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Record of Proceedings

Franklin Township Board of Adjustment Approves Warehouse with Street Vacation Condition – July 10, 2025

Zoning Board of Adjustment — Thursday, July 10, 2025

BodyFranklin Township, New Jersey

SessionZoning Board of Adjustment

DateThursday, July 10, 2025

StatusFILED

Video Record

0:00 / 1:26:46

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:01

Good evening.

0:01

I'd like to call the meeting to order.

0:04

Would you like to this is the zoning board meeting of July 10th, 2025, in accordance with the Open Public Meetings Act PL 1975, Chapter 231, adequate notice of this regular meeting of the zoning board of the township of Franklin has been provided.

0:21

Board members, applicants, professionals, and members of the public, please speak directly into the mics so that our recording secretary can properly process minutes.

0:32

Applicants and professionals, please fill out the sheet on the table when you've completed your testimony.

0:38

Thank you.

0:40

Call the roll, please.

0:47

Okay, Chairman Thomas.

0:49

Um, Michael Daughter, Nala Kia, all asked to be excused this evening, just so you're aware.

0:58

Okay.

1:00

Richard Rokanick.

1:01

Here.

1:03

Alan Rich.

1:04

Hair.

1:06

Here Robert Shepard.

1:08

Here.

1:09

Here.

1:11

She pendu thing?

1:12

Here.

1:13

And Chairman Thomas.

1:14

Here.

1:15

We have a minute, regular meeting, June 5th, 2025.

1:21

Robert Shepherd and Peraz Khan cannot vote.

1:26

Second.

1:27

Richard Brohanic.

1:29

Yes.

1:30

Gary Rose involved?

1:32

Yes.

1:35

Chairman Thomas.

1:36

Yes.

1:37

We can move right to the hearing section for the one application on the agenda today.

1:43

IDI logistics L L C B A 24.

1:47

Oh, oh, and the one use variance, preliminary final site plan with C variances, for which the applicant seeks to build a 212,500 square foot warehouse.

2:01

One to three executive prime Somerset, block 469, lots 1.03, 1.04, 1.07 in the B1 zone.

2:16

Thank you very much.

2:17

Good evening.

2:26

For this application, which as indicated concerns 1 3 executive drive.

2:31

It is a D1 use variance along with some bulk variances, preliminary and final site plan approval for construction, as the chairman indicated, of a 212,500 square foot warehouse distribution logistics facility.

2:46

This application is one that we have uh made a lot of effort on already to start with some of the things we already have.

2:54

Uh flood hazard permit approval.

2:57

We have uh county approval, DRCC approval.

3:00

We're close on the wetlands.

3:02

We have uh the uh the Franklin uh sewer authority as well with their conditional approval.

3:07

So the applicant is making great strides to get this in a position to expedite the matter tonight and to have this come on board as quickly as possible, hoping for an approval.

3:19

Um in that regard, um we have been in communication with your professionals, specifically Mr.

3:24

Healy, Mr.

3:26

Mizay, your your engineer.

3:28

We did have a meeting earlier today to go through and get further clarity on their comments to talk through some things with the goal and purpose of expediting matters so that this board does not have to spend can spend as minimal time as necessary to kind of get to the point of making a decision.

3:47

Um I can tell you happily that we did make some significant progress, and I want to just for a few minutes touch on what it is.

3:54

You'll hear about it in detail, but I think it's it's best just to hear a few minutes of it.

3:58

Now, um first relates to the vacation of executive drive.

4:03

Um the street is one that only services currently this property.

4:08

It was clear from the comments that the clear preference of Franklin is to have that street vacated.

4:15

We talked through the issue, and I can represent, and you'll hear that the applicant will consent to initiating promptly a request of the municipality to vacate that street, and we'll do whatever is necessary to assist in that process.

4:29

Um, and that that can be or we would consent to that being a condition of hopefully an approval this evening.

4:36

Um that process, uh, as you all may know, is overwhelmingly in the hands of the municipality.

4:42

It's an ordinance adoption process.

4:44

We know that the property is legal, the the street is legally able to be vacated, so we hope that it would be done promptly.

4:52

Um, but there is always the possibility of some issue arising, some legal or engineering issue that causes delay.

5:00

So for that, we do have a a nuance in terms of the condition which we discussed today and had consensus on, of course, subject to the board, it pleasing the board.

