Planning board continues Odin Dune 16‑lot subdivision after debate over trees, gated entry and sewer

The Franklin Township Planning Board continued the hearing on the Odin Dune LLC 16‑lot subdivision (295 Cedar Grove Lane) to Jan. 21 after extended testimony and numerous board questions about tree preservation, a gated entry, stormwater design and sewer availability.

Tim Arch, attorney for the applicant, described a 16‑lot private community in the R‑40 zone: 14 single‑family lots, a 1.62‑acre stormwater basin lot and a private roadway lot within a 50‑foot right of way. Civil engineer Christopher (Chris) Saleh explained the proposed stormwater system—porous driveways with Coltec chambers and an infiltration basin at the site’s low point—and said the design meets DEP‑required groundwater recharge and water‑quality metrics.

Saleh said the team mapped on‑site trees and plans to preserve as many as feasible while complying with grading and stormwater needs. "We can save about 44 of those 16‑inch trees that were located," he said, describing coordination between the arborist and design team.

Board members and planner Mark Healy pressed the applicant to show alternatives that would preserve more trees—either a cluster layout permitted by a zoning variance in some circumstances or a reduced number of lots—rather than the submitted straight run of lots and driveway. Healy and several board members said they wanted an options analysis demonstrating why clustering or different grading could not achieve more conservation.

The proposed gated entrance, which the applicant described as an electronic system with programmable schedules and fail‑safe defaults for emergency vehicle access, drew considerable skepticism from members and residents. Chair Michael Orsini questioned the practicality for deliveries and everyday use in a 14‑house development, and several board members said the gate felt disproportionate to the project scale. Applicant counsel said the gate could be programmed to remain open in daytime hours and default to open in a power outage; he also said the gate provision could be discussed with the client.

Ernie Levis, a longtime Como Drive resident, raised concerns about water service and requested a more robust rear‑lot fence to separate existing private lots and woodland from the new development; the applicant said common amenities would be maintained by an HOA and acknowledged the fence and maintenance responsibilities would be an HOA item.

Board engineering staff and the sewer authority were cited as outstanding conditions: the applicant agreed revised plats and filings would not be signed until sewer approvals and any required off‑site connections or pumping upgrades were secured. Chair Orsini directed the applicant to meet with Mark Healy and township professionals to present a short options analysis (cluster vs. current layout vs. an intermediate plan) and to return with updated materials on Jan. 21.

The board announced the application will be carried to the Jan. 21 meeting at 7:30 p.m. with no need to re‑notice if materials and dates are posted.