Franklin Township, NJ Planning Board
Sundays tracks every public Planning Board meeting in Franklin Township, NJ and summarizes what was decided — master-plan re-examinations, redevelopment areas, rezonings and land-use ordinances. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 140 items on file; most recent August 15, 2026.
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Second reading and adoption: Creating Chapter 315 (Short-term rentals)
Council held the public hearing and adopted Ordinance 4516-26 creating a new Chapter 315 regulating short-term rentals. One speaker supported regulation but asked Council to table or amend the ordinance to allow certain secondary residences; Council discussed late correspondence from Airbnb and proceeded to adopt.
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Question and response — anticipated timing for water approval related to Cal Sterling
A Board member asked about the expected timing for water approval for the Cal Sterling project. Staff responded that New Brunswick had provided water figures, the applicant was running numbers, and NJDEP approval typically takes four to six months, with an expectation of end of year or beginning of spring.
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Additional community event note — August 15 ballgame and fireworks (India Independence Day)
A Board member added that August 15 would include a ballgame and fireworks, also noting it coincides with India’s Independence Day. Tickets were stated as still available, with a link on the Township website, and the ticket price was stated as $10.
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Franklin 250 — events and commemorative items update
A Board member provided updates on Franklin 250 events, including a family night at Patriots Ballpark, sales of commemorative coins, a Franklin 250 flag signature project for a time capsule, and upcoming events including Franklin Day and a Rockingham presentation.
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Master plan update process — status and anticipated next resolutions
A Board member reported that additional master plan-related resolutions were being developed, with recent resolutions already completed and further guidance needed from Council. The next tier of resolutions was anticipated for early fall (September/October).
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D&R Canal State Park Master Plan meeting — Board member update and comments
Board members reported on a well-attended July 29 community meeting at the senior center regarding the D&R Canal master plan, including public feedback activities and concerns about trash receptacles at causeways. They also discussed emphasis on historic structures and potential uses for canal houses.
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Approval — Cal Sterling application to proceed with second building and site improvements (subject to staff reports)
The Board approved the Cal Sterling application to proceed with the second building and related site improvements, conditioned on compliance with staff/professional reports. The motion passed unanimously.
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Public comment period — Cal Sterling application (water and landscaping questions)
During the public hearing on the Cal Sterling application, one resident asked whether the water issue was resolved and sought clarification on landscaping. The applicant’s attorney responded that water permitting was being pursued concurrently and that landscaping would follow the previously approved plan and be required before certificates of occupancy.
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Cal Sterling — application to construct second multi-family building (testimony and Board review)
The applicant’s attorney presented an application to proceed with construction of the second of two previously approved 30-unit buildings and related site improvements. The Board discussed water allocation status, professional reports, and Environmental Commission comments including EV spaces, invasive species landscaping, and lighting.
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Public comment period — general planning comments (opening)
The Chair opened the meeting for general public comments on planning matters not tied to a separate hearing. No members of the public came forward, and the Board closed the comment period.
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L’Oréal USA Products Inc. — extension of time for prior approval (100 Commerce Drive)
The Board granted L’Oréal USA Products Inc. a one-year extension of time related to a previously approved 156,000 square foot expansion at 100 Commerce Drive, setting the new deadline as August 7, 2027.
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AP Realy Group LLC — memorialization of approval
The Board approved a resolution memorializing approval for AP Realy Group LLC. One member stated they could not vote; the remaining members voted in favor.
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ILD Davidson LLC — extension of time
The Board acted on a resolution for ILD Davidson LLC regarding an extension of time and approved it by unanimous vote.
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First Reading/Introduction: Creating New Chapter 315 Short-Term Rentals
The Council introduced Ordinance 4516-26 on first reading to create a new Chapter 315 regulating short-term rentals, with a public hearing/second reading scheduled for August 11, 2026; Council members thanked residents for testimony about neighborhood impacts.
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First Reading/Introduction: Replace Prior Cannabis Ordinance by Rescinding Chapter 20/Chapter 92 Cannabis and Creating New Chapter 22 Cannabis
The Council introduced Ordinance 4515A-26 on first reading as a substitute for a previously introduced cannabis ordinance, rescinding the prior cannabis chapter and replacing it with a new Chapter 22; the Council amended proposed license fee tiers for cultivators and manufacturers before introducing the ordinance.
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Second Reading/Public Hearing: Update of Planning and Zoning Fees and Escrow Deposits
The Council held a public hearing and adopted Ordinance 4510-26 updating planning and zoning fees and escrow deposits.
