Franklin Township Board of Adjustment Meeting – December 4, 2025
Franklin Township Board of Adjustment Meeting – December 4, 2025
The Franklin Township Board of Adjustment met on December 4, 2025, at 12:30 PM (afternoon session) to consider three applications. The board approved the October 16, 2025 minutes and the 2026 meeting calendar unanimously. The main hearing was for Application ZBA-24-00011 (Manjit Singh & Ravinder Kaur), proposing to convert an existing repair garage into a convenience store at 339 Elizabeth Avenue. The board carried this application to February 5, 2026, after hearing testimony from the applicant’s professionals and public comments.
Consent Calendar
- Minutes of October 16, 2025: Approved unanimously.
- 2026 Board of Adjustment Calendar: Resolution establishing meeting dates for 2026 approved unanimously.
Public Comments & Testimony
- Joe Danielson (resident, nearby neighborhood): Opposed the application, citing 13 years of neglect by the owner (dilapidated conditions, vehicles parked on sidewalks, overflowing garbage, lack of maintenance). He argued that the site’s poor sight lines where Elizabeth Avenue meets Cedar Avenue (claimed 2 seconds at 45 mph) would be dangerous with increased traffic. He noted five to six convenience stores within a mile, questioning need. He also highlighted that the repair garage currently parks 15+ cars per day, whereas a convenience store would generate more frequent trips.
- Jim Wickman (Somerset resident): Opposed, stating that despite some improvements (impervious coverage reduced from ~97% to 70.5%, parking from 0 to 8 spaces), the variances are still substantial (required 18 spaces, 30% impervious). He criticized the owner’s past neglect and lack of enforcement by the township. He argued that the site remains non-compliant and that the benefits do not outweigh the detriments.
Discussion Items
- Application ZBA-24-00011 – Manjit Singh & Ravinder Kaur: Proposed conversion of a 4-bay repair garage into a convenience store with gas pumps (unchanged). The site is a 0.5-acre triangular lot with three frontages (Elizabeth, Cedar, Mercury) in the R-10 zone. Key changes: elimination of two driveways on Cedar Avenue, reduction of impervious coverage from ~97% to 70.5%, provision of 8 parking spaces (vs. 18 required), 24-foot drive aisles (vs. 26 ft standard), relocation of dumpster from Cedar to Elizabeth, and new landscaping with evergreens. The applicant’s engineer (Tyler) and traffic engineer (Gary Dean, 42 years experience) testified that the site is a low-volume neighborhood station (morning peak 20 vehicles, afternoon peak 30), and that 8 spaces are sufficient based on actual retail area (~1,000–1,200 sq ft) and operational experience. The traffic engineer acknowledged that the site will generate more traffic but argued that the closure of Cedar driveways reduces conflicts and that the aesthetic improvements (peaked roof, brick/clapboard siding) make the site more compatible with the residential zone. The planner (Cameron Black) testified that the change from auto repair (high intensity, industrial-like) to convenience store (lower intensity, retail) is an improvement and that the site is suitable due to its long history as a gas station (since 1963) and proximity to major roads. However, board members raised concerns about parking justification (no ITE data provided, only opinion), the expansion of a nonconforming use, and the lack of evidence that the owner will maintain the property given past neglect. The board also questioned the planner’s definition of “intensity” and suitability criteria. The hearing was carried to February 5, 2026, to allow the applicant to present the architect and possibly additional planning testimony.
- Other Applications:
- Levin Properties (ZBA-24-00001): Proposed 4-story apartment building at 940 Easton Avenue – carried to March 19, 2026, with re-notification required.
- Somerset Bible Baptist Church (ZBA-25-00004): Proposed 8,640 sq ft gymnasium at 42 Cedar Grove Lane – carried to February 5, 2026, no further notification needed.
Key Outcomes
- ZBA-24-00011 (Singh & Kaur): Carried to February 5, 2026, at 7:30 PM at 475 DeMott Lane. No further public notification required. The applicant agreed to extend the time to February 28, 2026, in writing. The board will hear architect testimony (Mr. Byrne) and any additional planner testimony. The applicant also agreed to consider a 4-foot fence for headlight screening, scheduling fuel deliveries off-peak, and using no-parking signs on Cedar Avenue (though that is a legislative matter for the Township Council).
- ZBA-24-00001 (Levin): Carried to March 19, 2026, with re-notification.
- ZBA-25-00004 (Baptist Church): Carried to February 5, 2026, no further notification.
- 2026 Calendar: Approved for the entire year.
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 Township of Franklin's been provided. Board members, applicants, professionals, and members of the public, please speak directly into the microphones so that our recording secretary can properly process minutes. Applicants and professionals, please fill out the sheet on the table when you've completed your testimony. Thank you, and we'll continue with the roll call. Okay. Faraz Khan and Shippindo Singh both asked to be excused this evening. Sherobathia here, Richard Prokanick? Here. Alan Rich. Gary Rosenthal here. Robert Shepard? Here. Michael D'Arty. Kunala Kia. And Chairman Thomas. Here. Minutes, regular meeting. October 16th, 2025. I'll move. Second. Sharbathia? Yes. Richard Prokanick? Yes. Basim Verdas? Yes. Alan Rich? Yes. Gary Rosenthal? Yes. Robert Shepard? Yes. Michael Daugherty? Yes. And Chairman Thomas. Yes. And next would be a resolution establishing the 2026 Board of Adjustment Calendar. Last night they did a general poll. Like you just said, does everybody agree? So I don't have to go down the line. Unless Brian, you would like for me to do that. Okay. So I did check with our regul uh some people on the both boards to make sure that I was not incorporating any holidays or religious reasons not to have a meeting on Wednesdays or Thursday. And it just so happens in 2026, none of them affect those days. So everything that's on the calendar that you got, we should have meetings on. There should be no reason to not have them or to make something different. Okay. If there are no uh questions, comments, or proposed adjustments, we'll entertain a motion. So we'll move. Second.
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