Franklin Township Planning Board Regular Meeting – October 16, 2024

The Franklin Township Planning Board held a regular meeting on October 16, 2024, at 12:45 PM. The board approved consent calendar items, heard two public hearings, and voted on a minor subdivision application. The meeting was chaired by Chairman Orsini, with members Councilman Embarrison, Theodore Chase, Robert LeCourt, Charles Brown, Rebecca Hilbert, and Mark Dancy present.

Consent Calendar

• Minutes: Approved the August 7, 2024, and September 18, 2024, regular meeting minutes. Motions carried with unanimous votes, with specific members excused as noted.
• Resolutions: Approved resolution for 2G Birch Glen, LLC (relief of conditions, dated October 2, 2024) and 31 Voorhees, LLC (extension of time, dated October 16, 2024). Both carried unanimously with members excused.

Public Comments & Testimony

• General Public Comments: No comments were offered during the open public session.
• Chad Rossbach / PLN-24-00003 – Public hearing opened for cross-examination. Cynthia Bacon (adjacent property owner, representing 1440 Easton Avenue) expressed opposition to the subdivision, arguing that the variances create problems rather than solve them, that there is no evidence of hardship, and that the application creates a non-conforming lot. She also raised concerns about a prior undisclosed zoning permit application and commercial activity on the property. John Patrine (13 Walnut Avenue, neighbor) opposed the application, citing pipeline safety, neighborhood character, and cost-effectiveness of adding a level versus building new. The board allowed the public to speak and then closed the hearing.
• Macedonia Church of God in Christ International / PLN-21-00022 – Public hearing opened for cross-examination of the engineer and traffic consultant. No members of the public spoke. The board closed the session and carried the application to the next meeting.

Discussion Items

• Chad Rossbach / PLN-24-00003 – Minor Subdivision at 4 First Street (Block 449.01, Lots 42 & 43). The applicant proposed dividing the property into two lots. After board direction, the plan was revised to create one conforming lot (20,000 sq ft) and one non-conforming lot (12,000 sq ft). Variances were sought for lot area, rear setback, and distance from a pipeline. Testimony was heard from Kevin O'Brien (planner), who stated that the proposal advances municipal land use law by providing infill housing and public water connection. The board discussed pipeline safety, water hookup conditions, and deed restrictions. A motion to approve the application with conditions (including a deed restriction requiring water connection to the existing house before conveyance) was made and seconded. The vote was 2 yes (Councilman Embarrison, Chairman Orsini) and 5 no (Theodore Chase, Robert LeCourt, Charles Brown, Rebecca Hilbert, Mark Dancy). The application was denied. Reasons for denial included creating an undersized lot, concerns about the pipeline and rear yard setback, and inconsistency with the zoning code.
• Macedonia Church of God in Christ International / PLN-21-00022 – Preliminary & Final Site Plan with variances for a 2-story, 4,800 sq ft church at 30 Booker Street and 127–133 Fuller Street (Block 123, Lots 13–22). The applicant presented revised plans: building footprint reduced by five feet, parking setback increased from 1 to 10 feet, on-site parking reduced from 38 to 36 spaces, addition of six electric vehicle charging stations. Traffic consultant Edward Troutman testified on a parking study conducted on September 8, 2024, showing 162 available parking spaces (36 on-site, 25 off-site at RPM, 43 on-street, 70 at PNC if needed). The board discussed the balcony seating note (to be removed), parking calculations, and enforceability of usage conditions. The board agreed to carry the application to November 6, 2024, to allow the architect to testify and to finalize the parking agreement with RPM. Chairman Orsini granted an extension of time to November 30, 2024, for the applicant to file subdivision deeds if needed.

Key Outcomes

• Chad Rossbach / PLN-24-00003: Denied (2–5 vote). The board found that the subdivision would create an undersized lot and that the variances were not justified.
• Macedonia Church / PLN-21-00022: Carried to November 6, 2024, with no further notification required. The board granted an extension of time to November 30, 2024, for the applicant to complete procedural steps.
• Consent calendar items were approved unanimously.
• Meeting adjourned after the hearings.