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Second Reading/Public Hearing: Amendments to Land Development Regulations Implementing 2026 Master Plan Re-examination Recommendations
The Council held a public hearing and adopted Ordinance 459-26 amending land development regulations to implement recommendations from the 2026 master plan re-examination adopted by the Planning Board in February 2026.
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Council/Staff Responses to Public Comment: Short-Term Rentals, Councilmember Address Disclosure, Convenience Center, Neighboring Development Coordination, and Short-Term Rental Ordinance Provisions
The Township Manager and Council addressed public comments, stating the short-term rental ordinance would prohibit weekend rental of a week dwelling, referenced existing zoning/noise rules, explained Daniel’s Law limits address disclosure, provided updates on online payments and hours at the convenience center, discussed home rule limits on cross-municipal coordination, and cited specific short-term rental ordinance provisions on noise, parking, and occupancy.
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Public Comment Period (Unanimous Consent Opened): Convenience Center Fees/Hours, Neighboring Development Coordination, Short-Term Rentals, Councilmember Residency/Disclosures, and Cannabis License Fees
The Council opened a public comment period by unanimous consent. Residents raised questions about convenience center brush pass fees and online payment, coordination with New Brunswick on a redevelopment affecting traffic, concerns about a Council member’s residency and disclosures, extensive complaints about short-term rental party activity on Copper Mine Road, and objections from cannabis businesses to proposed local license fees.
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Responses to public comment: gasoline pricing, pool parties, rumble strips, and traffic signal study
Officials responded that gasoline pricing is regulated by the State, discussed ongoing attention to pool-party zoning issues, stated Amwell Road is a county road requiring county action for rumble strips, and reported that traffic studies are underway for a possible signal at JFK Boulevard/Winston Drive.
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Ordinance 4510-26 (First Reading/Introduction): Update Planning and Zoning Fees and Escrow Deposits
The council introduced Ordinance 4510-26 on first reading to update planning and zoning fees and escrow deposits, noting fees had not changed in a decade and were intended to cover review and permit issuance costs; public hearing set for July 14, 2026 at 7:00 p.m.
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Ordinance 459-26 (First Reading/Introduction): Amend Chapter 112 Land Development to Implement Recommendations from 2026 Master Plan Re-examination
The council introduced Ordinance 459-26 on first reading to implement various recommendations from the 2026 master plan re-examination and set a public hearing for July 14, 2026 at 7:00 p.m.
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Commercial water usage review and sewer billing/EDU discussion (including data centers)
The Executive Director reported follow-up on a councilman’s concern about high commercial water use. A report identified 100–150 commercial entities using at least 1 million gallons, with the top 10 using almost 30 million gallons. The authority discussed billing models (flat rate EDUs vs metered), auditing and reassessing accounts (including a data center example), and options to require metering/sampling under existing rules.
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Committee reports: climate change research symposium; hazard vulnerability assessment requirement; grants and Sustainable Jersey resources
A commissioner reported attending a climate change research symposium (June 10) and highlighted a regional assistance program presenter discussing funding opportunities. The commissioner emphasized a 2024 municipal land use law change requiring a climate change-related hazard vulnerability assessment as part of the land use element update, and suggested using Sustainable Jersey templates and pursuing grants.
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Board comments and community announcements
Board members and the chair shared announcements, including a June 28 master plan presentation at a church, upcoming community events at Lowenberg/Blowenberg, fireworks on July 2, a flag-signing for the Victory Town Plan, Franklin Day, and a July 8 public reading of the Declaration of Independence.
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Public comment period (general planning comments) — no comments offered
The board opened the meeting to public comment for general planning comments. No members of the public provided comments, and the board closed the public comment period.
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Resolution memorializing approval of updated fees and escrow deposits
After approving the updated fee and escrow schedule, the board adopted a resolution memorializing its action for transmittal back to council. The resolution passed unanimously.
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Amendment to land development application fees, zoning fees, and escrow deposits
Staff presented proposed updates to planning and zoning application fees and escrow deposits, noting the last review was about 15 years ago and that increases were intended to better cover township review costs. The board approved the updated fee and escrow schedule as outlined.
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Endorsement resolution regarding ordinance changes (time-sensitive)
The board attorney advised that ordinance review is typically memorialized by a resolution and noted time sensitivity (30 days). The board adopted a resolution endorsing the changes for council consideration.
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Implementing 2026 re-examination recommendations: board finding ordinance inconsistent with master plan and referral back to council
The board discussed an ordinance intended to implement 2026 re-examination recommendations and stated it was inconsistent with the master plan recommendations. The board voted to refer it back to the council as inconsistent with the master plan.
