The board faced a challenging decision due to the council’s clear intent to curb warehouse expansions in the community. One board member highlighted the importance of adhering to the council’s directive by stating, “we have to have really strong reasons” to go against the established position. The board was concerned about setting a precedent that could contradict the council’s objective to limit warehouse developments and mitigate truck traffic in the area.

Representatives for the applicant argued that the proposed warehouse’s scale and proximity to major roadways would result in minimal truck traffic, differentiating it from larger warehouses. They emphasized that the new facility would not generate more truck traffic than other permissible operations, such as light manufacturing or self-storage. The applicant’s planner highlighted the site’s suitability, given its significant distance from the nearest residential areas and direct access to Route 287, which mitigates concerns about truck traffic passing through residential neighborhoods.

The board was also convinced by the argument that the warehouse would not be used as a fulfillment center, which typically involves higher traffic levels. After thorough discussion, the variance was approved with a 6-1 majority vote, acknowledging that the site’s unique characteristics justified the exception.

Next on the agenda was the Somerset Properties application for a 54,329-square-foot warehouse on Weston Canal Road and Cottontail Lane. This project involved reverting to an original lot configuration after a change in regulations no longer permitted warehouses in the current zoning. The applicant sought preliminary and final site plan approval along with a use variance.

The project engineer detailed the site plan, which includes two full movement driveways from Cottontail Lane and provisions for pedestrian sidewalks, ADA routes, and a bike rack. The parking design exceeds the required standards, incorporating electric vehicle charging stations and ADA accessible spaces. The warehouse’s loading area, located at the rear, seeks a variance for its length, which was deemed necessary for adequate maneuverability. The board engineer expressed no objections to the variance request.

The stormwater management plan adheres to state codes, utilizing pervious pavement and an underground system connected to Randol Brook. The site plan also addressed landscaping requirements, proposing supplemental plantings to replace removed vegetation. The applicant plans to address any tree replacement shortfalls by contributing to the township tree fund.

A traffic study was presented. The study included pre- and post-development traffic counts and accounted for nearby approved or under-construction projects. The applicant proposed traffic signal upgrades, including the installation of a left turn arrow, to improve traffic management at the intersection. Despite some concerns about cumulative traffic impacts, the board accepted the study’s findings.

Additionally, Mr. Paul Gryl, a licensed planner, provided testimony for a use variance and D2 variance to expand a non-conforming use on the property. He argued that the proposed warehouse would not adversely affect nearby residential areas due to its location in a predominantly non-residential zone. Mr. Gryl emphasized that the site’s proximity to Route 287 provided direct access without impacting residential neighborhoods.