Franklin Township Board of Adjustment Meeting – January 8, 2026

This was the annual reorganization meeting of the Franklin Township Zoning Board of Adjustment, followed by public hearings on three applications. The board elected officers, appointed legal counsel, swore in professionals, and addressed agenda items. Two applications were carried forward, and one major application (JC IOS Acquisitions, LLC) was continued to February 5, 2026, after extensive testimony from the applicant's witnesses and discussion among board members and staff.

Reorganization & Administrative Items

• Chairperson: Robert Thomas was nominated and approved by unanimous voice vote as Chairperson for 2026.
• Vice Chairperson: Robert Shepherd was reappointed as Vice Chairperson, also unanimously approved.
• Board Attorney: The firm Eric M. Bernstein & Associates was appointed as Board Attorney for the year, with no other applicants. The motion carried unanimously.
• Witness Oath: Director of Planning Mark Healey and Township Engineer Darren Mazzei were sworn in as board professionals for the year.
• Minutes: The minutes of the November 6, 2025 regular meeting were approved by a roll call vote (all present in favor).

Hearing – Thirukumaran Velayudhan (ZBA-24-00002)

• Description: Relief of condition from a prior approval regarding incorrect height reporting at 21 Highland Avenue, Somerset (Block 194, Lot 20.01, R-7 zone).
• Action: Carried to February 5, 2026 – no further notification required.

Hearing – Ramkumar Venkataraman (ZBA-25-00023)

• Description: Permission to build a 414 sq. ft. sunroom addition to the rear of 171 Second Street, Somerset (Block 424.02, Lot 29.11, R-20 zone). The applicant testified that the sunroom would replace an existing raised deck, with a proposed rear yard setback of 45 ft (required 50 ft). The encroachment affected only about one-third of the length; no neighbor to the rear (forested area/open space beyond).
• Public comment: None.
• Motion: Unanimously approved (moved by Gary Rosenthal, seconded). All members voted aye.

Hearing (Continued) – JC IOS Acquisitions, LLC (ZBA-25-00020)

• Description: D(1) Use Variance, Preliminary & Final Major Site Plan with C Variances to develop an outdoor storage facility at 945 Route 27, Somerset (Block 88.01, Lot 7.01, B-I zone). The 5.21-acre triangular site was previously approved (but not fully implemented) for bus storage; prior use was a concrete plant.
• Testimony presented:
  • John Grib (Vice President, applicant entity): Described JDN IOS Acquisitions as a national operator of industrial outdoor storage properties, managing over 900 acres across 140+ sites. They do not have a tenant yet; anticipate single tenant (or up to three). Stated no hazardous materials, no truck terminal, no tractor-trailer storage. Proposed hours: 24/7, but activity infrequent. Materials stored: building supplies (granite, tiles, cobblestone, etc.), stacked under 8 ft. Security via gate with lock and privacy slats.
  • Jeffrey Haberman (Project Engineer): Reviewed existing conditions: dilapidated concrete, gravel, no lighting, no landscaping, stormwater issues. Proposed improvements: pave gravel areas, install LED lighting, repair driveway, provide striping for 98 storage spaces (originally designed for truck/trailer but now for general outdoor storage), add landscaping along Route 27, remove stockpiles in wetland buffer, reduce impervious coverage from 78.6% to 74.5%. Agreed to work with board engineer on further reductions, concrete repair plan, and fire lane striping.
  • Craig Peregoy (Traffic Engineer): Conducted traffic study; worst-case scenario (based on similar site in Sayreville) generated about 40 vehicles per peak hour – well below 100-trip threshold. No significant impact on Route 27. Large WB67 tractor-trailers would not be stored; smaller trucks can maneuver. Applicant agreed to no tractor-trailer storage.
  • Paul Ricci (Professional Planner): Reviewed master plan, zoning ordinance, and site. Argued the use is particularly well-suited: triangular shape limits development, site already disturbed, existing non-residential surroundings (golf driving range, rail line, DPW facility, recycling center). Stressed need for such facilities to prevent illegal storage in residential areas. Addressed D(1) criteria: use advances purposes of MLUL, no substantial detriment, enhanced quality of proof satisfied. Noted that impervious coverage variance required (60% permitted, 74.5% proposed) but applicant willing to reduce.
• Board & Staff Discussion:
  • Vice Chair Shepard expressed concerns about security and fencing; Mr. Grib initially said no perimeter fence beyond entrance gate, but later agreed to extend fence along the western property line to deter trespassing. Chairman Thomas noted the facility on Davidson Avenue as a negative example.
  • Planning Director Healey stated that while he sees a need for such uses to combat illegal landscaping/contractor yards, the site plan as drawn (98 tractor-trailer stalls) does not match the proposed use (mix of outdoor storage). Recommended the applicant refine the plan to reflect actual operations and include parameters for different tenant types (e.g., landscapers, contractors) regarding material containment, screening, and travel lanes.
  • Township Engineer Mazzei raised issues: driveway width constraints for larger trucks, need for concrete repair plan, geotechnical testing for asphalt, potential for additional inlets/grading, and removal of impervious encroachments on adjacent properties.
  • Board Attorney suggested possible conditions: require a zoning permit for each new tenant, periodic inspections (e.g., every 6 months), compliance with outdoor storage ordinance (Section 112-123) – no flammable/explosive materials, materials secured from wind/rain, fencing adequate to conceal.
• Applicant's Closing: Counsel Simona Cali acknowledged board concerns and requested an opportunity to revise the site plan to better match the proposed use and address conditions. Applicant agreed to a continuation.
• Action: The application was carried to the February 5, 2026 meeting. The applicant granted an extension of the deadline and will submit a letter. The board indicated general support for the concept but needed more detail before voting.

Key Outcomes

• Officers Elected & Attorney Appointed (all by unanimous vote).
• Venkataraman sunroom variance approved unanimously.
• JC IOS Acquisitions application continued to February 5, 2026, for a revised site plan and further discussion. Staff and board will meet with applicant to clarify parameters for outdoor storage tenants, screening, and site design.
• No public comments were received for any agenda item.