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Somerset County Open Space item (PLN260000003)
The board approved a resolution identified as PLN260000003 related to Somerset County open space. The item was described as uncontroversial and passed unanimously.
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Old Business: Pathways Trails Plan Adoption Timing Update
The committee reported that the Pathways Trails Plan was scheduled for adoption as part of the master plan on June 4, but the meeting notice was not properly done, requiring renoticing. Adoption was rescheduled to June 18, and members emphasized the plan has been in progress since 2018.
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Meeting Schedule Update
The board discussed upcoming meeting dates, noting a change due to the July 4 holiday and confirming a meeting date in July and a summer break reference for August.
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Adoption: Updated 2025 Pathways & Trails Plan as Part of the Master Plan
The board voted to adopt the updated 2025 Pathways & Trails Plan as part of Franklin Township’s master plan, with members indicating suggested edits would be incorporated.
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Public Comment Period: Pathways & Trails Plan (no speakers)
The board opened a public comment period for the Pathways & Trails Plan adoption. No members of the public spoke, and the comment period was closed.
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Public Comment Period (opened and closed; no comments taken)
The Chair opened a public comment period but, after discussion among board members, it was closed without any public speakers.
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Redevelopment Area Resolution (previously heard)
The board approved a redevelopment area resolution that had been heard at the prior meeting.
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Extension of Time: 789 Hamilton
The board approved a resolution granting an extension of time for 789 Hamilton, with counsel noting the situation and the applicant’s representative present.
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Extension of Time: IDIL/Davidson
The board approved a resolution granting an extension of time for IDIL/Davidson, with the applicant’s representative present at the meeting.
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Planning Board Announcement: Member Departure (Rebecca)
The Chair announced that board member Rebecca would be leaving the board due to moving to another town, and the board expressed appreciation for her service.
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Open Public Comment Session (First Public Comment Period)
Council opened the public comment session by unanimous consent, with a five-minute limit per speaker. Multiple residents spoke on energy infrastructure (Northeast Supply Enhancement/NES project), council transparency and recusals, tax sales and housing affordability, workforce development and infrastructure, ranked-choice voting, Veterans Month recognition, and a zoning advisory board issue.
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Adopted Trails Plan (June 18) and Posting Final Version
The committee reported that the trails plan was adopted on June 18 as part of the master plan, with edits described as “fact” edits, and stated that a final version would be sent and posted to the website.
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Announcements — Next Meeting Date and Start Time; Anticipated Attendance
The Chair announced the next meeting date as August 6 and stated it would start at 6:30 (noting the regular start is 7:30). The Chair referenced upcoming items including “B9” and a Route 27 matter, and anticipated a large gathering based on prior inquiries.
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Carry Application — 500 Atrium LLC (500 Atrium Drive) to October 8, 2025; Extension of Decision Deadline
The Board carried application PLN230000005 (500 Atrium LLC, 500 Atrium Drive) to October 8, 2025 at 7:30 p.m. at 475 DeMott Lane, without further notice. The applicant agreed to extend the decision deadline to October 31, 2025, and the Board discussed timing for submission of revised plans for staff review.
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Public Comment on 500 Atrium Drive Testimony (During Hearing) — No Speakers
The Board opened the public comment portion related to the application testimony. No members of the public came forward, and the Board closed the public comment portion.
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Reopen Public Hearing — 500 Atrium Drive Application (Carried from June 4, 2025)
The Board reopened the public hearing for the 500 Atrium Drive application, which had been carried from June 4, 2025. No public speakers came forward at that time, and the Board closed the public portion before taking applicant testimony.
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General Public Comment (Planning Matters) — Opening Period
The Board opened a general public comment period for planning matters. No members of the public came forward, and the Board closed the comment period.
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Carry Item — NPH Real Estate to September 3, 2025 (No Notification Needed)
The Chair announced that the NPH Real Estate matter would be carried to September 3, 2025, and stated that no notification was needed.
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Correspondence: resident email about neighbor’s caution tape and wildlife concerns (Route 518 area)
The commission discussed an email from a resident living next to a property on County Route 518, objecting to a neighbor placing caution tape around a property perimeter due to concerns wildlife could ingest it. Members discussed that zoning/engineering indicated a landowner can place tape on their own property unless other permit violations exist, and suggested contacting NJDEP if applicable.
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Announcement of next meeting date
The board announced the next meeting date as September 3 (the transcript also includes a reference to September 2, but the final stated date was September 3).
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Adopt technical review committee recommendations and 30 conditions for B9 approval on remand
Board counsel advised that the technical review committee recommended 30 conditions (dated July 29, 2025) to be added to the application pursuant to the court’s remand. The board voted to approve the 30 conditions as recommended by staff and the committee.
