OpenPublica

Accountability starts with access.

© 2026 · Filed for the public record

Use casesAboutAPIPrivacyTermsLinkedIn
Home/Franklin Township, New Jersey/Planning Board
OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Franklin Township Planning Board Meeting – May 21, 2025

Planning Board — Wednesday, May 21, 2025
BodyFranklin Township, New Jersey
SessionPlanning Board
DateWednesday, May 21, 2025
StatusFILED
Video Record
0:00 / 1:39:42

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:03

If everyone could please stand for the Pledge of Allegiance.

0:07

I pledge of allegiance to the flag of the United States of America.

0:12

And to the Republic for which it stands.

0:15

One nation under God with Liberty and Justice for All.

0:25

Okay.

0:27

Charles Brown and Mark Dancy asked.

0:30

Excuse this evening.

0:31

Councilman in Barson?

0:32

Yeah.

0:32

Theodore Chase.

0:35

Robert LeCourt.

0:36

Shaw Keller.

0:37

Here.

0:38

Jennifer Ragnow?

0:39

Here.

0:39

Mahir Rafi?

0:40

Here.

0:40

Robert Thomas.

0:41

Here.

0:42

Rebecca Hilbert.

0:43

Here.

0:43

Chairman Rassini.

0:44

Here.

0:47

Minutes for the regular meeting of April 16th.

0:50

If I can have a motion.

0:51

Everybody can vote who's here.

0:53

Excellent.

0:54

I will move them.

0:56

Second.

1:00

Councilman Embarrison?

1:02

Yes.

1:02

Theodore Chase?

1:04

Yes.

1:04

Robert LeCourt.

1:06

Yes.

1:06

Shaw Keller?

1:08

Yes.

1:08

Jennifer Ragnow?

1:09

Yes.

1:10

Mahia Rafik?

1:11

Yes.

1:12

Robert Thomas?

1:13

Yes.

1:13

Rebecca Hilbert?

1:14

Yes.

1:15

Chairman Arsini.

1:16

Yes.

1:17

We have no resolutions.

1:19

We have no discussion items.

1:21

We'll make a motion to open to the public for any general planning comments.

1:26

I'll make a motion.

1:28

Second.

1:28

Okay.

1:29

All in favor?

1:30

Aye.

1:31

Any general planning comments from the public not related to the two applications tonight, AC HSU and MPH.

1:40

Seeing none, move to close.

1:42

Make a motion.

1:44

I did just second it.

1:49

I'll second it.

Discussion Breakdown — Share of Meeting
Land Development█████████████████████████████████████████████66%
Traffic Safety██████9%
Procedural█████8%
Environmental Protection████6%
Parks and Recreation███5%
Zoning Regulations█2%
Engineering And Infrastructure█2%
Signage█1%
Public Safety█1%
Summary of Proceedings

Franklin Township Planning Board Meeting – May 21, 2025

The Franklin Township Planning Board met on May 21, 2025, to consider two major site plan applications. The board approved the minutes of the April 16, 2025 meeting, heard no public comments, and then discussed the applications. The first application (NPH Real Estate) was continued to July 16, 2025, after the board provided significant design feedback. The second application (HSU Property Holdings) was approved unanimously with conditions.

Consent Calendar

  • Minutes of the regular meeting of April 16, 2025 were approved unanimously.

Public Comments & Testimony

  • No members of the public spoke during the general public comment period or during the hearings.

Discussion Items

  • NPH Real Estate, LLC (PLN-24-00005): Applicant proposed a 26,064 sq ft shopping center at 390 Davidson Avenue. The board and planner (Mark Healy) expressed concerns about the site layout, parking visibility, insufficient landscaping, and lack of conformance with commercial design standards. The board suggested exploring a single L-shaped building, increased buffering, and better tree preservation. The applicant agreed to revise the plan and the matter was continued to July 16, 2025, without further notification.
  • HSU Property Holdings, LLC (PLN-23-00014): Applicant proposed a 64,515 sq ft warehouse addition at 400 Cottontail Lane. Testimony from engineer Craig Styres, architect Chris Howe, traffic engineer Betsy Dolan, and planner John McDonough covered site conditions, stormwater management, traffic impacts (minimal), parking (reduction to 135 spaces with 4 banked), and variances for loading dock depth and parking. The board was satisfied with the proposal and engaged in minor design suggestions (additional landscaping islands, tree preservation). The applicant agreed to minor modifications.

Key Outcomes

  • NPH Real Estate: Continued to July 16, 2025, at 7:30 PM. The applicant will revise the site plan and meet with the township planner. No further public notice required.
  • HSU Property Holdings: Approved unanimously (9-0) with the following conditions:
    • Variance for loading dock depth (142 ft instead of 147 ft).
    • Variance for 135 parking spaces (131 physical + 4 EV, with 4 spaces banked).
    • Compliance with all staff reports as per testimony.
    • Submit evidence of turning radii adequacy for CME review.
    • Additional landscaping islands as discussed.
    • Tree replacement compliance (proposing 71 trees vs. 52 required).
    • Contribution to sidewalk fund in lieu of construction.
    • Conditional use standards met.
  • The board noted that the meeting was adjourned, with the next meeting scheduled for June 4, 2025.

Meeting Transcript

If everyone could please stand for the Pledge of Allegiance. I pledge of allegiance to the flag of the United States of America. And to the Republic for which it stands. One nation under God with Liberty and Justice for All. Okay. Charles Brown and Mark Dancy asked. Excuse this evening. Councilman in Barson? Yeah. Theodore Chase. Robert LeCourt. Shaw Keller. Here. Jennifer Ragnow? Here. Mahir Rafi? Here. Robert Thomas. Here. Rebecca Hilbert. Here. Chairman Rassini. Here. Minutes for the regular meeting of April 16th. If I can have a motion. Everybody can vote who's here. Excellent. I will move them. Second. Councilman Embarrison? Yes. Theodore Chase? Yes. Robert LeCourt. Yes. Shaw Keller? Yes. Jennifer Ragnow? Yes. Mahia Rafik? Yes. Robert Thomas? Yes. Rebecca Hilbert? Yes. Chairman Arsini. Yes. We have no resolutions. We have no discussion items. We'll make a motion to open to the public for any general planning comments.

SUMMARIZED BY OPENPUBLICA AI
TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com