Discussion Breakdown — Share of Meeting

Land Development████████████████████████████████████████████44%

Zoning Regulations███████████████████████████████31%

Engineering And Infrastructure████████████████16%

Procedural███3%

Economic Development██2%

Traffic Safety██2%

Environmental Protection█1%

Parking Management█1%

Summary of Proceedings

Franklin Township Board of Adjustment Meeting – July 10, 2025

The Franklin Township Board of Adjustment held a public hearing on July 10, 2025, to consider application ZBA-24-00010 by IDI Logistics LLC for a D(1) use variance, preliminary and final site plan approval, and associated C variances to construct a 212,500-square-foot warehouse at 1-3 Executive Drive (Block 469, Lots 1.03, 1.04, 1.07) in the B-I zone. The meeting began at 12:30 PM (UTC) and included presentations from the applicant, professional witnesses, and public comment. The board unanimously approved the application with conditions, including the vacation of Executive Drive and roadway improvements.

Consent Calendar

The minutes of the regular meeting of June 5, 2025, were approved by a vote of 6-0 (member Daughter, Nala Kia excused; Robert Shepherd and Peraz Khan could not vote).

Public Comments & Testimony

Barbara Burns (resident, 79 Haverhill Place) questioned the truck route (expected to use I-287 exclusively), possibility of a truck stop (applicant stated none anticipated), 24/7 operations, number of trucks (depends on tenant), and impact on drinking water (applicant stated no known impact).
A later public commenter asked about the exit trucks would use from I-287 (exit 10/Easton Avenue) and expressed concern about traffic capacity at peak hours. Traffic engineer Elizabeth Dolan noted that overall volumes on Davidson Avenue are lower than historic levels and that road improvements would help accommodate trucks.

Discussion Items

Applicant Introduction (Justin Burns, IDI Logistics): Burns described the project as a redevelopment of three vacant office buildings into a Class A warehouse. The building is 212,500 sq ft, built on a speculative basis (likely single tenant, designed for two). Key features: 130-foot truck court (industry standard), 40.6-foot truck driveway (variance for width), no signage variance requested, solar-ready and LEED certification planned. The applicant agreed to initiate the vacation of Executive Drive (a street serving only the property) as a condition of approval, and to accept roadway improvements at the Davidson Avenue/Executive Drive intersection. The applicant requested that if the street vacation is delayed, the variances for truck parking/loading on the front yard of Executive Drive remain adjudicated to allow construction to proceed.
Site Engineer (Alex Lemay, Bowler Engineering): Lemay presented the site plan, including 152 car parking spaces (exceeding minimum of 93), 39 loading docks, 22 trailer parking spaces, and two drive-up ramps. The site is 18.33 acres, with impervious coverage of 50.7% (below the 60% maximum, a reduction of 1.31 acres). Variances requested: loading areas within front yard setback (Executive Drive and I-287), driveway width (40.6 ft vs. 36 ft), and loading berth depth (130 ft vs. 147 ft required). The street vacation would eliminate the Executive Drive variances. The design includes a berm (4-5 ft) and extensive landscaping (441 trees planted, 295 required) to screen the building from Davidson Avenue and I-287. Lighting is dark-sky compliant. The applicant agreed to all board engineer comments (CME Associates, June 16, 2025) and planning department comments (May 9, 2025).
Traffic Engineer (Elizabeth Dolan, Dolan & Associates): Dolan presented a traffic impact study (May 2024) showing that the warehouse would generate 149 morning peak-hour trips and 136 evening peak-hour trips, using ITE parcel hub data (conservative estimate). This is a reduction of 50-90 peak-hour trips compared to the former office use. Daily truck trips estimated at 60. The signalized intersection at Executive Drive and Davidson Avenue would operate at acceptable levels of service (A/B on Davidson, B/C on Executive). She also analyzed the combined traffic from a proposed adjacent warehouse (Langan study) and found acceptable levels. The signal would be maintained during construction, and new poles/curbs coordinated.
Architect (Claudio Bretta): Bretta presented 3D renderings showing the building's aesthetic treatment (reveals, paint breaks, canopy) to reduce massing. Roof equipment will not be visible from grade. The building height is 45 ft (code allows 65 ft).
Planner (Paul Greigel): Greigel testified that the site is particularly suitable for the warehouse use due to its non-residential setting, proximity to I-287, three road frontages, and size. The proposed use meets 9 of 10 conditions (and all 10 if Executive Drive is vacated) under the township's draft warehouse ordinance (medium intensity light industrial). The use variance positive criteria are satisfied (public health, safety, welfare; sufficient space for appropriate uses). Negative criteria are met: no substantial detriment to public good, no adverse impacts on adjacent properties, and improvement over existing conditions. The C variances (parking/loading in setbacks, driveway width, loading berth depth) qualify under C2 criteria (benefits outweigh detriments) and C1 hardship due to the site's unique three frontages and environmental constraints.

