The amended preliminary and final major site plan for the warehouse facility, which includes an increased footprint and the addition of speculative office space, was thoroughly reviewed. Architect Brian De Barbary detailed the proposed changes to the building, outlining the use of high curtain wall glass, metal canopies, and blue accent panels to distinguish office areas. The addition of clear story windows was intended to bring natural daylight into the warehouse. A lighter color palette was proposed to lessen the visual impact of the building’s mass and scale.

Concerns regarding the project’s compliance with fire safety were addressed with the building’s design being described as state-of-the-art and fully compliant with fire safety codes, energy codes, and constructed with non-combustible materials. The building’s energy features, such as insulated wall panels and LED lighting, were also discussed. The civil engineer outlined changes to the site layout, including the flipping of loading dock and car parking areas, and a proposed increase in building size. The engineer responded to questions about traffic, parking, and retaining wall safety, which included a planned safety fence for a 5-foot high retaining wall.

The board scrutinized the circulation plan for emergency vehicles, with colorized plans presented to illustrate fire truck and trailer maneuverability. Variances sought for the maximum driveway size and parking setback were explained, and efforts made to meet the requirements were detailed. The applicant also clarified the measures taken to ensure emergency vehicle access around the building and discussed correspondence with the fire department for the resubmission of updated plans.

A detailed landscaping plan was presented, aiming to create an aesthetically appealing site with a mixture of lawn, wildflower, deciduous, and evergreen trees and shrubs. The plan also included a screening of the loading area from Hilton Court, LED lighting fixtures, and a stormwater management plan designed to meet township and NJDEP regulations by utilizing green infrastructure practices.

The discussion also covered the riparian buffer requirements, including the stream that runs through the property and the need for permits from the NJDEP. The applicant provided details about the buffer zone’s location and dimensions, addressing the board’s concerns.

Further, there was a discussion about a potential change in leadership within the local government, with mention of the possible departure of the Board of Adjustment chairman. This highlighted a change that could impact the future direction of the board’s decisions.

In terms of traffic impact, the traffic engineer addressed the board’s concerns about driveway proximity and circulation. Changes in traffic generation compared to the previously approved design were noted to have minimal impact. The board debated whether hotels should be considered residential for noise impact assessment due to potential noise issues from nearby warehouses.

The professional planner provided an overview of the planning perspectives and variances sought for the project. The planner emphasized the project’s promotion of the general welfare, efficient land use, and the variety of uses it would bring, while also addressing potential detriments and impacts on the zone plan and zoning ordinance.

After thorough discussion and consideration of the various aspects of the application, including emergency access, ADA parking, EV spaces, landscaping, and noise impact assessment, the board approved the application with several conditions. These included the installation of safety fences, compliance with fire department comments, obtaining necessary permits, revising plans for parking spaces and front yard setback, and ensuring no off-site parking or stacking of trucks on Hilton Court.