Franklin Township Planning Board Meeting - January 21, 2026

At its meeting on January 21, 2026, the Franklin Township Planning Board approved several resolutions and ordinances related to the Master Plan re-examination, affordable housing zones, and relief of conditions for two prior applications. The board also held a continued hearing for a major subdivision application (Odin Dhun LLC) and scheduled a dedicated work session for the Master Plan re-examination report for February 4. All votes were unanimous.

Consent Calendar

• Resolution for Master Plan Re-exam BI Zone: The board voted 5-0 to adopt a resolution memorializing the Master Plan re-examination for the BI zone, previously passed on January 14, 2026. (Theodore Chase, Robert LeCourt, Maheer Rafique, Robert Thomas, Chairman Orsini all voting yes.)

Discussion Items

Relief of Condition – Macedonia Church of God in Christ International (PLN-21-00022)

• Attorney Peter Lamford requested removal of a condition requiring a parking agreement with PNC Bank. He explained that during the hearing, the board had determined such an agreement was not reliable because it was terminable on 30 days' notice. The applicant later reduced seating and provided sufficient parking on-site and at an RPM lot. The condition had inadvertently remained in the resolution. The board agreed and voted unanimously to grant relief of condition.

Extension of Time – 50 Atrium Drive LLC (PLN-22-00005)

• Peter Lamford also requested an extension of approval for a warehouse expansion (71,000 sq ft) at the former convention center on Davidson Avenue. Plans are complete but construction has not started due to financing and market conditions. The board approved a one-year extension to December 31, 2026, over the requested two years, voting unanimously.

Ordinances for Affordable Housing Zones (Fourth Round Fair Share Plan)

• Mark Dancy (board attorney) and Vince Dominac (Economic Development Coordinator) presented five ordinances that implement the township's adopted fair share plan. All except one (Dunbar Homes) were part of the original plan approved in 2025. Dunbar Homes (55 units, 20% affordable) was added per mediation with a judge. The board confirmed each ordinance is consistent with the Master Plan and voted separately:
  • Ordinance #4489-26 (MFIZ-4): 5-0
  • Ordinance #4490-26 (MFIZ-2): 5-0
  • Ordinance #4491-26 (MFIZ-1): 5-0
  • Ordinance #4492-26 (MFIZ-5): 5-0
  • Ordinance #4493-26 (Area in Need of Redevelopment – Frank Boulevard site): 5-0

Public Comments & Testimony

• No members of the public spoke during the general public comment period or during the Odin Dhun hearing.

Hearing – Odin Dhun LLC (PLN-24-00007) – Continued to March 4, 2026

• The applicant (represented by attorney Tim Arch) seeks preliminary and final major subdivision approval for 16 lots (14 buildable) at 295 Cedar Grove Lane (R-40 zone). The hearing was continued from a prior meeting. The board heard testimony from arborist Matthew Weibel and planner Alison Coffin.
  • Arborist Testimony: Mr. Weibel surveyed 140 trees over 16 inches DBH. He recommended removal of 12.9% due to poor condition and 12.1% because they are invasive. Only 4 trees were in good condition; most were fair. After meetings with township professionals, the applicant increased tree buffers from 15 feet to 40 feet on north and south sides and 25 feet on the west side. This will preserve 51 trees over 16 inches (up from 42 in the original plan). The exhibit (A3) was marked for identification only; full engineering details will be provided at the next hearing.
  • Planner Testimony: Ms. Coffin addressed two C variances for reduced frontage on corner lots (133 ft and 167 ft instead of 200 ft) along Cedar Grove Lane, caused by the curvature of the proposed private road and required curb returns. She argued the variances meet both C1 hardship and C2 flexible standards, as the lots are otherwise conforming and the subdivision provides appropriate density without direct access to Cedar Grove Lane.
  • Board Discussion: Board members expressed a preference for clustering to preserve more trees, but acknowledged the applicant is not required to use that option. The board requested a clean aerial exhibit with limit of disturbance, comparison with original plan, and detailed grading/stormwater plans. The deadline for revised submissions is February 9 for staff review. The hearing will continue on March 4, 2026 at 7:30 PM at 475 DeMott Lane.

Work Session – Master Plan Re-examination

• The board discussed the draft 2026 Re-examination Report (revised second draft). Chairman Orsini noted the February 4 meeting will be dedicated solely to this topic; no applications will be heard. Board members are to submit comments by email. Discussion included:
  • Clustering: Ted Chase suggested simplifying and possibly creating two separate cluster regulations (small-lot preservation vs large open-space clusters). Mark Dancy agreed to include a recommendation to review cluster standards.
  • Sidewalks: Jennifer Ragnow (by email) proposed guidance for sidewalk placement; Dancy will add it to the report.
  • Outdoor Storage: Bob Thomas raised concerns about unregulated outdoor storage facilities that may blur into junkyards. The board agreed to add a recommendation to study and regulate outdoor storage as a conditional use in appropriate zones.
  • Map Correction: Ted Chase noted a discrepancy in Skillman Lane zoning (R-40 vs A) that should be verified.
• The board will aim to approve the re-examination report on February 18, 2026.

Key Outcomes

• All five resolutions and ordinances passed unanimously (5-0).
• The Odin Dhun hearing was formally carried to March 4, 2026; no additional public notice is required.
• The February 4, 2026 meeting will be a work session exclusively for the Master Plan re-examination.
• Staff will provide revised reports for Odin Dhun by February 9 if the applicant submits plans by then.