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Close public hearing on B9 conditions
After confirming no further speakers, the board closed the public hearing on the B9 conditions discussion by motion and second.
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Board counsel responses to proposed additional conditions and scope limitations
Board counsel responded to requests for additional conditions, emphasizing the limited remand scope and that many requested items were outside the board’s jurisdiction or better addressed through other agencies, township enforcement, or the pending zoning board matter. Counsel recommended not adding the intervenor’s three proposed conditions.
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Applicant counsel objections to proposed conditions and objection to public involvement in conditions-setting
Applicant counsel objected to the board taking public input on conditions and challenged two proposed conditions (Condition 11 and Condition 22). Counsel argued Condition 11 referenced a township code chapter adopted in 2024 and was redundant, and argued Condition 22 improperly restricted permitted uses by requiring a “nature of use” designation under the construction code.
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Public comment period (limited to conditions of approval for B9 Schoolhouse Road remand)
The board accepted public comments limited to proposed conditions for the B9 Schoolhouse Road approval on remand. Residents and intervenor representatives requested additional conditions on access to adjacent properties, soil testing timing, outside-agency approvals before work, noise limits and monitoring, traffic enforcement and surveillance, air quality monitoring, hazardous materials restrictions, landscaping bonds, and construction timelines.
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Procedural and legal overview: court remand and scope of discussion on conditions of approval
Board counsel explained that a Superior Court decision rejected the board’s prior denial of the B9 Schoolhouse Road application and remanded the matter for the limited purpose of imposing reasonable conditions. Counsel set ground rules limiting comments to conditions and noted an appeal is pending in the Appellate Division.
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Resolution regarding HSU Property Holdings LLC
The board considered a resolution concerning HSU Property Holdings LLC. A motion and second were made, and the resolution was adopted by roll-call vote.
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First reading (introduction): Rezoning from GB to R-7 single-family residential; public hearing scheduled
Council introduced Ordinance 4474-25 on first reading to amend land development code (Chapter 112) by rezoning certain lots from the general business (GB) zone to the R-7 single-family residential zone. Council discussed implications for single-family and two-family (duplex) development and noted a public hearing date of September 30, 2025.
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Public comment on PLN240000005 (NPH Real Estate LLC, 390 Davidson Avenue) — opposition citing retail saturation and traffic
During public comment on the NPH Real Estate LLC application, one resident opposed the project, citing existing vacant retail space along New Brunswick Road and concerns about already significant traffic, particularly given nearby developments and other projects described as adding traffic.
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Carry of application: NPH Real Estate LLC (390 Davidson Avenue) to November 5, 2025; continuation without further notice
The Board carried the NPH Real Estate LLC application (PLN240000005) to November 5, 2025 at 7:30 p.m., stating it would proceed as a continuation without further notice, and noting the applicant would revise plans based on Board feedback.
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General public comment period (opened and closed; no speakers)
The Board opened a general public comment period and, seeing no speakers, closed it.
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Carry of application: Davidson Properties LLC, 230 Davidson Avenue, to November 5 (no further notice)
The Board announced that the Davidson Properties LLC application for 230 Davidson Avenue (a small warehouse at the rear of an existing building) was carried to November 5 without further notice.
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Memorializing resolution for ordinance endorsement (Route 27 residential rezoning)
Following the ordinance endorsement vote, the Board adopted a memorializing resolution documenting its action.
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Planning Board endorsement of ordinance to rezone certain residential properties from general business to neighborhood residential along Route 27 redevelopment area
The Board discussed and endorsed an ordinance intended to change zoning for certain residential areas along Route 27 from general business to a neighborhood residential zone, described as consistent with long-standing Master Plan recommendations and intended to prevent highway-oriented commercial uses from encroaching into neighborhoods.
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Adoption of Pathways Trails Plan as an addendum to the Master Plan
The Board voted to approve the Pathways Trails Plan as an addendum to the Township Master Plan, noting it had been heard previously and required a formal vote and memorializing action.
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Next Meeting Announcement
Staff indicated there was nothing further that evening and announced the next meeting date as October 8, with two matters on the agenda.
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Public Hearing Comment: Temple Bethl Somerset PLN25004
During the public hearing for Somerset PLN25004, one nearby resident spoke to confirm the subdivision would result in a single-family residential home and asked whether the existing rabbi’s house would remain. The applicant team confirmed the new lot would be for a single-family home and that the rabbi’s house would remain, though it could be sold in the future.
