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Record of Proceedings

Franklin Township Planning Board Regular Meeting - August 5, 2026

Planning Board — Wednesday, August 5, 2026
BodyFranklin Township, New Jersey
SessionPlanning Board
DateWednesday, August 5, 2026
StatusFILED
Video Record
0:00 / 31:18

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:00

With the open public meetings act PL 1975 Chapter 231 adequate notice of this regular meeting of the planning board of the township has been provided.

0:08

If everyone could please stand for the Pledge of Allegiance.

0:12

I pledge allegiance to the fly of the United States of America.

0:17

And to the Republic for which it stands one nation under God indivisible for liberty and justice for all.

0:36

Yeah, I'm just getting ready to call roll.

0:38

Uh Jennifer Ragnow, Mihir Rafik, and Charles Brown uh requested to be excused this evening.

0:45

Councilman Embarrison?

0:47

Here.

0:47

Theodore Chase?

0:49

Robert Lecourt.

0:50

Mark Dancy.

0:52

Robert Thomas.

0:53

Here.

0:54

Sammy Shabon?

0:55

Chairman Orsini.

0:57

Here.

0:58

Um not an atypical first week of August agenda.

1:04

It should be fairly quick if everybody cooperates.

1:08

So minutes.

1:10

Regular meeting for June 3rd.

1:12

Everybody can vote except Sammy.

1:16

Motion to approve.

1:17

Second.

1:20

Councilman Embarrison?

1:21

Yes.

1:22

Theodore Chase?

1:23

Yes.

1:23

Robert Le Court.

1:24

Yes.

1:24

Mark Dancy.

1:25

Yes.

1:26

Robert Thomas.

1:27

Yes.

1:27

Chairman Orsini.

1:29

Yes.

1:30

And the minutes from the regular meeting of June 17th, 2026.

1:34

Councilman Embarrison, Mark Dancy, and Sammy Shabon cannot vote.

1:40

Move to approve.

1:41

Second.

1:44

Theodore Chase.

1:45

Robert Le Court.

1:46

Yes.

1:47

Robert Thomas.

1:48

Yes.

1:48

Chairman Orsini.

1:50

Yes.

1:52

We have two resolutions.

1:54

First one, um IDIL Davidson LLC extension of time.

1:59

So I would move to approve that resolution.

2:02

Second.

2:03

Councilman Embarson.

2:05

Yes.

2:05

Theodore Chase.

2:06

Yes.

2:08

Robert Thomas.

2:09

Yes.

2:09

And Chairman Orsini.

2:11

Yes.

2:12

And the second resolution is AP Realty Group.

2:16

LLC.

Discussion Breakdown — Share of Meeting
Land Development██████████████████████████████████████████42%
Procedural█████████████████████21%
Water And Wastewater Management███████████11%
Arts And Culture███████████11%
Historic Preservation██████████10%
Environmental Protection█████5%
Summary of Proceedings

Franklin Township Planning Board Regular Meeting - August 5, 2026

The Franklin Township Planning Board held a regular meeting on August 5, 2026. The meeting covered routine approvals, an extension for L'Oreal, a public hearing for a second apartment building by Cal-Sterling, and board updates on the D&R Canal master plan and Franklin 250 celebrations.

Consent Calendar

  • Minutes: Approved from June 3, 2026 (vote: 7-0 with Sammy Shabon abstaining) and June 17, 2026 (vote: 5-0 with Councilman Embarrison, Mark Dancy, and Sammy Shabon not voting).
  • Resolution IDIL Davidson LLC: Extension of time approved (vote: 4-0; members excused did not vote).
  • Resolution AP Realty Group LLC: Memorialization approved (vote: 6-0; Sammy Shabon not voting).

Discussion Items

  • L'Oreal USA Products, Inc. Extension of Time: Sean McGowan (attorney) requested a one-year extension to August 7, 2027, for a previously approved 156,000 sq ft expansion. The board approved unanimously (7-0).

Public Hearing: Cal-Sterling Franklin, LLC (PLN-21-00009)

  • Purpose: Preliminary & final major site plan with variances to construct the second 30-unit apartment building at Spangenberg Lane (Block 507.40 Lot 2). The first building is under construction; water allocation issues delayed the second.
  • Applicant Presentation: Stephen Katz (attorney) and James Ward (engineer) confirmed no changes from the original plan. Water permit is about to be submitted to NJDEP; water is available for the first building and fire hydrants.
  • Public Comment: Barbara August (50 Spangenberg Lane) asked about water and landscaping. Applicant clarified water will be secured via a master permit, and landscaping will be completed before certificate of occupancy.
  • Board Action: Motion to approve with condition to comply with all staff reports. Approved unanimously (7-0).

Key Outcomes

  • Cal-Sterling approval: Second 30-unit building approved; applicant must comply with Environmental Commission recommendations (EV spaces, native landscaping, downward lighting).
  • L'Oreal extension: Approved to August 7, 2027.
  • Routine approvals: All consent calendar items approved.

Board Comments & Updates

  • D&R Canal Master Plan: Chairman Orsini reported a July 29 public meeting. Key points: first update since 1989, historic structures report, trash receptacles at causeways. Theodore Chase discussed potential use of canal houses for hikers/bicyclists. Franklin Township has 22 linear miles of canal, the most of any township.
  • Franklin 250: Bob (likely Robert Lecourt) reported over 350 coins sold; upcoming events include a family night at Patriots Ballpark on August 15 ($10 tickets, parade, game, fireworks), John Adams interpretation at Rockingham on October 10, and Franklin Day on September 26. A flag with nearly 400 signatures will go into a time capsule.
  • Master Plan: Mark Dancy noted progress on resolutions; council guidance needed before next round in fall.
  • Future Meetings: September 2 meeting likely cancelled; a work session may be scheduled. Next hearing is October 21.

Adjournment

Meeting adjourned after board comments.

Meeting Transcript

With the open public meetings act PL 1975 Chapter 231 adequate notice of this regular meeting of the planning board of the township has been provided. If everyone could please stand for the Pledge of Allegiance. I pledge allegiance to the fly of the United States of America. And to the Republic for which it stands one nation under God indivisible for liberty and justice for all. Yeah, I'm just getting ready to call roll. Uh Jennifer Ragnow, Mihir Rafik, and Charles Brown uh requested to be excused this evening. Councilman Embarrison? Here. Theodore Chase? Robert Lecourt. Mark Dancy. Robert Thomas. Here. Sammy Shabon? Chairman Orsini. Here. Um not an atypical first week of August agenda. It should be fairly quick if everybody cooperates. So minutes. Regular meeting for June 3rd. Everybody can vote except Sammy. Motion to approve. Second. Councilman Embarrison? Yes. Theodore Chase? Yes. Robert Le Court. Yes. Mark Dancy. Yes. Robert Thomas. Yes. Chairman Orsini. Yes. And the minutes from the regular meeting of June 17th, 2026. Councilman Embarrison, Mark Dancy, and Sammy Shabon cannot vote. Move to approve. Second. Theodore Chase. Robert Le Court. Yes. Robert Thomas. Yes. Chairman Orsini. Yes. We have two resolutions. First one, um IDIL Davidson LLC extension of time. So I would move to approve that resolution. Second.

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