OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Franklin Township Zoning Board of Adjustment Meeting - November 20, 2025

Zoning Board of Adjustment — Thursday, November 20, 2025
BodyFranklin Township, New Jersey
SessionZoning Board of Adjustment
DateThursday, November 20, 2025
StatusFILED
Video Record
0:00 / 2:40:34

Transcript — Verbatim
0:39

In accordance with the open public meetings act PL 1975, Chapter 231, adequate notice of this regular meeting of the zoning board of the Tantrum of Franklin has been provided.

0:50

Board members, applicants, professionals, and members of the public, please speak directly into the microphone so our recording secretary can properly process minutes.

1:00

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

1:06

Thank you.

1:11

Okay.

1:17

Here.

1:19

Alan Rich.

1:20

Gary Rosenthal.

1:22

Here.

1:22

Robert Shepard.

1:23

Here.

1:24

FarazCon.

1:28

Kunalakia.

1:30

Here.

1:32

Oh, I forgot.

1:33

Uh Mr.

1:33

Singh also asked to be excused this evening, sorry.

1:36

And uh Chairman Thomas.

1:37

Here.

1:38

Uh no minutes, no resolutions in terms of discussion.

1:42

Uh we have a proposed revised zoning board of adjustment rules.

1:47

Uh you want to give us a quick summary and are we gonna be acting on it or is this tonight or uh yeah, well, it's up to the board if you want to act on it, but it you was it was given to you in your um in your submittal packet, so you know if you had a chance to review it.

2:03

But basically it's really two there's a a number of um you know minor editorial uh changes to the bylaws, but there's the two subsets substantive changes are uh the first one is regarding the um uh adjournment of hearings and whether an applicant needs to re-noce.

2:22

Um and this is language that the planning board recently put in their bylaws.

2:27

Basically, if an applicant comes before the board um and that meeting doesn't finish that evening, you can you know, as you normally do, you would notice to a certain date, um uh date and time and and place, and that would be that would that would satisfy the notice requirements.

2:42

They don't have to re-notice.

2:44

But we have we do have some uh situations a number of times when the applicant notices, then they for whatever reason don't appear before the board and it gets kicked and it gets kicked and it gets kicked.

2:55

Um, you know, technically, if you put it on the resolution, you know, it could satisfy the notice requirements, but the planning board, and I believe this board has voiced some concerns about that.

3:05

In those situations the applicant would be required to re-notice.

3:08

So you can't just kind of kick an application down the road.

3:11

Uh that's in essence the the purpose of that change that's on page nine of your bylaws.

3:17

Okay, that of course is to help the public know when so they don't lose track of when these hearings are are rescheduled for when they're when they're drawn out over a period of time and you know not happening.

3:32

Exactly.

3:32

And then the other one was and the other one is the use of technology.

3:35

So this is something that you know we have these four nice screens here that help the board review the applications, helps the public, uh, and also helps the um you know the pup the viewing public see the application and materials that are being presented to the board.

3:50

Uh we've had a policy of asking applicants to bring laptops so it could be shown up on the board.

3:58

Um so what we're proposing is in both the pl um uh suggesting that both the planning board and zoning board put it in their bylaws that if you're represented by professionals, you have a site plan application, architecturals, etc.

4:12

Come prepared to have them displayed on these screens so the board and the public can see you know what you're presenting to the board, not have you know the little boards down here that frankly not even the board can see.

4:24

So we're gonna put it in the bylaws, and frankly, it allows the chair to send them packing if they don't.

4:31

Okay, since those were uh generated uh in your online packet if uh if anybody would like to act on it on our motion.

4:43

And and Chair, just one last thing, just to make it clear too, with this last thing, Christine and I um we've already been putting it in our transmittals to the applicant, uh, but we're gonna make it clear to them that um you know, again, this is part of the bylaws.

5:02

This is the board's requirements, and again making it clear, so frankly, they should not be surprised if they show up with little two by three boards if you they get sent packing that evening that they've been well, you know, they've been informed and and you know they've been told ahead of time of that.

5:19

So we're gonna make it abundantly clear in our transmittals to the applicants.

5:22

Okay, anybody want to uh ask a question, any discussion, or want to offer a motion?

5:32

Uh I move that we uh accept uh the amended uh rules for the uh zoning board uh that were included with our package uh today.

5:44

Uh second.

5:46

Is this a roll call or I was just gonna ask Brian the same thing?

5:51

Is it just the um just do a voice everybody?

5:54

It can be everybody.

5:56

Okay, all in favor?

5:57

Aye.

5:57

Aye.

5:58

Opposed.

5:59

Okay, that motion is carried.

6:01

Those rules will take effect.

6:03

Next extension of time, Hawthorne management.

6:08

Good evening, Mr.