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Opening Public Comment Period (General Planning Comments; Excluding Temple Bethl Hearing Comments)
The Board opened a public comment period for general planning comments, explicitly stating it was not the hearing for Temple Bethl. No members of the public spoke, and the Board closed the comment period.
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Agenda Update: Onyx 789 LLC Not Heard (New Date TBD)
The Chair announced that the matter for Onyx 789 LLC would not be heard that evening and that a new date would be scheduled and noticed (TBD).
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Correspondence: Email about use of yellow caution tape as property markers
The commission reviewed an email to the Township Manager complaining about neighbors using yellow caution tape and other materials to mark property lines. Members discussed whether it was an environmental issue and suggested referring the matter to zoning/code enforcement or possibly public safety, and responding to the writer accordingly.
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First reading: Add Chapter 198 Generators to prohibit routine use of on-site fossil-fuel generators; hearing set for October 28, 2025
The Council introduced Ordinance 4483-25 on first reading to add Chapter 198 (Generators) prohibiting routine use of on-site generators powered by fossil fuels, petroleum products, or combustible materials. Officials described the ordinance as proactive, aimed at preventing data center-style generator use while preserving emergency home generator use; the hearing was set for October 28, 2025.
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Second reading and final adoption: Amend Chapter 112 land development to rezone lots from general business to R-7 single-family residential
The Council held the public hearing and adopted Ordinance 4474-25 amending Chapter 112 (land development) to rezone certain lots from general business zoning to R-7 single-family residential zoning.
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New business: Sierra Club webinar on PJM grid issues and energy policy discussion
Members summarized a Sierra Club webinar about PJM’s interconnection queue backlog and concerns that PJM favors fossil fuel projects over cheaper solar and wind. The discussion covered Pennsylvania as an energy exporter, New Jersey as an importer, data center electricity demand, public voting transparency, and various energy technologies and resource constraints.
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General public comment (non-application-specific)
The board opened a general public comment period for planning-related comments not specific to the two scheduled hearings. No members of the public spoke, and the board closed the comment period.
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Approval of Resolution B9 (memorializing conditions; subject unclear in transcript)
The board approved Resolution B9, described as memorializing conditions. The transcript does not clearly capture the underlying application or subject matter.
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Designate properties as area in need of redevelopment with condemnation powers (abstention)
The Council voted separately on Resolution 25-464 designating specified blocks and lots as an area in need of redevelopment with condemnation powers; one council member abstained.
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Old Business: Council Testimony on Fossil Fuel Generators and Ordinance Outcome (Update Requested)
A member reported having testified at a council meeting the prior week about fossil fuel generators but could not stay for the vote. Members believed a new ordinance likely passed unanimously and discussed the intent to prevent routine generator use except for emergencies, particularly related to data centers and AI.
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Environmental Commission Self-Assessment Results Discussion
Members reviewed a tabulation of responses to a self-assessment tool. The discussion highlighted strong overall ratings and identified recurring themes, including the need for better liaison attendance and improved communication with township staff, and a desire to be more proactive through master plan sustainability work.
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Chair’s Report and General Updates (End-of-year, vacancies, and board activity)
The chair reported the Commission was nearing year-end and noted a commissioner would be missed starting January 1. Members discussed recruiting interested residents, recent emails to potential candidates, and checked for updates from the zoning and planning boards and a vacant office application.
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Chair report: USGBC LEED for Cities / LEED v5 cohort opportunity
The chair reported receiving an email from the U.S. Green Building Council about a LEED for Cities certification cohort opportunity using the LEED v5 system. The chair described potential requirements (data acquisition/analysis, master plan changes, fees, meetings) and discussed next steps including contacting township staff and attending a webinar.
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Public comment on PLN 24-005 (pedestrian safety, crosswalks, and missing sidewalk connection)
During the NPH Real Estate hearing, members of the public raised concerns about pedestrian safety along New Brunswick Road, including seniors and people using walkers or wheelchairs from a nearby senior community. Commenters urged safe crosswalks/ADA ramps and discussed a missing sidewalk segment near the intersection, suggesting the Township address it through a sidewalk fund or coordination.
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Master Plan re-examination update and schedule (due first quarter 2026)
Staff advised the Board that the required 10-year master plan re-examination is due in the first quarter of 2026, with a goal of adoption around February/March. Staff summarized recently updated master plan elements and described outreach to committees for input on whether elements remain current.
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General public comment period (pre-hearing)
The Chair opened a general public comment period, clarifying that comments on the NPH Real Estate application would occur during that separate hearing. No substantive public comments were recorded during this general comment period, and the meeting moved into staff discussion on the master plan re-examination.
