Franklin Township Planning Board Meeting – October 7, 2026

The Franklin Township (New Jersey) Planning Board met on Wednesday, October 7, 2026, for a brief agenda with no public hearings. The board approved two time-extension resolutions, reviewed a cluster subdivision ordinance amendment referred from the master plan, and discussed future planning items including a possible high school pathway and Franklin 250 events. Mahir and Mark Dancy were excused; Jennifer Ragno and Charles Brown did not vote on the minutes or the two resolutions.

Roll Call and Minutes

• Chairman Arsini stated that adequate notice had been given under the Open Public Meetings Act and led the Pledge of Allegiance.
• The board approved the minutes of the regular meeting of August 5, 2026. Jennifer Ragno and Charles Brown did not participate in the vote.

Resolutions

• L'Oreal USA Products, Inc. / PLN-21-00021: The board approved a one-year extension of time permitted by law. The motion passed by the eligible members; Ragno and Brown did not vote.
• Cal-Sterling Franklin, LLC / PLN-21-00009: The board approved an extension for the last multifamily apartment building permitted in the original plan but never built because of a water-related issue that has since been resolved. The motion passed by the eligible members; Ragno and Brown did not vote.

Discussion: Ordinance 4517-26 – Cluster Subdivision Amendments

• Mark Healy presented the referral. The ordinance streamlines inconsistent cluster subdivision provisions and provides more flexibility without increasing density. Healy cited benefits including less infrastructure, fewer hard surfaces, less stormwater runoff, and reduced site disturbance and tree removal.
• Charles Brown asked about potential downsides such as closer social contact, noise complaints, and maintenance of preserved land. Healy responded that clustered lots remain relatively large, noting that an R40 zone could cluster down to R15 or R20 lots of about one-third to one-half acre, and that approximately 30 parcels totaling more than 1,000 acres have been preserved, mostly as public open space or HOA-owned conservation easement land. Ted Chase added that residents choose to buy in cluster subdivisions and that HOA arrangements or police handle any resulting friction.
• Ted Chase also questioned the phrase recently cultivated farm fields and why the agricultural cluster option, AC, still appears in some ordinance tables. Healy explained that AC must remain for Wildflower Ridge, which was subdivided under that option, but the revised ordinance prevents new subdivisions from using AC in the future.
• The board voted to find Ordinance 4517-26 not inconsistent with the master plan, then adopted a pro forma resolution endorsing the ordinance and recommending it to the Township Council.

Public Comments

• No members of the public spoke, and the board did not open the public comment period.

Board Comments and New Business

• Jennifer Ragnow commented on increased teen use of e-bikes and e-scooters, said she supports them if used safely, and cited a bus driver shortage. She asked about completing a sidewalk or path connection to the high school and middle school and suggested using the sidewalk fund. Chairman Arsini said the board could amend the master plan to include such a connection, and he also noted that Franklin is home to 22 miles of the D&R Canal, the largest share of any municipality along the canal.
• Robert LeCourt gave a Franklin 250 update: an event at Rockingham on October 10 with John Adams reenactor Dixon Payton speaking at 2 p.m., an October 24 library talk on the Treaty of Paris and Article 7, and October 30 ghost stories at the gazebo from 6:30 to 8 p.m. All events are free; a larger event is being planned for April 24 of next year, pending grant approval.

Key Outcomes

• Approved August 5, 2026 minutes.
• Approved L'Oreal USA one-year time extension.
• Approved Cal-Sterling Franklin time extension.
• Found Ordinance 4517-26 not inconsistent with the master plan and adopted a pro forma resolution recommending it to council.
• Staff agreed to provide the resolution to Christine by the next day so council can consider it at its next-week meeting.
• Discussed but took no formal action on a potential master plan amendment for a high school/middle school pathway.
• Adjourned by consensus.