Franklin Township Planning Board Regular Meeting - January 7, 2026

The Franklin Township Planning Board convened on January 7, 2026, for a regular meeting that included reorganization of board officers and counsels for the year, a consent calendar of routine approvals, and two major hearings: a preliminary and final major site plan application for a warehouse at 230 Davidson Avenue (approved with conditions) and a preliminary and final major subdivision application for 14 single-family homes at 295 Cedar Grove Lane (carried to January 22, 2026). The meeting also included public comment, discussion of committee appointments, and an update on the master plan reexamination.

Consent Calendar

• Minutes Approval: The minutes of the December 3, 2025 regular meeting were approved by a vote of 6-0 (Mark Dancy and Charles Brown recused).
• Minor Subdivision Committee Appointment: The board appointed Michael Orsini, Robert Thomas, and Meher Rafiq to the Minor Subdivision Committee for 2026, approved unanimously.
• Baldwas Realty LLC – Extension of Time (PLN-22-00009): The board approved a one-year extension of time through January 3, 2027, for the applicant's preliminary and final major site plan approval (granted January 3, 2024), citing pending water department approval. Motion carried unanimously.

Public Comments & Testimony

• General Planning Comment: Ernie Levis (21 Como Drive) approached the microphone to comment on the Odin Dhun application but was directed to speak during the specific hearing for that application. No other general comments were made.
• Davidson Properties LLC Hearing: No public comments were offered during the designated public comment period for this application.
• Odin Dhun LLC Hearing: Ernie Levis spoke again, representing neighbors along Como Drive. He raised concerns about: (1) well water impacts (reassured that homes would connect to municipal water and sewer); (2) the proposed solid PVC fence along the common border with existing properties, noting that the rear wooded area contains debris and could attract dumping, and questioned long-term maintenance responsibility (the applicant stated the homeowners' association would be responsible). He also referenced a previous fence negotiation with a cemetery project. No other public comments were made.

Discussion Items

• Davidson Properties LLC / PLN-23-00007 – Preliminary & Final Major Site Plan, Conditional Use Approval w/ Variances: The applicant sought to construct a 35,511-square-foot warehouse (with 1,950 square feet of office space, total 37,461 square feet) at 230 Davidson Avenue (Block 468.01, Lot 20.01) in the B-I zone. The site already houses an existing light manufacturing building. The plan required variances for: (a) combined side yard setback (44.65 feet vs. required 50 feet); (b) 24-foot internal drive aisles (vs. 26 feet); (c) a 2.1-foot side yard setback for a drive aisle (vs. 5 feet); and (d) a 2.5-foot setback for EV spaces (vs. 5 feet). The loading zone width variance was withdrawn after the applicant agreed to restrict truck access to WB-50 vehicles. Testimony was provided by engineer Joe Holzapfel (Bowler Engineering), architect John Menino (Sermonera Architect), traffic engineer Elizabeth Dolan (Dolan & Dean Consulting Engineers), and planner Paul Ricci (177 Monmouth Avenue). The board discussed: tree preservation and landscaping plans (277 new plantings, 177 trees, with a contribution in lieu to comply with the tree replacement ordinance); compliance with all staff reports (engineering, fire, health, environmental commission); a request for a sidewalk waiver along Davidson Avenue, which was denied—the board directed inclusion of sidewalks after a discussion on the need to improve walkability in the area; and a request for a more specific no-idling sign at loading docks (SKU K2-1294-NJ). The applicant agreed to all conditions.
• Odin Dhun LLC / PLN-24-00007 – Preliminary & Final Major Subdivision w/ Variances: The applicant proposed a 16-lot subdivision (14 buildable single-family lots, one stormwater basin lot, one private road lot) at 295 Cedar Grove Lane (Block 508.02, Lot 12) in the R-40 zone. Variances sought were: (a) lot frontage reductions for two corner lots (167.32 ft and 133.68 ft vs. 200 ft required); (b) impervious coverage for the roadway lot. The board extensively discussed: the gated entrance with automated gate system for a 14-home private community (board members expressed concerns about practicality for deliveries, emergency access, and aesthetic overkill; applicant noted the gate is siren-activated and defaults to open in emergencies but agreed to reconsider); the cluster development option recommended by staff (the applicant declined, citing economic reasons and that the current plan is a permitted use, though the board emphasized that cluster could preserve more trees with only one variance); tree preservation (the engineer presented an exhibit showing 44 trees over 16 inches that could be saved, but the board wanted more analysis of options to maximize preservation); and the need to secure sewer capacity approvals from Franklin Township Sewer Authority before final plat signing. The hearing was left open, and the board directed the applicant to meet with Planner Mark Healey to explore alternatives (cluster, reduced lot count, or enhanced buffers) and to present an options analysis. The application was carried to the January 22, 2026 meeting.

Key Outcomes

• Davidson Properties LLC: Approved unanimously (7-0) for preliminary and final major site plan approval, conditional use approval, and the requested C-2 variances (combined side yard setback, drive aisle width, parking area setbacks, and EV space setback), subject to conditions including: compliance with all staff reports; inclusion of sidewalks along Davidson Avenue; installation of a state-specified no-idling sign; revision of the tree planting plan for consistency; and removal of loading zone width variance (WB-50 truck restriction).
• Odin Dhun LLC: The hearing was carried to January 22, 2026, at 7:30 PM (same location, 475 Demott Lane). The applicant does not need to re-notice. The board directed the applicant to engage with Planner Mark Healey to produce an options analysis comparing the current plan, a cluster option (requiring a single C-2 variance for cluster use), and a middle-ground plan with enhanced tree preservation. The board also made clear that the gated entrance is not a requirement and that sewer capacity approvals must be obtained before any land disturbance.
• Reorganization: Chairperson (Michael Orsini), Vice Chairperson (Charles Brown), and Board Attorney (Clarkin & Vignuolo) were all appointed unanimously for 2026.
• Master Plan Reexamination: Planner Mark Healey distributed a draft reexamination report (required by March 2026). A work session is scheduled for January 21, 2026, with a public hearing planned for February 18, 2026. The board also noted a special meeting on January 14, 2026, for a public hearing on the B-I zone study and related draft ordinance.