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Carry of an application to January 7 (notice discussion)
The Board discussed carrying an item to January 7 and whether additional notice was required. The Chair stated counsel advised notice was not needed for the carry, and the secretary promptly notified parties after learning a professional could not attend.
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Amendments to bylaws: technology requirement and resubmission narrative requirement
The Board adopted bylaw changes intended to formalize practices for Planning Board and Zoning Board applications. The changes emphasized use of technology for presentations and required applicants to provide a written narrative explaining plan changes when resubmitting. The motion passed unanimously by roll-call vote.
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Adoption of 2026 Planning Board meeting calendar
The Board reviewed the proposed 2026 meeting calendar, including checking for conflicts such as religious holidays and potential cancellations or moved meetings. The Board adopted the calendar by motion, with the motion carrying unanimously.
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Resolution: Peter 500 Atrium LLC
The Board considered a second resolution, identified in the transcript as “Peter 500 Atrium LLC.” The Chair commended the work and attention to detail. The resolution was approved by unanimous roll-call vote as recorded.
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Resolution: Hamilton Street Management LLC (final approval)
The Board acted on a resolution for Hamilton Street Management LLC. The Chair referenced prior preliminary approval and ensuring items were addressed before granting final approval. The resolution passed by unanimous roll-call vote as recorded.
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Board discussion: committee reports concept and upcoming master plan re-examination and BI study hearing
Near the end of the meeting, the Chair suggested using a “committee reports” agenda section for cross-pollination and planning issues. Staff reminded the Board about the required 10-year master plan re-examination (draft provided) and an upcoming BI study-related public hearing, and outlined upcoming work sessions and a target public hearing date.
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Carry notice for Odin Dune LLC hearing to January 21, 2026 (no further notice required)
The Board carried the Odin Dune LLC hearing to January 21, 2026 at 7:30 p.m. at 475 Deont Lane and stated no further notice would be required.
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Opening public comment period (general planning comments)
The Board opened a general public comment period. One resident attempted to ask questions related to the Odin Dune application and sewer issues, and the Chair clarified that application-specific questions would be addressed during the hearing. The public comment period was then closed.
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Appointment of Minor Subcommittee members
The Board discussed rotating membership on the minor subcommittee and appointed Robert Thomas and Mahir Rafi (and referenced a third seat) by motion and roll call vote.
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Appointment of Planning Board Attorney for 2026 (Clark Vignuolo)
The Board interviewed/considered two applicants for Board Attorney and appointed the firm Clark Vignuolo as Planning Board Attorney for 2026. A representative summarized qualifications, and the appointment passed by roll call vote.
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Selection of Planning Board Vice Chairperson (Charles Brown)
The Board nominated and elected Charles Brown as Vice Chairperson. The nomination was seconded and approved by roll call vote.
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Selection of Planning Board Chairperson (Michael Orsini)
The Board nominated and elected Michael Orsini as Planning Board Chairperson. The nomination was seconded and approved by roll call vote.
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Next meeting date announcement
The Board discussed the next meeting date, correcting it to May 20. Members also noted there would not be a hearing for “ordinance number two” at the next meeting and that it might be addressed in June, with one month anticipated as a work session.
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Board comments: suggested sidewalk fund projects and concerns about aggressive tree trimming
During board comments, members discussed potential uses of sidewalk funds to close gaps near One Davidson/New Brunswick Road and other locations, and raised concerns about aggressive tree trimming along roads and near power lines and billboards. No formal action was taken.
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Planning Board work session discussion: proposed ordinance changes based on master plan re-examination (initial set of “low-hanging fruit” items)
The Board held a detailed work session on proposed ordinance changes tied to the master plan re-examination, focusing on removing or relocating outdated or inconsistent provisions, clarifying permitted uses and standards, and making several substantive updates (including shopping center uses, parking for places of worship, and sidewalk requirements). No formal action was taken.
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Public comment period (general planning comments; none offered)
The Chair opened a public comment period for general planning comments not related to the evening’s hearing. No members of the public spoke, and the Board closed the comment period.
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Extension of time for ID Isle Davidson LLC final approval (second one-year extension to May 6, 2027)
The Board granted ID Isle Davidson LLC a second one-year extension of final approval through May 6, 2027. Applicant counsel stated construction was underway but supply chain volatility could cause pauses, and the extension was requested to protect the approval timeline.
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First Reading/Introduction: Amendments to Development Code (Chapter 112) for BI Zone Warehouses and Light Industrial Development
The council introduced Ordinance 457-26 on first reading to amend the township code, particularly Chapter 112 (development), to address light industrial development including warehouses in the business industrial zone and make related land development ordinance amendments. A public hearing/final adoption was scheduled for June 9 at 7:00 p.m.