Key Outcomes

The board unanimously approved the D(1) use variance, preliminary and final site plan, and the required C variances for the warehouse (motion by Chairman Thomas, seconded by member Shepard, vote 7-0).
Conditions of approval:
1. The applicant must pursue the vacation of Executive Drive in good faith, cooperating with the township. If the street is vacated, the Executive Drive frontage variances become moot. If vacation is delayed but all other conditions are met, the applicant may proceed with construction permits and occupancy while continuing the vacation process.
2. The applicant must explore removal of the existing cul-de-sac pavement (Macadam) to reduce impervious coverage, subject to staff review and emergency management input.
3. The applicant must implement roadway improvements at the intersection of Davidson Avenue and Executive Drive, with details to be finalized during resolution compliance. The applicant expects a similar condition for the adjacent proposed warehouse application.
4. The applicant must add signage at the intersection indicating that trucks should not block traffic.
5. The applicant must work diligently to obtain a tenant for the building.
The board recommended that the township council proceed with the street vacation, as township staff noted the street serves only the applicant and should be privately maintained.
The board directed staff to draft a resolution memorializing the approval and conditions.

Meeting Transcript

Good evening. I'd like to call the meeting to order. Would you like to this is the zoning board meeting of July 10th, 2025, in accordance with the Open Public Meetings Act PL 1975, Chapter 231, adequate notice of this regular meeting of the zoning board of the township of Franklin has been provided. Board members, applicants, professionals, and members of the public, please speak directly into the mics so that our recording secretary can properly process minutes. Applicants and professionals, please fill out the sheet on the table when you've completed your testimony. Thank you. Call the roll, please. Okay, Chairman Thomas. Um, Michael Daughter, Nala Kia, all asked to be excused this evening, just so you're aware. Okay. Richard Rokanick. Here. Alan Rich. Hair. Here Robert Shepard. Here. Here. She pendu thing? Here. And Chairman Thomas. Here. We have a minute, regular meeting, June 5th, 2025. Robert Shepherd and Peraz Khan cannot vote. Second. Richard Brohanic. Yes. Gary Rose involved? Yes. Chairman Thomas. Yes. We can move right to the hearing section for the one application on the agenda today. IDI logistics L L C B A 24. Oh, oh, and the one use variance, preliminary final site plan with C variances, for which the applicant seeks to build a 212,500 square foot warehouse. One to three executive prime Somerset, block 469, lots 1.03, 1.04, 1.07 in the B1 zone. Thank you very much. Good evening. For this application, which as indicated concerns 1 3 executive drive. It is a D1 use variance along with some bulk variances, preliminary and final site plan approval for construction, as the chairman indicated, of a 212,500 square foot warehouse distribution logistics facility. This application is one that we have uh made a lot of effort on already to start with some of the things we already have. Uh flood hazard permit approval. We have uh county approval, DRCC approval. We're close on the wetlands. We have uh the uh the Franklin uh sewer authority as well with their conditional approval. So the applicant is making great strides to get this in a position to expedite the matter tonight and to have this come on board as quickly as possible, hoping for an approval. Um in that regard, um we have been in communication with your professionals, specifically Mr. Healy, Mr. Mizay, your your engineer. We did have a meeting earlier today to go through and get further clarity on their comments to talk through some things with the goal and purpose of expediting matters so that this board does not have to spend can spend as minimal time as necessary to kind of get to the point of making a decision. Um I can tell you happily that we did make some significant progress, and I want to just for a few minutes touch on what it is. You'll hear about it in detail, but I think it's it's best just to hear a few minutes of it.

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