Franklin Township Zoning Board Meeting – May 21, 2026

The Franklin Township Zoning Board of Adjustment met on May 21, 2026, at 12:45 PM to consider several applications. The meeting included a withdrawn site plan, two applications carried to future dates, and two public hearings: one for a house of worship (Iglesia Cristiana Refugio, Inc.) and one for sign variances (Dream On Me Industries). The board also addressed procedural matters regarding quorum and notification.

Consent Calendar

• Levin Properties, L.P. (ZBA-24-00001): Preliminary and final major site plan for a four-story apartment building at 940 Easton Avenue – Withdrawn.
• Art Heinrich (ZBA-26-00004): Use variance to convert second floor from storage to living space at 6 Hawthorne Drive – Carried to June 4, 2026, with notification to outside agencies.
• Iglesia Cristiana Refugio, Inc. (ZBA-26-00001): Conditional use variance for house of worship at 680 Easton Avenue – Carried to June 4, 2026, with no further notification needed (per agenda, but testimony indicated a continuance was granted).

Public Comments & Testimony

• Iglesia Cristiana Refugio hearing: Public comments were not recorded during the hearing; however, the board heard extensive testimony from the applicant’s professionals and a church representative. No public members spoke during the open-to-public portions.
• Dream On Me hearing: No public comments were made during the open-to-public portions.

Discussion Items

Iglesia Cristiana Refugio, Inc. – House of Worship (ZBA-26-00001)

• Applicant’s Proposal: Convert an existing two-story office building (approx. 4,651 sq. ft.) at 680 Easton Avenue into a house of worship with a prayer hall (max 64 occupants), kitchen, fellowship rooms, offices, and restrooms. No exterior expansion; interior renovations and window changes. Parking lot to be milled and repaved, providing 23 spaces (including 2 ADA). No new parking spaces added – only restriping.
• Variances Sought: D(3) conditional use variance with deviations from:
  • Parking: 54 spaces required (per TRC), 23 proposed (31-space deficiency).
  • Front yard setback (Easton Ave): 50 ft required, 22.4 ft existing/proposed.
  • Front yard setback (Girard St): 50 ft required, 19.7 ft existing/proposed.
  • Buffer/landscaping: 15–25 ft with double rows of evergreens and 6-ft fence required; existing vegetation but not compliant.
• Key Testimony:
  • Ingrid Blanco (church member): Read church history; congregation of ~60 members, growing since 2019.
  • Cadmiel Feliz (financial analyst): Operations – services held four times weekly (Tues, Fri, Sun, Thu online). Attendance: ~30-35 on Tues, ~45 on Fri, 60-70 on Sun. Fellowship area used separately from worship area; no simultaneous use. Church does not rent out fellowship space. Future growth would be accommodated by adding services, not increasing capacity per service.
  • Ron Sadowski (engineer): Site plan details; existing impervious coverage 50.1% (max 45%) – slight increase of 70 sq ft for access widening. Compliance with TRC conditions except EV charging (not required) and pervious pavement (cost prohibitive). Buffer area has deciduous trees, not evergreens.
  • Ruchi Dar (architect): Interior renovation plans; existing ramps for ADA access; new stair connecting basement and first floor. No elevator required per code.
  • Elizabeth Dolan (traffic engineer): Traffic and parking study (Nov 2025) – peak service times generate 22 entering/23 exiting trips per hour, well below significant traffic levels. Parking demand: 64 seats ÷ 3 = 21.3 spaces → 22 required; 23 provided. For overlapping uses (worship + fellowship), cumulative requirement is 54 spaces, but applicant testified they will not use both simultaneously.
  • Kevin O’Brien (planner): No written report (board discussed requiring one in future). Testified that use is inherently beneficial; special reasons include providing a much-needed community facility, revitalizing a long-vacant property (vacant >10 years), and advancing MLUL purposes. Negative impacts minimal; conditions can mitigate.
• Board Concerns:
  • Parking overflow: If congregation grows beyond 64, parking lot (23 spaces) may overflow. Applicant agreed to add services to limit attendance per service, but board questioned enforceability.
  • Buffer: Existing deciduous trees not sufficient; board suggested augmenting with evergreens.
  • Setback deviations: Pre-existing nonconformities not exacerbated.
  • Quorum: Only 5 voting members present; any approval requires 5 affirmative votes. Board decided to continue to allow applicant to address concerns.
• Continuation: The application was carried to June 4, 2026, with time of decision extended to July 31, 2026. The board requested the applicant provide answers in advance (by May 29 if possible) on parking, buffer, and service scheduling.

Dream On Me Industries – Sign Variances (ZBA-26-00002)

• Applicant’s Proposal: Seeking variances for existing signs installed without permits at 45 Veronica Avenue (warehouse/office building, 425,250 sq. ft. on 48.5 acres). Signs include one large building-mounted sign (348.7 sq. ft.) facing Veronica Ave, one shipping/receiving sign (123.7 sq. ft.) on rear, and 14 directional signs (7.5 to 12.7 sq. ft.) throughout the site. All signs were installed in Oct 2023; Bye-Bye Baby tenant signs removed Apr 2025. Applicant seeks forgiveness due to contractor error.
• Variances Sought (C variances):
  • Size: max 100 sq. ft. per wall sign; proposed main sign 348.7 sq. ft., rear sign 123.7 sq. ft. (combined 472 sq. ft.).
  • Number: max 1 wall sign per tenant; proposed 2.
  • Height: max 2 ft vertical for wall signs; proposed signs exceed due to building height (42 ft) and length (1,400 ft).
  • Directional sign size: max 3 sq. ft.; proposed 7.5–12.7 sq. ft.
  • Total directional sign area: max 5 sq. ft.; proposed total >5 sq. ft.
  • Prohibition of corporate logos on directional signs; signs include “Dream On Me” logo.
• Key Testimony:
  • Matthew Sharrow (engineer): Signs necessary for safe circulation and separating truck traffic from passenger vehicles due to large site (flag lot, building 700 ft from road). Directional signs help navigate complex internal road system. Breakaway posts and 7-ft clearance conditions accepted.
  • McKinley Mertz (planner): Signs appropriate for scale of building and site; proportional and aesthetically pleasing. No written report but provided verbal opinion. Signs promote safety and meet MLUL purposes. Applicant agreed to re-evaluate signage if future warehouses are built on site.
  • Stephen Kachten (CIO of Dream On Me): Verified sign installation dates and removal of Bye-Bye Baby signs. Site is not retail; primarily employees and truckers.
• Board Discussion:
  • Some members expressed concern about the large main sign’s impact on Bennett’s Lane (bucolic road) and lack of clear standard for size.
  • Others noted the signs are functional for navigation and not overly intrusive; the large sign is visible from a distance and helps identify the entrance.
• Motion: To approve all requested variances with the condition that the applicant will return to the board (zoning or planning, as appropriate) for re-evaluation of signage if additional warehouses are constructed. Motion seconded and passed unanimously (5-0: Basim Verdas, Alan Rich, Gary Rosenthal, Robert Shepherd, Chairman Thomas).

Key Outcomes

• Iglesia Cristiana Refugio – Continued to June 4, 2026; decision deadline extended to July 31, 2026. Applicant to address parking overflow, buffer augmentation, and service scheduling.
• Dream On Me Industries – Approved (5-0) for all requested sign variances with condition to re-evaluate signage if new warehouses are built.
• Procedural: The board discussed requiring planning reports in advance for future hearings; no formal action taken.