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Staff and Council Responses to Public Comment (BI zone ordinance, traffic enforcement, signage, parking, and DPW concerns)
The township manager and council members responded to questions raised during public comment, including definitions in the BI zone ordinance, limits of zoning ordinances regarding traffic studies, truck enforcement constraints under state law, and follow-up on signage, parking, and a property maintenance concern.
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D&R Canal Watch annual meeting announcement (June 28) and master plan update topic
Members announced the D&R Canal Watch board annual meeting on June 28 at 2:00 p.m., where an update to the D&R Canal State Park master plan would be discussed, and encouraged Franklin Township attendance due to local impacts.
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Close Public Comment (General) and Council Responses to Public Comments
Council closed the general public comment period and responded to questions about senior snow removal options, the New Brunswick development notice process, meeting scheduling with the school board, the warehouse/data center ordinance approach, and cannabis license limits and transfers.
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Public Comment (General) — Questions on Data Center Ban Timeframe and Cannabis License Caps
A resident asked for a definitive timeframe for a data center ban and asked multiple questions about cannabis licensing limits in Franklin Township, including the number of recreational licenses allowed, whether dissolved businesses reduce the cap, and whether any licenses remain available beyond the agenda item.
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Public Comment (General) — Support for Data Center Ban and Concerns About Warehouses; School Tax Increases and Senior Relief
A resident thanked Council for introducing an ordinance limiting warehouses and banning data centers, urging an outright data center ban and suggesting separating warehouse and data center provisions. The resident also cited school tax increases and potential reductions to the Stay NJ senior property tax relief program.
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Community development updates: proposed mosque on Bennett Lane/Route 27 area; master plan update coordination
A member reported hearing that plans were moving forward to build a mosque near Bennett Lane and Route 27, across from a bank and near wetlands, and asked others to share information as plans become available. Members also discussed the township master plan update process and the need for commission input, including climate hazard requirements and examples from other municipalities.
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Delaware & Raritan Canal Commission master plan update presentation notice (June 28, 2026)
The commission noted an upcoming Delaware & Raritan Canal Commission master plan update presentation on June 28 at 7:00 PM at Fellowship Hall behind the Griggstown Reformed Church. Members referenced a $550,000 NJ Historic Trust grant and that the last update was in 1989.
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Commissioner updates: culvert work and B1 zoning ordinance discussion
Commissioners discussed culvert work intended to improve stream flow and reduce flooding, potentially funded by grants. Ted also reported on a meeting about proposed B1 zoning ordinance tweaks to moderate warehouse development, including limits near I-287 exits and a data center ban.
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Board Member Announcements: D&R Canal Watch Annual Meeting and Township Events
Board members announced upcoming community events, including a D&R Canal Watch annual meeting on June 28, 2026 and several Franklin Township events tied to the Township’s 250th commemoration and summer programming.
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Public Comment Period (AP Realy Group LLC Hearing) — Drainage Easement Concern
During the public hearing on the Ralph Street subdivision, one resident stated that a prior owner had said subdivision would not be allowed due to a storm drain/easement on the property and asked that construction not interfere with the easement.
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Public Comment Period (General Planning Comments) — None
The Board opened a general public comment period for planning matters; no members of the public spoke, and the period was closed.
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Referral/Memorializing Action to Send BI Zone Ordinance Consistency Determination Back to Council
The Board voted to refer its action back to Council and to adopt a memorializing resolution/report indicating the ordinance was not inconsistent with the Master Plan for Council’s use at second reading/adoption.
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Determination that Revised BI Zone Ordinance Is Not Inconsistent with the Master Plan
Following the planner’s report and discussion, the Board voted that the revised BI zone land development ordinance was not inconsistent with the Franklin Township Master Plan.
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BI Zone Ordinance Consistency Review with Master Plan (Planner Report and Board Discussion)
The Board reviewed a BI zone ordinance introduced by Council and referred to the Planning Board for a determination of consistency with the Master Plan, including a sworn report and Q&A with planner David Glenn Roberts of Bright View Engineering.
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Resolution: Odin Dun (Cedar Grove Subdivision; Sewage Authority Approval Condition)
The Board approved a resolution for the Odin Dun Cedar Grove subdivision, including a restriction that no soil disturbance may begin until Sewage Authority approval is obtained.
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Resolution: Ayanna LLC (Charging Stations)
The Board approved a resolution related to Ayanna LLC concerning charging stations.
