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Planning Board approves AP Realy Group subdivision and variances at 426 Ralph Street with conditions
Summary
The Planning Board approved a minor subdivision and granted variances for lot frontage and effective‑square for lot 15.01 at 426 Ralph Street (AP Realy Group LLC), subject to TRC conditions, native‑species plantings, stormwater measures and a sidewalk requirement.
The Planning Board of the Township of Franklin voted unanimously on June 3 to approve a minor subdivision at 426 Ralph Street (block 227, lots 15–18) filed by AP Realy Group LLC, granting variances needed for one lot while imposing conditions designed to address stormwater, trees and sidewalks.
Attorney Matt Flynn of Saboshock Law presented the application on behalf of AP Realy Group, describing a reconfiguration that reduces four tax lots into three: two proposed lots roughly 15,000 square feet each and a 10,000‑square‑foot lot, while the existing home would remain on the center lot. The R7 zone requires a minimum lot area of 7,500 square feet; the applicant requested a frontage variance for proposed lot 15.01 (proposed 50 feet where 75 feet is required) and a technical variance for the required developable “effective square.”
Engineer‑planner Paul J. Fletcher testified that the proposed lots comply with bulk standards other than the frontage, that the plans provide for on‑lot stormwater mitigation (seepage pits and storage designed to address 3 inches of runoff per new impervious area), and that the design avoids trapping water on neighboring properties. He introduced Exhibit A1, a tax‑map excerpt showing the existing neighborhood pattern, noting that many nearby lots are nonconforming in width (38% within 200 feet; 46% within 300 feet), and argued the C2 variance criteria (benefits outweigh detriments) are met because the proposal fits the existing streetscape and will remediate a property previously subject to dumping and illegal storage.
A nearby resident, Willie Sanders (410 Ralph Street), said a prior owner was told subdivision would be blocked because of a storm‑drain easement. Applicant counsel and the engineer replied that the current plan is designed not to interfere with the existing easement and that further relief would be sought only if necessary.
The board required conditions before finalizing approvals: full compliance with the technical comments in the township TRC memo and Franklin Township Sewage Authority requirements; tree replacement and planting of native species per the environmental commission’s recommendations; and installation of a sidewalk (the applicant had requested a waiver but testified they can construct a sidewalk if required). Board members also emphasized that detailed engineering and stormwater review occur at the building‑permit stage.
A board member moved to approve the subdivision and variances with the stated conditions; the motion passed on a unanimous roll‑call voice vote. The approval memorializes the conditions that staff will verify during permit review. Construction and final engineering review will follow at the permitting stage.
