CLIENT: Faropoint
TYPE: Class-A Industrial Development Partnership
PROJECT LENGTH: June 2024 Approval to Q4 2026 Target Deliver
TOP RESULTS:
- Unanimous planning board approval in June 2024
- 195,421 SF of Class-A industrial space planned across two buildings
- Designed to meet strong Exit 9 demand for modern industrial facilities under 100,000 SF
- Flexible layout for up to four tenants
- Built around institutional-grade specs in a supply-constrained submarket
Partnering with Faropoint on a two-building industrial campus in Exit 9.
In 2024, Deugen identified a site at 705 Joyce Kilmer Avenue in New Brunswick and began assembling parcels for development. The opportunity was clear: Exit 9 had strong demand for modern industrial facilities under 100,000 SF, but limited supply to meet it.
We designed the project as a 195,421 SF Class-A industrial campus across two buildings – smaller, flexible facilities that could accommodate either multiple tenants or single users depending on market conditions at delivery. After navigating New Brunswick’s municipal approval process, we secured unanimous planning board approval in June 2024.
That’s when Faropoint came into the project as a partner.
Faropoint is a data-driven industrial investment manager, and their market analysis confirmed what we’d already planned: significant unmet demand in the Exit 9 submarket for exactly the type of smaller, demisable buildings we’d entitled.
They provided capital and investment acumen, we brought the NJ development expertise, local relationships, and entitlement work that make the project possible.
“This project, with its prime location and state-of-the-art specifications, is uniquely positioned to meet unmet demand for smaller, modern industrial facilities in this submarket while providing long-term value for our investors.”
— Orry Michael, Director of Acquisitions, Faropoint
The Challenges
Exit 9 is one of the strongest industrial locations in New Jersey. With quick access to I-95, Route 1, and Route 28, tenants can reach major markets efficiently, which helps to support faster deliveries and keep distribution moving.
But getting a project approved and built here isn’t simple.
New Brunswick’s planning process doesn’t mess around. They wanted to see traffic studies, stormwater plans, and clear evidence that we weren’t going to create problems for neighboring properties. One mistake in the application could have led to months of delays.
There was also a design challenge. Faropoint’s investors expected institutional-grade specifications, but the market’s leasing needs could shift over time. By the time the project delivers, demand could come from one larger tenant, multiple smaller tenants, or something in between. The building needed to work either way without compromising on quality.
On top of that, we were targeting a market segment most developers ignore: facilities under 100,000 SF with Class-A quality for tenants who need modern specs without taking on more space than they need.
The Process
Faropoint came into the project after we’d secured entitlements, but from that point forward it became a true partnership. They weren’t just providing capital, they were involved in construction planning, design, refinement, and strategic decisions as we moved toward groundbreaking.
Assembling the Team and Securing Approvals
We put together a team that understands how New Brunswick works:
- Thomas Kelso from Kelso Burgess handled land use
- James Henry and Justin Taylor from Dynamic Engineering managed civil and traffic engineering
- Kate Keller from Phillips Preiss Grygiel Leheny Hughes led planning
The application addressed every concern upfront and in June 2024, the board approved the project unanimously. No delays and no conditions that would’ve added costs or pushed timelines.
Designing for Market Needs
Brian M. Taylor and Stacy Mulrain from Taylor Architecture designed two buildings- 109,799 SF and 85,622 SF – organized around a central truck court. This layout keeps loading docks out of sight while making truck movement efficient and safe for drivers.
Key specification:
- 36-foot clear height for modern racking
- 32 loading positions across both buildings
- 15,000 SF of office space
- Flexible layout accommodating up to four separate tenants
- 97 parking spaces including eight with EV charging
Making the Site Work
Dynamic Engineering integrated bioretention basins into the site design for stormwater management from the beginning. The entrance aligns with an existing intersection to support smoother truck access, and the turning radius was designed to help trucks move in and out safely. The architecture is clean and functional, with precast concrete in three shades of gray, natural light throughout, and curtainwall glazing at entries. It is a stronger product than the typical warehouse box without trying to be something it’s not.
Developing design and budget in parallel so pricing reflected actual site conditions in real time
Manage permitting, engineering, and municipal coordination early to avoid delays later
Sequence construction in phases to keep the site operational
Coordinate trades closely to maintain progress and minimize disruption
From project issuance to TCO, the project was delivered in 11 months and 4 days.
“Our longstanding presence in the New Jersey market, combined with Faropoint's innovative approach to industrial real estate and proven ability to execute, creates a powerful partnership. The Joyce Kilmer Logistics Center represents the type of strategic development that leverages both companies' strengths to deliver a product that meets the evolving needs of today's industrial users.”
— Eric Gormeley, CEO, Deugen Development
The Results (IN PROGRESS)
What The Project Delivers
When complete, Joyce Kilmer Logistics Center will deliver 195,421 SF of Class-A industrial space across two buildings in one of New Jersey’s most strategic industrial submarkets.
More importantly, the project directly addresses a clear gap in Exit 9’s industrial market: strong demand for modern facilities under 100,000 square feet in a submarket where quality supply hasn’t kept pace with tenant needs.
Timeline
- Planning Board Approval: June 2024
- Construction Start: September 2025
- Delivery: July 2026
Why This Partnership Works
This partnership works because each side brought something different to the table, and both mattered.
Faropoint brought market intelligence and institutional capital behind the opportunity. We brought execution capability, knowledge of local approval processes, established relationships with the teams who can deliver, and decades of experience in the New Jersey market.
Good partnerships aren’t about doing the same exact thing. They work when each side brings the right strengths, and that is exactly what happened here.
Conclusion
Joyce Kilmer Logistics Center reflects a different kind of industrial development strategy: identify the gap through data, secure entitlements, bring in institutional capital partners whose data validates the approach, and execute construction with local expertise.
For tenants in Exit 9, that means Class-A facilities designed for modern logistics in a market where quality options are limited. For Faropoint’s investors, it means a strategic asset in a supply-constrained submarket with solid fundamentals.
Planning an industrial development in New Jersey? Work with a team that knows the market and can actually execute.
Ready to Build With a Partner You Can Trust?
Tell us about your project. Whether you are in early planning or have site plan approval in hand, Deugen provides a free initial consultation to help you understand your options, budget, and timeline — with zero obligation.