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Planning Board forwards master‑plan re‑examination changes to council, consolidating cluster subdivision rules
Summary
The Planning Board voted to forward recommended ordinance changes from the master‑plan re‑examination that consolidate cluster subdivision provisions, retain the Natural Resource Preservation Cluster option, remove the agricultural cluster option, and add lot‑size averaging to the A zone, with new yield‑map language to account for stormwater and environmental constraints.
The Franklin Township Planning Board voted to forward proposed ordinance amendments that consolidate multiple cluster‑subdivision provisions, clarify the Natural Resource Preservation Cluster (NRPC) option and add lot‑size averaging to the A zone.
Planner Mark Dancy said the update consolidates five or six similar provisions in the code into a single, clearer section. He recommended removing the agricultural cluster option (including its 2.3 density bonus) while retaining and clarifying the NRPC option that has produced preserved open space in developments such as Cedar Grove and Middle Bush Park. ‘‘It doesn’t provide extra density but allows the developer…to build their actual lots at smaller sizes…so the rest of the property can remain undeveloped,’’ Mark explained, describing how overlay zoning and bulk‑standard changes would reflect R15/R20 options for developed lots and preserved land.
On lot‑size averaging, Mark said the ordinance would permit averaging in A zones consistent with similar RR3/RR5 provisions, with identical standards for six‑acre zones. He described a recent subdivision that preserved roughly 40% of a parcel while reducing lot sizes for development areas and said the map and bulk schedules would be updated to make the overlays clear.
Board member Theodore Chase asked whether the device could be used to create a detention/utility lot that would effectively increase buildable lots. Mark said the draft adds a requirement for a yield map prepared by an engineer that accounts for as‑of‑right entitlements and “appropriate and applicable factors” such as stormwater requirements, easements, floodplain and wetlands, so the map will be reviewed by staff and the township engineer to prevent gaming of the yield assumptions.
After discussion the board voted to forward the recommendations — likely to the council’s land use committee — for initial consideration. Recorded affirmative votes included Theodore Chase, Robert Leort, Charles Brown, Robert Thomas and Michael Orsini.
