Franklin Township Planning Board Meeting – December 4, 2025

Note: The agenda listed the meeting for December 3, 2025, but the user-provided date is December 4, 2025. This summary uses the latter per instructions.

The Franklin Township Planning Board convened on December 4, 2025, at 12:30 PM. The meeting included approval of minutes and resolutions, adoption of the 2026 calendar, amendments to the board's bylaws, a discussion of the upcoming master plan re-examination, and a public hearing for a major site plan application. The board voted unanimously to approve the NPH Real Estate shopping center with variances subject to conditions.

Consent Calendar

• Minutes of October 15, 2025: Approved unanimously (5-0, with two members abstaining).
• Resolution for Hamilton Street Management, LLC (PLN-24-00002): Approved unanimously (5-0, with two abstentions).
• Resolution for 500 Atrium, LLC (PLN-23-00005): Approved unanimously (5-0, with two abstentions).

Public Comments & Testimony

• General Public Comments: No members of the public spoke during the general public comment period.
• Public Hearing Comments (NPH Real Estate):
  • Carla Visser (1107 Conrad Way, Somerset Run): Expressed concern for the safety of elderly and disabled residents who walk along New Brunswick Road to access shopping centers. She noted that many residents use walkers or wheelchairs and praised the plan but urged safe pedestrian crossings.
  • Board Member Robert LeCourt: Highlighted a missing sidewalk segment along New Brunswick Road near Somerset Woods, calling it a planning oversight. He recommended that the board send a letter to the Township Council to use sidewalk funds to fill the gap. He also criticized the lack of a four-ton load limit on the road, which allows trucks to use the congested intersection.

Discussion Items

• 2026 Meeting Calendar: The board adopted the proposed calendar unanimously by affirmation, with no conflicts noted for religious holidays.
• Bylaw Amendments: The board unanimously adopted two amendments: (1) requiring applicants to use technology (laptops and projectors) for presentations, with the chairman given discretion to deny hearings if not prepared; (2) requiring applicants to submit a written narrative explaining how revised plans address previous board comments and staff reports. Both amendments aim to improve efficiency and clarity.
• Master Plan Re-examination: Planner Mark (likely Mark Healy) briefed the board on the mandatory 10-year comprehensive re-examination of the master plan, due by early March 2026. He noted recent updates (BI zone, trails, historic element, farmland preservation) and plans to consult with committees (historic, open space, environmental). Chairman Arseni expressed interest in making the process engaging and invited experts to present. Questions were raised about a potential stormwater management utility, but the board determined it was not immediately relevant to the re-examination timeline.

Hearing – NPH Real Estate, LLC (PLN-24-00005)

• Application: Preliminary and final major site plan with variances for a 24,670 sq ft shopping center (two buildings: a two-story office/retail building and a one-story retail building) at 390 Davidson Avenue (Block 502.01 Lot 57.01). The applicant seeks to construct a 24,670 sq ft shopping center. Variances requested: (1) parking spaces – 83 provided vs. 89 required (6 short), (2) aisle width – 25 ft vs. 26 ft required, (3) sign setback – 10 ft vs. 20 ft required (sign height reduced from 20 ft to 10 ft).
• Testimony:
  • Engineer Sri Kobawala: Designed revisions to increase landscaping along New Brunswick Road by removing parking and creating a green buffer. Proposed moving the detention basin under the parking lot to allow tree planting. Parking layout revised to provide 83 spaces (89 required).
  • Architect David Feldman: Described building materials (glass, stucco, faux wood), design to break up massing, rooftop equipment screening, and signage (10 ft tall, set back 10 ft, with architectural features).
  • Traffic Engineer Elizabeth Dolan: Updated trip generation (57 AM peak, 90 PM peak originally; adjusted to 70 AM and 96 PM with new square footage and ITE manual). Parking demand per ITE is 73 spaces, so 83 is sufficient. Aisle width of 25 ft is safe for two-way circulation. Crosswalks and ADA ramps will be provided.
  • Planner Cray Rodkamp: Argued that benefits of variances – additional landscaping, safe circulation, and sign visibility – substantially outweigh any detriments. The parking shortage is minimal and self-enforcing due to the isolated location.
• Board Discussion: Chairman Arseni moved for approval with conditions, including compliance with all staff reports, completion of tree replacement calculations (Chapter 22), lighting cutoff at 10 PM, ADA-compliant crosswalks, and resolution of outstanding comments from the board engineer and planner. Motion seconded and passed unanimously (7-0).

Key Outcomes

• Approvals:
  • Minutes of October 15, 2025 approved (5-0, two abstentions).
  • Resolutions for Hamilton Street Management and 500 Atrium approved (5-0 each, with two abstentions).
  • 2026 calendar adopted by affirmation.
  • Bylaw amendments adopted unanimously (7-0).
  • NPH Real Estate, LLC application approved for preliminary and final site plan with variances (7-0), subject to conditions.
• Carried Over: ODIN DHUN, LLC (PLN-24-00007) – a 16-lot subdivision at 295 Cedar Grove Lane – carried to January 7, 2026, with no further notification required.
• Next Steps: The board will begin the master plan re-examination process in early 2026. A recommendation letter to the Township Council regarding the sidewalk gap on New Brunswick Road will be prepared.