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Record of Proceedings

Franklin Township Planning Board Meeting - February 18, 2026

Planning Board — Wednesday, February 18, 2026
BodyFranklin Township, New Jersey
SessionPlanning Board
DateWednesday, February 18, 2026
StatusFILED
Video Record
0:00 / 14:29

Transcript — Verbatim
0:51

And with that, let's say the Pledge of Allegiance.

0:56

I pledge allegiance to the flag of the United States of America and to the Republic for which it stands.

1:04

One nation under God, indivisible with liberty and justice for all.

1:16

Councilman Embarrison.

1:19

Here.

1:19

Theodore Chase?

1:21

Here.

1:21

Robert LeCourt.

1:22

Mark Dancy.

1:24

Jennifer Ragnow?

1:25

Here.

1:25

Mahear Rafi.

1:26

Here.

1:26

Charles Brown.

1:27

Here.

1:28

Robert Thomas.

1:29

Here.

1:29

And Chairman Orsini.

1:31

Here.

1:32

So we will be getting a new old board member, Sammy Shabon back.

1:38

Uh since it's Ramadan, though he will not be here tonight, so we will swear him in in a future meeting.

1:43

Glad to have him back.

1:46

Minutes.

1:47

Let's just do those, then we have a couple of resolutions, discussion, and we'll get to the uh fair share plan and master plan.

1:55

So can't uh vote this even for the minutes.

1:59

Uh Rom can't?

2:01

It's correct.

2:01

Okay.

2:02

Okay, so I'll make a I'll make a motion to approve the regular minutes from the meeting of January the 7th.

2:09

Second.

2:11

Theodore Chase?

2:12

Yes.

2:12

Robert Le Court?

2:13

Yes.

2:14

Mark Dancy?

2:14

Yes.

2:15

Jennifer Ragnow?

2:16

Yes.

2:16

Mahir Rafique?

2:18

Yes.

2:18

Charles Brown?

2:19

Yes.

2:20

Robert Thomas?

2:21

Yes.

2:21

And Chairman Orsini.

2:23

Yes.

2:25

Resolution for Davidson Properties, the initial resolution for the small warehouse off of Davidson, PLN 23007.

2:34

Motion to approve.

2:35

Second.

2:37

Theodore Chase?

2:38

Yes.

2:39

Robert LeCourt?

2:40

Yes.

2:40

Mark Dancy.

2:42

Jennifer Ragnow?

2:43

Yes.

2:43

Mahir Rafik?

2:44

Yes.

2:44

Charles Brown?

2:45

Yes.

Discussion Breakdown — Share of Meeting
Procedural█████████████████████████████████████████████50%
Affordable Housing███████████████████████26%
Land Development████████████████18%
Miscellaneous█████6%
Summary of Proceedings

Franklin Township Planning Board Meeting - February 18, 2026

The Franklin Township Planning Board met on Wednesday, February 18, 2026, at 12:30 PM. The board addressed several resolutions, adopted a revised affordable housing development fee ordinance, held hearings and adopted the fourth round Housing Plan Element and Fair Share Plan Addendum (2025-2035), and adopted the Reexamination of the Master Plan and Development Regulations. All actions were taken unanimously with noted recusals on one resolution. No members of the public were present for comment.

Consent Calendar

  • Minutes: Regular minutes from the January 7, 2026, meeting were approved unanimously.
  • Resolution – Davidson Properties, LLC (PLN-23-00007): Initial resolution for a small warehouse off of Davidson Avenue approved unanimously.
  • Resolution – 50 Atrium Drive, LLC (PLN-22-00005 extension of time): Extension of time granted on a 5-0 vote (four members recused: Councilman Embarrasson, Mark Dancy, Jennifer Ragnow, and Charles Brown).
  • Resolution – Macedonia Church of God in Christ International (PLN-21-000022): Resolution to eliminate a condition regarding parking with B and C Bank approved unanimously (four votes cast: Theodore Chase, Mahir Rafik, Robert Thomas, Chairman Orsini yes).

Discussion Items

  • Ordinance #4496-26 – Affordable Housing Development Fees: Board member Mark Dancy presented the ordinance as a standard model ordinance adopted to comply with new state rules. He noted no substantive changes to fee percentages for residential and non-residential developers. The board voted unanimously to approve the ordinance as consistent with the master plan.
  • Housing Plan Element and Fair Share Plan Addendum – Fourth Round (2025-2035): This hearing involved amendments to the township’s fair share plan following challenges and a court order. The sole substantive change was the addition of the Dunbar Homes site in front of Hempstead Gardens at eight units per acre with a 20% affordable housing set aside. No public comments were received. The board voted unanimously to adopt the addendum as part of the master plan.
  • Reexamination of Master Plan and Development Regulations: Board member Mark Dancy explained the mandatory 10-year reexamination under the Municipal Land Use Law. The board had held work sessions and incorporated member comments into the draft. The reexamination document identifies completed recommendations and a matrix of future actions. After a public hearing with no speakers, the board voted unanimously to adopt the reexamination document.

Key Outcomes

  • All resolutions and ordinances were adopted without opposition.
  • The Housing Plan Element and Fair Share Plan Addendum for the fourth round (2025-2035) was adopted, incorporating the Dunbar Homes site.
  • The Reexamination of the Master Plan and Development Regulations was adopted. The board will prioritize outstanding items in a matrix format at the next meeting on March 4, 2026.
  • Chairman Orsini noted that Sam Shaban will be sworn in at a future meeting due to his absence during Ramadan.
  • The board acknowledged Black History Month and Ramadan.

Meeting Transcript

And with that, let's say the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America and to the Republic for which it stands. One nation under God, indivisible with liberty and justice for all. Councilman Embarrison. Here. Theodore Chase? Here. Robert LeCourt. Mark Dancy. Jennifer Ragnow? Here. Mahear Rafi. Here. Charles Brown. Here. Robert Thomas. Here. And Chairman Orsini. Here. So we will be getting a new old board member, Sammy Shabon back. Uh since it's Ramadan, though he will not be here tonight, so we will swear him in in a future meeting. Glad to have him back. Minutes. Let's just do those, then we have a couple of resolutions, discussion, and we'll get to the uh fair share plan and master plan. So can't uh vote this even for the minutes. Uh Rom can't? It's correct. Okay. Okay, so I'll make a I'll make a motion to approve the regular minutes from the meeting of January the 7th. Second. Theodore Chase? Yes. Robert Le Court? Yes. Mark Dancy? Yes. Jennifer Ragnow? Yes. Mahir Rafique? Yes. Charles Brown? Yes. Robert Thomas? Yes. And Chairman Orsini. Yes. Resolution for Davidson Properties, the initial resolution for the small warehouse off of Davidson, PLN 23007. Motion to approve. Second. Theodore Chase?

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