A major point of contention during the meeting was the proposed industrial zoning for the Corone Howard Street property. Public comments revealed a clear divide between residents who oppose the industrial development and those who support it for economic reasons. David Morette, a Phillipsburg resident, voiced strong opposition, arguing that the 2000 master plan revision favors residential, commercial, and heritage zoning over industrial development. He cited 93 letters received by the board reflecting community sentiment against the zoning change. Morette urged the board to adhere to the master plan, which he claimed encourages transitioning properties from light industrial to lower-density residential areas. He stated, “There is no way zoning any properties along Howard Street to Industrial could be considered consistent with the master plan.”

In contrast, Robert Hopkins from the Warren County building and construction trades supported the industrial project, citing the creation of local jobs as a benefit. Hopkins pointed out the long distances local workers currently travel for work and argued that the industrial zoning would provide much-needed job opportunities closer to home. He said, “When we see a good project come along where we can have opportunities for our members and their families to grow… that project is a good thing going forward.”

The discussion also highlighted concerns about the environmental and health impacts of the proposed zoning change. Fred Stein from the Delaware River Network opposed the warehouse proposal, arguing that the benefits of job creation should not come at the expense of community integrity. Stein emphasized the long-term negative impacts of such a project, advocating for preserving open space and enhancing outdoor recreational opportunities instead.

Other residents expressed concerns about the cumulative impact of additional warehouses in Warren County, noting the significant number of existing facilities that are currently vacant or available for lease. One resident questioned the sustainability of constructing another warehouse, given the market saturation. She also raised concerns about the environmental and health implications of increased truck traffic generated by warehouses, referencing past incidents of accidents involving trucks in the area.

Public comments also addressed potential conflicts of interest related to land use decisions. One speaker highlighted the ethical implications of elected officials being involved with real estate developers and warehouse industrialists.” This individual urged the board to consider the public interest and the need for transparency.

James Bloom from East Pennsylvania provided insights from his experience as a former planning commissioner, emphasizing the economic development potential of high-rise apartments in Phillipsburg. He noted past discussions about a hotel project that had not materialized and expressed concerns regarding river quality, runoff, and fishing, urging the board to consider the broader impact of development on recreational activities in the area.

The attorney for the land use board clarified the board’s limited jurisdiction, explaining that their authority derives from New Jersey statutes regarding municipal land use. He outlined the board’s responsibility to evaluate the consistency of proposed redevelopment plans with the town’s master plan.

In another significant agenda item, the board addressed a minor site plan with variances application for a property on Hag Avenue. Brian Tipton presented the proposal on behalf of applicants Sharon and Jerry Pandy, seeking to add a 359 square-foot master bedroom and bathroom to their residential house. The board qualified architect Mike Dster as an expert, who provided a detailed description of the existing property and the proposed addition. The application sought variances for four existing non-conforming conditions: minimum lot frontage, minimum front yard setback, minimum floor area, and maximum lot coverage.

Sharon Pandy explained that the addition was necessary for her to age in place, providing essential living accommodations without having to move. The board unanimously approved the variances and the preliminary and final approval of the application.

The meeting concluded with a motion to accept a consistency report related to the proposed zoning changes. Despite the approval, significant public concern remained regarding the potential impacts of increased truck traffic and the overall direction of local development.