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Residents warn rezoning could strip buffer protections; board urges synchronized buffer ordinance
Summary
The board reviewed ordinance 0725 (rezoning RA to highway/interchange commercial), heard sustained public opposition over buffers and rural character, and voted to forward the ordinance to the township committee with a recommendation that a revised buffer ordinance be considered at the same meeting so protections remain in place.
The Franklin Township Planning Board reviewed ordinance 0725, a master‑plan–driven rezoning of several RA (residential‑agricultural) parcels along highway frontage to highway commercial and interchange commercial designations. Planner Chris said the change is intended to create more uniform commercial frontage zoning and to recognize existing residences as conforming uses so homeowners will not need zoning board relief for incremental improvements.
Several residents urged caution. Barbara Halurn said moving parcels from RA to commercial without ensuring buffer protections would leave homeowners exposed to commercial development at the time of application: "If you recommend passing this as it is, you strip us of buffers and many people are then vulnerable," she told the board. Resident Rachel Hest and others said the change is inconsistent with the master plan's stated goal to preserve rural character and expressed concern that rezoning could facilitate large warehouses or other intensive commercial uses.
Planner response and board direction: Chris acknowledged the concern and said the ordinance language should be clarified so buffering requirements apply to residential uses even if those uses become conforming in a commercial district. The board voted to forward ordinance 0725 to the township committee in its current form but recommended it be reintroduced or considered on the same night as a revised buffer ordinance so that protections would be in place concurrently.
Next steps: The recommendation sends the rezoning back to the township committee with the request to synchronize any rezoning vote with buffer language or a separate buffer ordinance; the committee would have the authority to adopt or amend the zoning and buffering policies.
