/buffering (four-foot wall, landscaping, tree pits), parking lot screen redesign, varied architectural colors and materials, improved corner architectural treatment, relocation/orientation of EV charging stations, integration of safety measures at Bayer Avenue intersection, and compliance with all staff and agency comments. No new notice is required for the final hearing; the same PLN number will be used.
• Next Steps: The board will review the final plans at a future meeting (estimated within two weeks). The applicant’s attorney will receive a draft resolution for preliminary approval from Planning Board Attorney Peter.