IDI Logistics’ proposed 212,500‑sq‑ft warehouse at Executive Drive carries to May 8 after presentation and public questions

The Franklin Township Board of Adjustment heard testimony on March 6 from IDI Logistics and its consultants for a proposed 212,500‑square‑foot warehouse at 1–3 Executive Drive. The application seeks a use variance in the BI zone together with several bulk variances; the hearing was carried to May 8 to give the applicant time to provide additional materials and for key witnesses to be available.

Paul Conchittori, counsel for the applicant, told the board that the project is a redevelopment of an 18.33‑acre site currently occupied by three vacant office buildings, and that the firm has filed a fully engineered site plan that would be the basis for a later planning board submission if the use variance is approved. Justin Burns, IDI’s northeast market officer, said the company develops and operates logistics properties and described the site as suitable because of its proximity to Interstate 287 and local infrastructure; he said the proposed building is a single‑story, side‑loaded warehouse designed to be “solar ready” and LEED‑certifiable.

Site engineer Alex Lomay provided technical details: the property is about 18.33 acres in the BI zone; the proposal includes a 212,500‑square‑foot single‑story building with 39 loading docks on the north (Executive Drive) side, 22 trailer parking spaces north of the truck court, and 52 car parking spaces; he said the site’s proposed impervious coverage would be about 9.29 acres (50.7 percent of the lot), a reduction of about 1.31 acres from current conditions. Lomay also stated the applicant has obtained an NJDEP flood hazard permit for the project and that flagged wetlands on the west side of the site will have a 50‑foot transition area in which no improvements are proposed.

Claudio Breda, the project architect, described the structure as tilt‑up concrete walls with painted finishes and clerestory windows near the roof line to admit daylight; cross‑section testimony set internal clear height at about 40 feet and a parapet/top elevation near 45 feet. The team said the building would be built “solar ready,” and IDI said it intends to pursue LEED certification and to size roof infrastructure for future solar installations.

Members of the public questioned the project. Brian Gessen, representing the Delta Hotel at 110 Davidson Avenue directly across the street, asked whether the warehouse would operate 24/7 and expressed concern about noise, truck activity, and the visual effect of a large concrete building on wedding and event business. The applicant’s representatives replied that while modern warehouses typically support round‑the‑clock operations for logistics reasons, external nighttime activity is not continuous and the proposed plan includes screening and extensive new landscaping: Lomay testified to a planting program proposing 411 new trees (88 shade, 30 ornamental and 293 evergreens), and to removing pavement from sensitive areas adjacent to flagged wetlands.

Other technical points raised during the hearing included the applicant’s request for variances related to parking and loading within front‑yard setback areas along Executive Drive and I‑287, and to the width/depth of the truck court and loading berth (the engineer said a 30‑foot truck court depth is consistent with industry standard despite differing from the township ordinance). The applicant said it is exploring vacating the segment of Executive Drive that functions as an access drive for the site; board counsel and the applicant agreed this is a legally complex step and the applicant said it would pursue it separately and not as a condition of any variance.

The board did not vote on the use variance; the applicant asked for and received a continuation. Counsel said the application will be carried to the May 8 meeting at 7:30 p.m., and asked for an extension via email.