Franklin Township Planning Board Meeting – December 26, 2024

The Franklin Township Planning Board convened on December 26, 2024, for a regular meeting. The board approved the 2025 meeting calendar, granted a non-material condition modification for the Wilf Campus subdivision regarding tree removal fee payment timing, and approved the Rutgers Preparatory School site plan application for a new 14,529-square-foot performing arts and assembly building. The board also carried the Hamilton Street Management application to January 8, 2025, and began discussions on the state's fourth-round affordable housing obligation of 714 units for Franklin Township.

Consent Calendar

• 2025 Meeting Calendar: Unanimously approved as amended (changed October meeting dates to October 15 and 22 to accommodate attorney schedules).

Public Comments & Testimony

• General Public Comments: No members of the public spoke during the general public comment period.
• Rutgers Preparatory School Hearing: The public was invited to comment specifically on the Rutgers Prep application; no one spoke.

Discussion Items

• Wilf Campus Condition Modification (PLN-22-00016): Howard Cohen, Esq., representing the Foundation of the Wilf Campus, requested relief from a condition of the May 2023 approval for a major subdivision (11 lots) and site plan for a solar array. The condition required payment of tree removal fees for both components. The applicant asked to pay only the residential subdivision portion ($49,767) now and defer the solar array portion ($44,133) until building permits for the solar array are sought. This was deemed a non-material condition requiring no additional notice. The board agreed, subject to a developer's agreement.
• Rutgers Preparatory School (PLN-24-00010) – Preliminary and Final Major Site Plan: The applicant proposed a 14,529-square-foot, two-story multipurpose building (performing arts and assembly hall) on the existing campus at 1401, 1421, 1425 Easton Avenue. Key points: No increase in enrollment; the building will connect to the existing dining commons; an existing rain garden will be removed and replaced with new stormwater management complying with current regulations and Delaware and Raritan Canal Commission review; impervious coverage variance reduced from 27.7% to 27.1% due to addition of lot 4; a buffer will be installed along the newly acquired residential lot (Block 466 Lot 4); prior approval for a differently shaped performing arts center will be abandoned. Staff reports from the planner, engineer, environmental commission, fire prevention, historic commission, and others were reviewed; the applicant agreed to all conditions including tree relocation, EV parking not required, anti-idling signs, and fire code compliance (check valve installation). The architect presented elevations and a courtyard rendering.
• Affordable Housing Fourth Round Obligation: Chairman Orsini initiated discussion on the state's assignment of 714 affordable housing units for Franklin over the next 10 years. Township Planner Mark Healy explained the state's methodology (based on household growth, non-residential valuation, and vacant land) and noted that the township can challenge the number, particularly regarding vacant land misidentification. The board expressed a desire to be involved in the council's decision on whether to accept the number and to review the planner's draft report before the council's January deadline. Councilman Barson noted that the council's land use committee would discuss the matter.

Key Outcomes

• 2025 Meeting Calendar: Approved unanimously.
• Wilf Campus Condition Modification: Approved unanimously (8-0) to modify the tree removal fee payment condition, deferring the solar array fee until future building permits, subject to a developer's agreement.
• Hamilton Street Management (PLN-24-00002): Carried to January 8, 2025, with no further notification needed.
• Rutgers Preparatory School (PLN-24-00010): Approved unanimously (8-0) for preliminary and final amended site plan approval, lot merger, impervious coverage variance, and abandonment of the prior performing arts center approval. Conditions include: coordination of tree placement with stormwater infrastructure, staff approval of any DRCC-required stormwater revisions, and staff approval of final courtyard design and landscaping locations. The building will be LEED-certified with a white reflective roof.
• Affordable Housing Next Steps: The board will review Planner Healy's draft report in January 2025 and seek to provide input to the council before the January 31 deadline.