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Record of Proceedings

Franklin Township Board of Adjustment Regular Meeting - February 6, 2025

Zoning Board of Adjustment — Thursday, February 6, 2025
BodyFranklin Township, New Jersey
SessionZoning Board of Adjustment
DateThursday, February 6, 2025
StatusFILED
Video Record
0:00 / 39:52

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:09

Of February 6, 2024, in accordance with the Open Public Meetings Act, PL 1975, Chapter 231, adequate notice of this regular meeting of the Board of Adjustment of the Township of Franklin has been provided.

0:28

Board members, applicant professionals, and members of the public.

0:33

Please speak directly into the microphones.

0:36

Keep your mouth very close to the microphone so people can hear you.

0:41

So that the recording secretary can properly process the minutes.

0:45

Applicants and professionals, please fill out the sheet on the table when you have completed your testimony.

0:53

Thank you.

0:57

Okay, I think now we start with uh Shabendu's uh swearing in.

1:03

I believe that was already done.

1:05

I just did.

1:06

Yeah, so we can just start the roll call.

1:08

All right.

1:08

Okay.

1:09

Uh then um we got to approve the minutes of uh I have to do the roll call first.

1:16

Oh, okay.

1:17

Uh Cheryl Bethia had oh there she is.

1:20

I was just gonna say she texts me saying she was running late, so Cheryl is here.

1:24

Let's give her a moment to get uh I marked her here.

1:27

Uh Rich Prokanek, Vasim Verdas, and Chairman Thomas asked to be excused this evening.

1:34

Alan Rich Gary Rosenthal.

1:37

Robert Shepard?

1:38

Here Paraz Khan Michael Dharty Kunala Kia.

1:43

I didn't talk to that Shapendu Singh?

1:49

Yeah.

1:53

So we are here.

1:54

Okay, you can do the minutes now.

1:56

Okay, so the first thing we need to do is approve the minutes from our regular meeting of February 9th, 2025.

2:06

January 9th.

2:07

January.

2:08

I'll move.

2:10

Second.

2:12

Second.

2:14

Uh Bob, did you second, right?

2:16

Bob Shepherd?

2:17

Did I?

2:17

No.

2:18

It's Alan Rich.

2:19

Alan Rich.

2:21

Okay, Cheryl Bethia?

2:23

Yes.

2:23

Gary Rosenthal?

2:25

Yes.

2:25

Michael Doherty.

2:27

Yes.

2:28

And that's all.

2:31

Okay.

2:34

Let's go, let's go, Bob.

2:36

Okay.

2:36

So then that's approved.

2:39

Now we are due to approve the minutes of the regular meeting of January 16th, 2025.

2:46

I'll move.

2:47

Second.

2:50

Cheryl Bethia?

2:52

Yes.

2:52

Alan Rich.

2:54

Yes.

2:54

Gary Rosenthal?

2:56

Yes.

2:56

Robert Shepherd.

2:58

Yes.

Discussion Breakdown — Share of Meeting
Land Development████████████████████████████████32%
Procedural████████████████████20%
Open Space████████████████████20%
Community Engagement█████████████████17%
Zoning Regulations███████████11%
Summary of Proceedings

Franklin Township Board of Adjustment Regular Meeting - February 6, 2025

The Franklin Township Board of Adjustment met on February 6, 2025, at 12:30 PM. The board approved minutes from two prior meetings, adopted resolutions for three previously heard cases, and conducted a public hearing on an application to eliminate a community garden requirement at a townhouse development. The meeting adjourned after granting the requested variance.

Consent Calendar

  • Minutes: Unanimously approved minutes from the regular meetings of January 9, 2025 (motion by Alan Rich, second by Bob Shepard; vote: 5-0) and January 16, 2025 (same motion and vote).
  • Resolutions: Three resolutions were adopted for the following cases, each with a 4-0 vote (members Cheryl Bethia, Alan Rich, Gary Rosenthal, Robert Shepard):
    • Andaaz Caterers, LLC / ZBA-24-00016
    • Princeton Route 27, LLC / ZBA-24-00015
    • Millstone Valley Fire Department / ZBA-24-00019

Public Comments & Testimony

  • No members of the public spoke for or against any agenda item.

Discussion Items

  • Application Manjit Singh & Ravinder Kaur (ZBA-24-00011) was rescheduled from tonight to April 3, 2025, with notice to property owners required.
  • Fleet Franklin, Inc. (ZBA-24-00022) – Applicant sought a C variance to eliminate a required community garden (6,542 sq. ft.) from a prior 2019 approval for The Grove at Somerset, a 34-unit townhouse development. The developer, Paul Schneier, testified that the homeowners association did not want the garden due to proximity to units, maintenance concerns, and desire for flexible open space. He noted the development already includes a gazebo and passive open space, and the garden area is currently maintained as lawn. The HOA board member, Aditya Makapardi, confirmed a survey of 24 of 34 units found 75% supported removal. The applicant's planner, Andrew Janu, argued the variance furthered the purposes of the Municipal Land Use Law by allowing the community to use the space flexibly for gatherings and passive recreation, with no detriment. During board discussion, members (particularly Mark Healy) clarified that a lawn area alone does not meet the ordinance's 400 sq. ft. per unit recreation requirement; therefore, a variance is necessary. They distinguished this case from a new development, noting the community's active request and lack of precedent.

Key Outcomes

  • Fleet Franklin, Inc. variance granted – Motion by Alan Rich (second by Bob Shepard) to approve the C variance allowing elimination of the community garden, leaving the area as maintained lawn. Vote: 7-0 (Cheryl Bethia, Alan Rich, Gary Rosenthal, Robert Shepard, Faraz Khan, Michael Dharty, and Shubhendu Singh). The board stated this does not set a precedent for future developments, as the variance was specific to an existing community's request.
  • Meeting adjourned – Unanimous vote.

Meeting Transcript

Of February 6, 2024, in accordance with the Open Public Meetings Act, PL 1975, Chapter 231, adequate notice of this regular meeting of the Board of Adjustment of the Township of Franklin has been provided. Board members, applicant professionals, and members of the public. Please speak directly into the microphones. Keep your mouth very close to the microphone so people can hear you. So that the recording secretary can properly process the minutes. Applicants and professionals, please fill out the sheet on the table when you have completed your testimony. Thank you. Okay, I think now we start with uh Shabendu's uh swearing in. I believe that was already done. I just did. Yeah, so we can just start the roll call. All right. Okay. Uh then um we got to approve the minutes of uh I have to do the roll call first. Oh, okay. Uh Cheryl Bethia had oh there she is. I was just gonna say she texts me saying she was running late, so Cheryl is here. Let's give her a moment to get uh I marked her here. Uh Rich Prokanek, Vasim Verdas, and Chairman Thomas asked to be excused this evening. Alan Rich Gary Rosenthal. Robert Shepard? Here Paraz Khan Michael Dharty Kunala Kia. I didn't talk to that Shapendu Singh? Yeah. So we are here. Okay, you can do the minutes now. Okay, so the first thing we need to do is approve the minutes from our regular meeting of February 9th, 2025. January 9th. January. I'll move. Second. Second. Uh Bob, did you second, right? Bob Shepherd? Did I? No. It's Alan Rich. Alan Rich. Okay, Cheryl Bethia? Yes. Gary Rosenthal? Yes. Michael Doherty. Yes. And that's all. Okay. Let's go, let's go, Bob. Okay. So then that's approved. Now we are due to approve the minutes of the regular meeting of January 16th, 2025.

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