6:09

Chairman, and members of the board, Chairman Stahl, boards golden fully.

6:15

Can we get up to repeat that?

6:17

Uh well, I have to repeat that again, Mark.

Discussion Breakdown — Share of Meeting
Land Development████████████████████████████28%
Religious Land Use███████████████████19%
Engineering And Infrastructure███████████11%
Procedural█████████9%
Traffic Safety████████8%
Zoning Regulations██████6%
Environmental Protection██████6%
Economic Development████4%
Parking Management███3%
Summary of Proceedings

Franklin Township Zoning Board of Adjustment Meeting

Date: November 20, 2025

The Franklin Township Zoning Board of Adjustment held a regular meeting on Thursday, November 20, 2025. The board approved revised bylaws, granted a time extension for Hawthorne Management, LLC, unanimously approved a warehouse expansion application (655MIZ, LLC) after full testimony, and carried over a place of worship application (Tawheed Dawah Center) to February 19, 2026, after beginning testimony.

Consent Calendar

  • Roll Call: All members present except Mr. Singh (excused).
  • Minutes: None available.

Discussion Items

Revised Zoning Board of Adjustment Rules

  • Proposal: Two substantive changes: (1) if an applicant notices a hearing but does not appear, they must re-notice for future dates; (2) applicants with professional site plans must present materials digitally on the board's screens; failure may result in being sent home.
  • Outcome: Unanimously approved by voice vote. Rules take effect immediately.

Extension of Time – Hawthorne Management, LLC

  • Applicant: Hawthorne Management, LLC (represented by Jim Stahl).
  • Request: Extend approval to November 3, 2026, to complete resolution compliance and bonding.
  • Outcome: Unanimously approved (roll call: all ayes).

Public Hearings

1. JC IOS Acquisitions, LLC / ZBA-25-00020

  • Status: Carried to January 8, 2026, with no further notification needed. No testimony taken.

2. 655MIZ, LLC / ZBA-24-00020

  • Application: D(2) Use Variance, Preliminary & Final Major Site Plan with C Variances for a 30,917 sq. ft. addition to an existing 74,755 sq. ft. warehouse at 655 Howard Avenue, Somerset (Block 528.04 Lots 161.03,162,163.01, B-I zone). Total building after addition: 105,672 sq. ft. Addition includes 1,500 sq. ft. office space and four loading docks.
  • Key Witness Testimony:
    • Ellie Mizrahi (owner, BITEC): The business has grown organically and currently uses costly on-site trailers and third-party logistics for overflow inventory. The addition will eliminate trailer storage (improving safety and security) and allow vertical stacking up to 36-ft clear height. The expansion is necessary to consolidate operations and retain jobs in Somerset.
    • James Ward (engineer): The site plan reduces impervious coverage from 60.4% to 59.3% (below the 60% max). Parking reduced from 133 to 77 spaces (still exceeding the required 67). Variances requested for parking aisle width (24 ft vs. 26 ft), loading area depth (51.5 ft for one bay vs. required 110 ft), number of driveways (three vs. two), driveway width (50 ft vs. 36 ft), and a zero setback for one driveway.
    • Charles Deetz (architect): The new facade uses decorative block, stucco with score lines, and accent colors to improve aesthetics. The existing building will be repainted to match. The roof will be solar-ready.
    • Tom Burke (environmental): Site has ongoing groundwater monitoring for TCE/PCE from prior owner. The addition will not affect remediation; some monitoring wells may be relocated. The bioretention basin will be lined.
    • Sean Moranski (planner): The expansion meets D(2) criteria by reducing impervious cover, improving stormwater management, adding jobs (12-15 new positions), and enhancing the site's appearance. No substantial detriment to the zone plan.
  • Outcome: Unanimously approved (roll call: all ayes). Conditions include compliance with staff reports, truck size limited to WB50 (55 ft maximum), anti-idling signs, and installation of street trees.

3. Tawheed Dawah Center / ZBA-24-00017

  • Application: Amended Preliminary and Final Site Plan plus Relief of Conditions for a 19,350 sq. ft. place of worship at 630 South Middlebush Road, Somerset (Block 37.02 Lot 46.03, zone A). Previously approved for a different religious group with conditions limiting use.
  • Key Witness Testimony:
    • Anjum Razi (trustee): The center serves approximately 65-75 congregants currently, with five daily prayers (25-30 attendees weekdays, 75 on Fridays). No outdoor activities, no school, no rentals. The existing house will be used as imam residence. They commit to not exceeding the septic-system limit of 458 persons per 24 hours.
  • Public Comments:
    • Shaunak Mamawala (resident): Presented website information showing plans for a larger Islamic center (60,000 sq. ft. with gym and boarding school), challenging the credibility of the applicant's low attendance projections.
    • Steve Callahan (resident): Questioned the need for a large building for so few attendees.
    • Rajesh Sungri and Meha Sangween (residents): Voiced concerns about traffic and enforcement of occupancy limits.
  • Board Discussion: The board noted the discrepancy between stated attendance and building size. The attorney argued the building size was approved previously and only minor modifications were sought. The board requested the applicant to review the website information and be available for further questioning.
  • Status: Meeting ran past 10:00 PM; the application was carried to February 19, 2026, at 7:30 PM at 475 Demont Lane. Extension of deadline approved through that date. The traffic expert (Betsy Dolan) is to obtain a county statement on intersection improvements.

