Franklin Township Board of Adjustment Meeting - March 6, 2025

The Franklin Township Board of Adjustment met on March 6, 2025, at 12:30 PM. Roll call was taken with members present: Cheryl Bethia, Richard Procanning, Alan Rich, Gary Rosenthal, Robert Shepard, Mike Darty, and Shependu Singh. Chairman Thomas was excused. The meeting addressed two applications: a withdrawn request from Verizon Wireless and a public hearing for Jean Estephan seeking variances for a constructed addition, which was approved with conditions. A use variance application from IDI Logistics for a warehouse was presented but carried to May 8, 2025, due to time constraints.

Public Comments & Testimony

• Jean Estephan: No members of the public approached the microphone to ask questions or provide testimony.
• IDI Logistics:
  • Brian Gaston, representing the Delta Hotel (110 Davidson Avenue), expressed concerns about the proposed warehouse's aesthetics, noise, and 24/7 operation, noting that weekend reprieve from traffic would be lost. He questioned the impact on hotel business and asked about truck traffic and parking.
  • Bill Connell (25 Spring Street) asked about the speculative nature of the development, inquiring about return on investment and square-foot pricing, though the applicant declined to provide economic details.

Discussion Items

• Jean Estephan (ZBA-24-00006): The applicant constructed an addition to a single-family home at 435 Wheeler Place without all required approvals. The property (0.5865 acres, R-15 zone) has a shared stone driveway. P. Shammy Jr. represented the applicant; Frank Antisell (engineer/planner) testified. Pre-existing non-conformities included rear yard setback (18.7 ft vs. 50 ft required). The addition reduced the rear setback to 17.6 ft, side yard for garage improved from 3.7 ft over the property line to 2.9 ft into the property (still non-conforming). The major issue was impervious coverage: pre-existing 31.8%, as-built 46.5% (30% allowed). Board members expressed concern about the high impervious coverage and lack of mitigation. After a recess, the applicant agreed to remove approximately 3,000 sq ft of gravel driveway behind the house and along the side of the garage, reducing impervious coverage to about 32% (near pre-existing level). The applicant also agreed to plant 27 replacement trees (based on a tree removal calculation). Board questions addressed drainage, utility easements, and the driveway easement for the neighbor.
• IDI Logistics (ZBA-24-00010): The applicant seeks a D(1) use variance and C variances to construct a 212,500 sq ft warehouse at 1-3 Executive Drive (18.33 acres, BI zone). Attorney Paul Conchatory presented, noting the application is bifurcated (use variance first; site plan will follow). The property currently has three vacant office buildings (total footprint ~60,000 sq ft, up to 5 stories). The proposed warehouse is one story, 50 ft high (40 ft clear height), with 39 loading docks on the north side (facing Executive Drive), 152 car parking spaces, and 22 trailer spaces. Variances requested: loading berth depth (130 ft vs. required 147 ft), width of truck driveway (40.6 ft vs. 36 ft), and parking/loading in front yards along Executive Drive and I-287. The attorney highlighted the township's ongoing master plan re-examination, which would make such warehousing a conditional use with 10 criteria; the proposal meets all but one (loading facing a public street – Executive Drive). Witnesses included Justin Burns (IDI market officer), Alex Lemay (engineer), and Claudio Breda (architect). Board members questioned: building height, floor area ratio (0.27 vs. existing higher FAR), impervious coverage (proposed 50.7% vs. existing higher), landscaping (411 trees proposed, exceeding replacement requirements), and aesthetics. The board expressed concerns about the building's monolithic concrete appearance; the applicant offered to add decorative stripes similar to a prior approval. The hearing was not completed; carried to May 8, 2025, at 7:30 PM.

Key Outcomes

• Verizon Wireless (ZBA-24-00021): Withdrawn without prejudice.
• Jean Estephan (ZBA-24-00006): Approved unanimously. Conditions include: removal of approximately 3,000 sq ft of gravel driveway (from side and rear of house), reduction of impervious coverage to approximately 32%, planting of 27 replacement trees, and submission of updated plans showing these changes. Variances granted for rear yard setback (17.6 ft), side yard setback (2.9 ft), and impervious coverage (32%).
• IDI Logistics (ZBA-24-00010): Carried to May 8, 2025, at 7:30 PM at 475 Damont Lane. No further notification needed. The applicant will provide an extension date via email.