Franklin Township Planning Board Meeting – June 3, 2026

The Franklin Township Planning Board met on June 3, 2026, to consider routine approvals, a discussion of the BI Zone ordinance, and a public hearing for a minor subdivision. The board unanimously approved minutes, resolutions for IONNA and Odin Dun, and the AP Realty subdivision with conditions. The board voted that the council's proposed BI Zone ordinance is not inconsistent with the master plan.

Consent Calendar

• Minutes of the regular meeting of April 15, 2026, approved unanimously.
• Resolution for IONNA, LLC (PLN-26-00002) – charging stations at Wawa – approved unanimously.
• Resolution for Odin Dun, LLC (PLN-24-00007) – subdivision on Cedar Grove – approved unanimously. The resolution includes restrictions that no soil can be turned until approval from the sewerage authority.

Discussion Items: BI Zone Ordinance Review

The board reviewed Ordinance #4507-26, amending the Business Industry (BI) Zone regulations, referred by the Township Council. The board's role was to determine consistency with the master plan. Planner Dave Roberts presented a memo finding the ordinance not inconsistent. Key modifications in the council's ordinance:

• Limits warehouse development to low intensity only (max 150,000 sq. ft.), whereas the board recommended two tiers.
• Requires warehouses within one road mile of an I-287 interchange and no closer than 500 feet from any residential zone boundary.
• Data centers removed as a permitted use.
• Additional oversight: applicants must submit truck routes for board approval; loading docks regulated; floor area ratio prevents circumvention.
• Board member Ted Chase expressed concern about the 500-foot setback, suggesting 250 feet might be more appropriate to encourage development, but acknowledged it was a minor detail.
• The board voted unanimously (9-0) that the ordinance is not inconsistent with the master plan and referred it back to council for final reading.

Public Hearing – AP Realty Group Subdivision (PLN-26-00006)

The applicant sought minor subdivision approval with variances to subdivide 426 Ralph Street into three lots in the R-7 zone. Variances requested: lot frontage (50 ft vs. 75 ft required) and effective square (55x50 vs. 55x55) for the 10,000 sq. ft. lot.

• Engineer/Planner Paul Fletcher testified that all proposed homes would conform to bulk standards except frontage. He presented an exhibit showing that within 200 ft radius, 38% of lots are non-conforming in lot width; within 300 ft, 46% are non-conforming, indicating consistency with neighborhood character.
• The applicant agreed to comply with all TRC and Environmental Commission recommendations, including native species, additional tree planting, and installation of a sidewalk.
• Public comment: Willie Sanders, neighbor at 410 Ralph Street, asked about a previous owner's claim that subdivision was not allowed due to a storm drain easement. Applicant's attorney stated the proposal avoids interfering with the easement.
• The board approved the application unanimously with conditions including sidewalk installation, native plantings, additional trees in consultation with staff, and compliance with all TRC/EC reports.

Key Outcomes

• Minutes, Resolutions: Approved unanimously.
• BI Zone Ordinance: Board deemed it not inconsistent with master plan (9-0) and referred to council.
• AP Realty Subdivision: Approved with conditions (9-0).
• Next Steps: Mark Dancy noted the first ordinance from the master plan update has been introduced to council; he is preparing the next round of amendments.