Key Outcomes

  • Unanimous approval of revised bylaws (voice vote).
  • Unanimous approval of Hawthorne Management time extension (roll call).
  • Unanimous approval of 655MIZ, LLC warehouse expansion (roll call) with conditions.
  • Carriover of Tawheed Dawah Center application to February19, 2026, with direction to address credibility concerns and obtain county traffic input.

Note: Meeting times approximate based on transcript. All votes were unanimous unless noted.

Meeting Transcript

In accordance with the open public meetings act PL 1975, Chapter 231, adequate notice of this regular meeting of the zoning board of the Tantrum of Franklin has been provided. Board members, applicants, professionals, and members of the public, please speak directly into the microphone so our recording secretary can properly process minutes. Applicants and professionals, please fill out the sheet on the table when you've completed the testimony. Thank you. Okay. Here. Alan Rich. Gary Rosenthal. Here. Robert Shepard. Here. FarazCon. Kunalakia. Here. Oh, I forgot. Uh Mr. Singh also asked to be excused this evening, sorry. And uh Chairman Thomas. Here. Uh no minutes, no resolutions in terms of discussion. Uh we have a proposed revised zoning board of adjustment rules. Uh you want to give us a quick summary and are we gonna be acting on it or is this tonight or uh yeah, well, it's up to the board if you want to act on it, but it you was it was given to you in your um in your submittal packet, so you know if you had a chance to review it. But basically it's really two there's a a number of um you know minor editorial uh changes to the bylaws, but there's the two subsets substantive changes are uh the first one is regarding the um uh adjournment of hearings and whether an applicant needs to re-noce. Um and this is language that the planning board recently put in their bylaws. Basically, if an applicant comes before the board um and that meeting doesn't finish that evening, you can you know, as you normally do, you would notice to a certain date, um uh date and time and and place, and that would be that would that would satisfy the notice requirements. They don't have to re-notice. But we have we do have some uh situations a number of times when the applicant notices, then they for whatever reason don't appear before the board and it gets kicked and it gets kicked and it gets kicked. Um, you know, technically, if you put it on the resolution, you know, it could satisfy the notice requirements, but the planning board, and I believe this board has voiced some concerns about that. In those situations the applicant would be required to re-notice. So you can't just kind of kick an application down the road. Uh that's in essence the the purpose of that change that's on page nine of your bylaws. Okay, that of course is to help the public know when so they don't lose track of when these hearings are are rescheduled for when they're when they're drawn out over a period of time and you know not happening. Exactly. And then the other one was and the other one is the use of technology. So this is something that you know we have these four nice screens here that help the board review the applications, helps the public, uh, and also helps the um you know the pup the viewing public see the application and materials that are being presented to the board. Uh we've had a policy of asking applicants to bring laptops so it could be shown up on the board. Um so what we're proposing is in both the pl um uh suggesting that both the planning board and zoning board put it in their bylaws that if you're represented by professionals, you have a site plan application, architecturals, etc. Come prepared to have them displayed on these screens so the board and the public can see you know what you're presenting to the board, not have you know the little boards down here that frankly not even the board can see. So we're gonna put it in the bylaws, and frankly, it allows the chair to send them packing if they don't. Okay, since those were uh generated uh in your online packet if uh if anybody would like to act on it on our motion. And and Chair, just one last thing, just to make it clear too, with this last thing, Christine and I um we've already been putting it in our transmittals to the applicant, uh, but we're gonna make it clear to them that um you know, again, this is part of the bylaws. This is the board's requirements, and again making it clear, so frankly, they should not be surprised if they show up with little two by three boards if you they get sent packing that evening that they've been well, you know, they've been informed and and you know they've been told ahead of time of that. So we're gonna make it abundantly clear in our transmittals to the applicants. Okay, anybody want to uh ask a question, any discussion, or want to offer a motion? Uh I move that we uh accept uh the amended uh rules for the uh zoning board uh that were included with our package uh today. Uh second. Is this a roll call or I was just gonna ask Brian the same thing? Is it just the um just do a voice everybody? It can be everybody. Okay, all in favor?

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