Franklin Township Board of Adjustment Meeting - February 20, 2025

The Franklin Township Board of Adjustment held a regular meeting on February 20, 2025. The board addressed resolutions and several zoning applications, including variances for residential additions, a storage shed, a fence material change for a cell tower, and a major subdivision with a conditional use variance. All board members were present except Faraz Khan. The meeting adjourned at approximately 8:15 PM.

Resolution

• 2025 Zoning Board Attorney Appointment: The board unanimously approved a resolution appointing the zoning board attorney for 2025. Motion passed with all members in favor.

Discussion Items

• Jean Estephan / ZBA-24-00006 (435 Wheeler Place, Somerset): The applicant had constructed an addition without prior approval. The board voted to carry this application to March 6, 2025, with notification to neighbors required.
• Sherrie & William Schneider / ZBA-25-00003 (48 Emerson Road, Somerset): The applicants sought a C variance to build a 12ft x 24ft storage shed for a classic car and lawn equipment. The requested side setback variance was from 15 feet to 8 feet. The board discussed hardships: narrowing lot, slope, existing shed, driveway access. The application was approved unanimously (7-0) subject to standard conditions. A board member noted that the applicant must ensure building code compliance for fire separation between the shed and existing garage.
• Manu & Vidhu Goyal / ZBA-25-00002 (37 Julie Court, Somerset): The applicants sought a C variance to construct a 650 sq ft one-story addition (bedroom, bathroom, solarium) for her parents. The only variance needed was for impervious coverage, which would increase from the allowed 30% to approximately 33.4% (3.34% over). The addition will match existing materials. No drainage issues. The board noted that the environmental commission had suggested solar panels, but that does not require board approval. The application was approved unanimously (7-0).
• NYSMSA Limited Partnership d/b/a Verizon Wireless / ZBA-24-00021 (156 Cedar Grove Lane, Somerset): Verizon requested relief from a condition requiring a 10-foot composite fence around equipment compound at a previously approved (2017, amended 2020) 118-foot monopole cell tower. Verizon proposed a 10-foot chain link fence with green or earth-tone vinyl slats instead due to material unavailability. The board raised concerns about the original approval's validity (standard three years plus two one-year extensions may have expired) and whether the fence material change would affect security and aesthetics. No public comment. The board voted to carry the application to March 6, 2025, with no further notification needed, pending receipt of a legal opinion on the validity of the original approvals.
• Muslim Foundation / ZBA-25-00001 (45 & 47 Cedar Grove Lane, Somerset): The applicant requested a major subdivision to adjust lot lines between two existing lots (Lot 36.01 and 37.02) and a D3 variance from conditional use buffer standards for the school. The proposal would add roughly 2 acres to the existing 7.5-acre house of worship/school lot (creating a 9.6-acre lot) and leave a conforming 0.9-acre lot (40,000+ sq ft) for the existing dwelling. No new improvements except relocating a fence and removing a storage container. The board discussed the need for a buffer (ordinance requires 25-foot staggered tree buffer) and the applicant's justification: acquiring land for additional buffer, no current development. The applicant agreed to conditions: provide deed proving ownership of acquired land; any future development or changes to the wooded buffer area require board approval; hazard tree removal subject to existing tree ordinance. The application was approved unanimously (7-0).

Key Outcomes

• Resolution: Unanimous approval of 2025 zoning board attorney appointment.
• ZBA-24-00006 (Estephan): Carried to March 6, 2025, with notification required.
• ZBA-25-00003 (Schneider): Approved unanimously. Variance for side setback to 8 feet for a 12x24 shed.
• ZBA-25-00002 (Goyal): Approved unanimously. Variance for impervious coverage up to 33.4% for a 650 sq ft addition.
• ZBA-24-00021 (Verizon): Carried to March 6, 2025, without further notice, pending legal opinion on approval validity.
• ZBA-25-00001 (Muslim Foundation): Approved unanimously. Major subdivision and D3 variance subject to three conditions: proof of deed ownership, no development without board approval (except hazard trees per ordinance), and removal of existing storage container.