Franklin Township Planning Board Meeting – March 5, 2025

The Franklin Township Planning Board held a regular meeting on March 5, 2025, at 7:30 PM in the council chambers. The primary agenda item was a public hearing on EL-ION Franklin Development Group LLC’s application for two 75,000 sq ft warehouses (total 150,000 sq ft) on Route 27, Somerset (Block 88.02, Lot 13.01, B-I zone). The board also discussed a proposed policy on applicant re-noticing for postponed hearings and scheduled a work session on the B-I zone master plan amendment.

Consent Calendar

• Approved the minutes of the January 15, 2025 regular meeting unanimously (8-0).

Discussion Items

• Re-noticing policy for postponed hearings: Chairman proposed that if a hearing is heard (even partially) and continued, no re-noticing is required. If a hearing is postponed twice (with no hearing held), the applicant must re-notice. The board expressed support for a case-by-case exception for homeowner applicants. The policy will be drafted for a vote at the next regular meeting.
• B-I Zone Master Plan Amendment: The board scheduled a special work session for March 26, 2025, to review the draft master plan amendment and draft ordinance. The public hearing and final adoption will follow.

Public Comments & Testimony

• No members of the public spoke during the general comment period or during the public portion of the EL-ION hearing.

EL-ION Franklin Development Group – Preliminary & Final Major Site Plan

Applicant’s Position: Represented by attorney Douglas Wolfson, the applicant sought approval for two 75,000 sq ft warehouse buildings (total 150,000 sq ft) on a site zoned B-I. The use is permitted; no variances are required. The application was remanded by court order with a March 25, 2025 deadline for the board to report back.

Witness Testimony:

• Craig Herman, P.E. (applicant’s engineer): Presented site plans showing access via an existing driveway shared with the adjacent warehouse (no direct Route 27 access). The site is mostly open farmland with a C1 stream along the western boundary. Testified that:

  • Impervious coverage is 53.4%, below the 60% maximum.
  • The existing flood hazard area permit (FHA) is valid but will expire before approval; applicant agreed to obtain a new permit and comply with the 300-foot stream buffer ordinance.
  • An emergency accessway to Route 27 will be provided (as recommended by the fire department) without triggering a D variance, as it is for emergency vehicles only. The applicant agreed to work with DOT for approval.
  • Landscaping, tree preservation, and enhanced screening along the southern (residential) side will be coordinated with township professionals.
  • The applicant agreed to bank 12 parking spaces (land banking) and to install tree islands, bike racks, and anti-idling signs.
  • The applicant declined to install electric truck charging stations and a bicycle repair station, citing safety and feasibility concerns.
  • The building exterior will match the adjacent warehouse (colors: peppercorn and march wind). A color rendering will be provided to staff.

• Matthew Seckler, P.E., PTOE (traffic engineer): Testified that traffic counts were conducted in 2021 and updated with growth factors. The peak-hour site traffic is about 25 vehicles (one every 4 minutes), with 4-5 trucks. This represents less than a 1% increase at the Veronica/Route 27 intersection. On-site circulation (26-ft drive aisles, 87-ft loading court) is sufficient. The existing warehouse (million sq ft) operates well below its projected traffic. No off-site improvements are needed.

Board Questions & Conditions:

• Board members requested enhanced buffering on the south side, landscape islands (8-10 diamond-shaped to preserve parking), a color rendering, and exploration of a pedestrian path connecting the site to shopping on Veronica (e.g., via bridge over drainage swale). Applicant agreed to explore the path but committed to providing a bike rack and sidewalk connection if feasible.
• The board clarified that the emergency accessway should not be improved for pedestrian use to avoid triggering a variance; pedestrian use would be incidental.

Key Outcomes

• Re-noticing policy: Board agreed in principle to the proposed policy; attorney will prepare a formal amendment for vote at the next meeting.
• EL-ION Franklin Development Group (PLN-25-00001): Approved by unanimous vote (9-0) with the following key conditions:
  1. Compliance with all outside agency reports (DEP, Soil Conservation, etc.) and staff reports except where explicitly noted during testimony.
  2. Obtain a new flood hazard area permit and comply with the 300-foot stream buffer ordinance.
  3. Provide a emergency accessway to Route 27 (subject to DOT approval) with no improvements for pedestrian use.
  4. Enhance landscaping and tree preservation on the southern and northern sides; provide a color rendering.
  5. Bank up to 12 parking spaces (land banking) and install tree islands (diamond shape preferred).
  6. Install anti-idling signs (every four loading spaces) and bike racks.
  7. Explore construction of a pedestrian path to the shopping center on Veronica Lane; if feasible, implement.
  8. All other conditions agreed to during testimony.
• B-I Zone work session: Scheduled for March 26, 2025 at 7:30 PM (in person, consultant via Zoom). The board will review the draft master plan amendment and ordinance before a public hearing.

Meeting adjourned after the work session discussion.