The session opened with a presentation on the township’s ongoing efforts to manage the proliferation of warehouses, a topic that has become increasingly contentious. Consultant Dave Roberts detailed a comprehensive traffic study that analyzed 16 intersections, emphasizing the impact of existing and pending warehouse developments. Between 2018 and October 2023, there were 37 applications for warehouse projects totaling approximately 7.8 million square feet, with 2.6 million square feet already constructed and occupied. This surge in development, particularly near Interstate 287, has exacerbated traffic issues during peak hours, raising concerns about congestion and safety.

Roberts highlighted public sentiment around traffic, noise, and air pollution, noting that residents desire regulations to redirect truck traffic away from residential zones. The study found that several intersections have reached service failure, complicating left turns and contributing to broader quality-of-life issues. The Planning Board’s steering committee has been instrumental in gathering public input to shape these recommendations.

As the discussion progressed, the Planning Board considered specific strategies to mitigate these impacts. A framework was proposed to categorize warehouses into low, medium, and high-intensity uses, based on metrics such as square footage and loading dock ratios. The proposal included a cap of 150,000 square feet for low-intensity uses, with medium-intensity developments allowed up to 400,000 square feet. High-intensity uses would be prohibited, while medium-intensity warehouses would be situated closer to I-287, specifically within a one-mile radius of interchanges, to minimize encroachment on residential areas.

The board also debated the necessity of differentiating between warehouse types, as not all categories generate the same level of traffic. For instance, parcel hubs and fulfillment centers, which are modern e-commerce facilities, produce more trips than traditional storage warehouses. The Planning Board recognized the need for nuanced regulation to limit high-impact developments while permitting those deemed less disruptive.

Additional proposed regulations included operational standards, such as enforced hours of operation and noise restrictions, particularly for warehouses adjacent to residential zones. These measures aim to curb the adverse effects of round-the-clock operations, addressing community concerns about nighttime disturbances. Although retroactive application to existing warehouses was deemed impractical, the new ordinances would apply to future projects.

Another focal point of the meeting was the potential for speculative warehouses, which are often proposed without definitive tenant commitments, leading to vague plans that could overlook community impacts. Discussions touched on the legal feasibility of banning speculative developments, considering similar actions taken by neighboring municipalities. However, concerns about potential litigation led to a preference for setting clear, defensible standards that regulate warehouse size and operational parameters.

Public input during the session underscored the community’s frustration with the township’s reputation as a “Township of warehouses.” Residents voiced concerns about traffic congestion, particularly in Ward 2, where the proximity of senior communities, schools, and residential neighborhoods to warehouse developments poses safety risks. The board acknowledged these concerns, emphasizing the need for balanced growth that considers both economic development and community well-being.

The Planning Board’s efforts to refine the master plan and draft ordinances reflect a commitment to addressing these challenges. By establishing guidelines for warehouse developments, the board aims to protect residential zones and ensure sustainable growth. As the township grapples with these issues, the board plans to continue gathering public input and revising the proposed regulations before presenting them to the council for approval.