Franklin Township Planning Board Meeting – September 3, 2025

The Franklin Township Planning Board convened on September 3, 2025, at 12:30 PM to consider routine approvals, a master plan amendment, a zoning ordinance, and a site plan application for a proposed shopping center. The meeting included approvals of prior minutes, a resolution for the Pathways & Trails Plan, a minor subdivision, and an ordinance to rezone residential properties. A public hearing on the NPH Real Estate LLC shopping center application was continued to November 5, 2025, after board members expressed concerns about the site layout and requested further design revisions.

Consent Calendar

• Minutes – Approved the regular meeting minutes of July 16, 2025 (voice vote: Theodore Chase, Robert LeCourt, Shaw Keller, Maheer Rafique, Robert Thomas, Chairman Orsini in favor; Mark Dancy recused) and August 6, 2025 (voice vote: Theodore Chase, Maheer Rafique, Robert Thomas, Chairman Orsini in favor; Shaw Keller and Robert LeCourt recused).
• Pathways & Trails Plan – Approved a resolution adding the Pathways & Trails Plan as an addendum to the Master Plan. Vote: 7-0 (Theodore Chase, Robert LeCourt, Shaw Keller, Maheer Rafique, Robert Thomas, Mark Dancy, Chairman Orsini).
• Catalent Pharma Solutions, LLC Minor Subdivision – Approved a fully compliant minor subdivision splitting a large lot on Schoolhouse and Elizabeth roads into two lots, subject to Technical Review Committee conditions. Vote: unanimous (Maheer Rafique, Robert Thomas, Chairman Orsini).

Public Comments & Testimony

• General Public Comments – The board opened the floor for general planning comments; no members of the public spoke.
• Public Comment on NPH Real Estate LLC Application – Carol Schmidt of 395 Windfall Lane, Somerset, opposed the proposed shopping center, citing traffic concerns, existing vacant retail space nearby, and the proximity to a 55+ community and the Onyx warehouse development. Chairman Orsini noted that the board cannot deny a permitted use based on market saturation but invited comments on the site plan itself; Ms. Schmidt did not elaborate further.

Discussion Items

• Ordinance #4474-25 – Rezoning General Business Parcels to R7 – Board member Mark Dancy explained that the ordinance re-zones several small residential parcels currently zoned General Business (highway-oriented commercial) to R7 Residential, consistent with the master plan recommendation dating to 2007. The change aligns these parcels with the zoning of surrounding neighborhoods and prevents incompatible commercial uses. The board unanimously endorsed the ordinance (vote: 7-0) and then unanimously approved a resolution memorializing that endorsement.
• NPH Real Estate LLC (PLN-24-00005) – Preliminary & Final Major Site Plan with Variances – Applicant seeks to construct a 24,670 sq ft shopping center at 390 Davidson Avenue (Block 502.01 Lot 57.01), consisting of a single-story retail building (4,700 sq ft) and a two-story mixed-use building (retail + office, ~20,000 sq ft). Variances requested: parking (90 required, 86 proposed), drive aisle width (26 ft required, 25 ft proposed), and sign setbacks (20 ft required, 10 ft proposed). Since the May 2025 hearing, the applicant shortened the buildings, shifted them 10 ft away from New Brunswick Road, relocated amenity areas, and reduced the parking deficiency from 21 to 4 spaces. Board members expressed concerns about the site layout, particularly the buffer along New Brunswick Road and the preservation of mature trees along Davidson Avenue. Chairman Orsini and others suggested an L-shaped building configuration to improve landscaping and reduce parking visibility. Board planner Mark Dancy offered to meet with the applicant and township engineer to sketch a revised concept. The applicant agreed to continue the application to November 5, 2025, with no further notice required, and will coordinate with board professionals.

Key Outcomes

• Ordinance #4474-25 – Unanimously endorsed by the board (7-0) and memorialized by resolution (7-0).
• Davidson Properties LLC (PLN-23-00007) – Application for a 35,510 sq ft warehouse at 230 Davidson Avenue was carried to November 5, 2025, without further notification.
• NPH Real Estate LLC – Hearing continued to November 5, 2025, at 7:30 PM in the same room. The board granted an extension of its decision deadline through November 2025.
• Public Comment – One resident voiced opposition to the NPH application; the board acknowledged the concerns but noted the use is permitted by zoning.