Andrew Smith, a civil engineer with Langan, outlined a conceptual site plan for the warehouse, emphasizing the need for input from the committee to refine the proposal before submitting a full site plan application to the planning board. The plan includes 66 loading docks strategically placed at the rear to minimize visibility, 42 trailer loading stalls, and 212 passenger vehicle parking spaces. Smith highlighted environmental challenges, noting that around 60 acres of the property are constrained by wetland mitigation, prohibiting development in those areas. This necessitates careful consideration of stormwater management, with initial ideas to direct runoff northwards and incorporate green infrastructure to meet regulatory requirements.

Traffic flow emerged as a issue, particularly the need for a left turn warrant analysis to address potential delays caused by trucks blocking roadways. The committee discussed the importance of conducting a thorough traffic study at the intersection of Brickyard and Heightstown Cranberry Station Road, where further development is anticipated. Modifications to accommodate larger trucks were suggested, including potential changes to the skewed and narrow intersection and the installation of guide rails to prevent trucks from encroaching on wetland areas.

The conversation touched upon the existing cranberry riparian zone ordinance, which mandates a 150-foot buffer zone, and the proximity of the Colonial Pipeline and billboards along Brickyard Road. These factors add layers of complexity to the project’s planning phases. Concerns were also raised about the potential for increased impervious coverage with the addition of a proposed third driveway dedicated to employee parking, which could enhance site circulation by separating passenger vehicles from trucks.

In terms of wastewater management, the plan’s reliance on an on-lot septic system was discussed, with concerns about its perception by potential tenants. The committee debated the feasibility of a package sewage treatment plant, acknowledging the challenges of obtaining approval for such facilities in New Jersey. The committee noted the importance of collaboration among developers to address common infrastructure issues, such as the sewer arrangements for nearby developments, including a marijuana facility and an Amazon warehouse, both of which have their own sewer considerations.

The broader implications of the proposed development prompted discussions about the township’s sewer infrastructure. While the area is designated as a sanitary sewer zone, the township’s approval is required for new connections, and past reluctance to permit such connections was noted. A cooperative approach among developers was suggested to strengthen their position when negotiating necessary infrastructure improvements with entities like Conrail.