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Concerns from Board Members and Public on Attendance Numbers
Board members and the public raised concerns about the validity of attendance numbers provided by the applicant, emphasizing the need for accurate data to ensure proper zoning and traffic planning.
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Approval of ZBA 25-0202 for JCIOS Acquisition
The zoning board approved the resolution for ZBA 25-0202 concerning JCIOS Acquisition. The motion was carried unanimously, with votes from all present members, ensuring compliance with zoning ordinances.
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Approval of ZBA 24-0202 for Kuman Budan
The zoning board approved the resolution for ZBA 24-0202 concerning Kuman Budan. The motion was carried unanimously with votes from all present members, enabling the applicant's proposal under the zoning regulations.
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Environmental Stewardship Class Insights
A board member shared insights from an environmental stewardship class, emphasizing the role of environmental commissions and the importance of addressing climate change in the master plan.
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Formation of Ordinance Subcommittee
The board established a four-person ordinance subcommittee to review and draft ordinances related to the township's master plan. Members include Jennifer Ragno, Charles Brown, Mark Dancy, and Sammy Siobhan.
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Formation of Ordinance Subcommittee
The planning board discussed forming a four-person ordinance subcommittee to streamline the drafting and review of ordinances related to the master plan. Volunteers were identified for this initiative.
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Environmental Stewardship Class Update
A board member shared insights from an environmental stewardship class, emphasizing the importance of addressing climate change in master plans.
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Nomination of Ordinance Subcommittee
A four-person ordinance subcommittee was formed to draft and review ordinances related to the master plan, with members volunteering for the task.
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Application Process and Historic Preservation Compliance
The commission discussed streamlining application processes for demolition and zoning permits, emphasizing the importance of complete documentation and adherence to historic preservation standards. The need for proper record-keeping and consistent treatment of applicants was highlighted.
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Demolition of 10 Bennington and 2993 Properties
The commission discussed demolition permits for two properties—10 Bennington and 2993. While 10 Bennington is set to become a medical office, the process involves ensuring historical preservation and compliance with zoning regulations. The discussion addressed the need for excavation and archaeological review.
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Wendy's Building Renovation and Branding Update
The Wendy's building in Franklin Township is undergoing renovations to modernize its branding while maintaining alignment with the historic district's aesthetics. Updates include changes to the building's elevation, color schemes, and signage, aiming to improve its appearance and comply with zoning rules.
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Demolition of Two Historic Properties
This resolution addresses the demolition of two historic properties, including detailed discussions on permitting, archaeological considerations, and ensuring compliance with zoning and preservation guidelines.
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Approval of Wendy's Renovation in Historic District
This resolution discusses the approval of renovation plans for a Wendy's restaurant located in a historic district. The renovation includes modern branding elements, elevation changes, and compliance with zoning regulations, while ensuring alignment with the district's aesthetics.
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Approval of Islamic Center Expansion Project
The Islamic Circle of North America seeks approval to convert an office space into a prayer space on Hamilton Street, addressing community needs while adhering to zoning regulations and eco-friendly practices.
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Approval for Wendy's Facelift and Branding Update
An ordinance discussed the approval of a facelift for an existing Wendy's restaurant, focusing on updating the exterior design to align with modern branding while maintaining the historic district's aesthetics. The changes include new colors, elevation updates, and signage improvements, with compliance to zoning regulations.
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Community Engagement and Public Comment
The board opened the floor to public comments, allowing residents to voice their opinions on general planning and zoning matters.
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Appointment of Special Counsel for Zoning Board
Eric Bernstein was appointed as special counsel for the Zoning Board, ensuring legal guidance and oversight for zoning-related matters.
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Master Plan Re-Examination Report Approval
The board approved the Master Plan Re-Examination Report, which sets the stage for evaluating township development priorities and aligning future planning initiatives.
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Appointment of Special Counsel for Zoning Board
The resolution appointed Eric Bernstein as special counsel to the zoning board, ensuring legal expertise and support for zoning-related matters in the township.
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Master Plan Re-Examination Report
The resolution approved the master plan re-examination report, which aims to revisit and update the township’s strategic planning objectives and development priorities.
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Master Plan Re-Examination Report Approval
The board approved the motion for the Master Plan Re-Examination Report, which outlines future planning priorities and updates to the township’s master plan.
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Appointment of Eric Bernstein as Special Counsel
Eric Bernstein was appointed as special counsel to the zoning board, a move aimed at enhancing legal support for zoning matters.
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Approval of Master Plan Re-Examination Report
The board approved the Master Plan Re-Examination Report, which reviews and updates key planning initiatives for the township.