Planning board approves two-building office-retail project at 390 Davidson Ave with variances

The Franklin Planning Board voted to grant preliminary and final approval for NPH Real Estate’s revised two-building office and retail development at 390 Davidson Avenue (PLN 24005), with conditions designed to address landscaping, pedestrian access and technical plan issues.

Matt Flynn, the applicant’s attorney, told the board the redesign responds to earlier feedback and “addresses not just the concerns of the board, but also makes this application consistent with other retail and office mixed uses across town.” Flynn introduced experts who testified to changes in landscaping, circulation, stormwater management and building design.

Engineer Shri Kawala described site revisions that increase the landscape buffer along New Brunswick Road and reconfigure parking to create a larger amenity area. Kawala said the project will relocate an underground detention basin under a parking area so shade trees can be planted above it, and that “we can do it. Yes, we have the sidewalks, which allows us to design for water management.”

The project seeks relief from three standards: an ordinance-derived parking requirement of 89 spaces while providing 83 (a six-space shortfall), a minor aisle-width deviation (the plan calls for a 25-foot aisle versus the 26-foot standard), and a sign setback variance (applicant reduced sign height from 20 feet to 10 feet but seeks a 10-foot setback). Traffic engineer Elizabeth (Betsy) Dolan summarized a 2024 traffic study updated for the smaller program and said projected peak-hour trips would operate at acceptable levels of service. “When we adjust for the new building areas … the results of our study … are not enough to materially change the results,” Dolan said, adding that updated ITE parking-generation data support the requested parking relief.

David H. Feldman, the project architect, described the two-story office building at roughly 19,900 square feet and a one-story retail building at about 5,000 square feet, and said design choices—glass, stucco and faux wood—break up massing and emphasize a pronounced entry. Feldman also confirmed he would add a code-required secondary exit stair that had been omitted in earlier plans.

The board’s planner adopted the technical testimony and framed the application as C2 variances, arguing the public benefits—additional landscaping, improved amenity space and increased buffering—outweigh minimal detriments. He recommended approval subject to conditions.

During public comment, several residents urged stronger pedestrian accommodations for nearby senior housing. Carla Lucer of Somerset Run told the board residents often walk to nearby stores and asked the board to ensure ADA ramps and safe crosswalks; board members agreed the plans should include ADA-compliant ramps and crosswalk realignment. One commenter urged the board to request council funding to close an existing sidewalk gap on Old New Brunswick Road.

The board approved preliminary and final site-plan approval in a roll-call vote with conditions including completion of chapter 222 tree-replacement calculations, compliance with outstanding staff reports, incorporation of ADA-compliant crosswalks and curb ramps, a 10 p.m. lighting cutoff as testified, correction of plan labeling (including the second EV charger detail), and necessary approvals from outside agencies. Recorded votes in favor were Theodore Chase, Robert Lort, Shaw Keller, Jennifer Ragnau, Mahir Rafi, Robert Thomas and Chairman Rini.

The applicant’s approval is conditioned on the board engineer’s and staff’s final sign-off and any required outside-agency permits; the board did not authorize off-site improvements to fill adjacent sidewalk gaps but agreed to communicate public comments to the township council for consideration.

What happens next: The applicant must submit final revisions and satisfy staff and agency conditions before permits or construction approvals are issued.