The applicant’s representative, John Ingino, presented the project’s vision, emphasizing the environmental improvements over the current conditions. Central to this vision was the innovative landscaping and lighting plan, which, despite proposing fewer trees within the parking area than normally required, promised to enhance the site’s environmental profile through stormwater management systems and controlled lighting fixtures. These systems were designed to treat runoff before discharge, potentially reducing the impact on the local ecosystem.

The board granted several waivers, notably allowing the applicant to bypass the standard requirement for detailed floor plans and signage and to receive combined preliminary and final approval. This streamlined the process.

Testimonies from the project’s civil engineer and landscape architect provided a granular view of the site plan, including a detailed explanation of the significant grade change from Parson Road to the west of the property. This topographical challenge necessitated deviations from standard protocols, such as a 30-foot access drive and a building setback from Parson Road. The proposed orientation of parking spaces along Parson Road and the loading area on the west side was a direct response to this 35 to 40 feet grade change.

A major highlight of the discussion centered on the proposed acoustic barrier on the west side of the property, designed to buffer noise from the warehouse’s operations affecting East Lake Elementary School. The planned 60-foot wide buffer area included landscaping and storm water management basins.

Public concerns, a part of the Board’s considerations, brought the impact of the development on pedestrian safety and local traffic into focus. The absence of sidewalks along Parson Road was a point of contention, with debates on the feasibility of building sidewalks leading to nowhere and the potential future financial burden on the township. The board also pondered the placement and height of a necessary water tank and pump house for fire suppression, considering variances and coordination with the township and Morris County.

Acoustical engineer Benjamin Mohler provided expert testimony on the proposed project’s sound emissions. Using an acoustical model, Mohler illustrated the anticipated sound levels from HVAC units and the efficiency of the noise barrier in meeting state and local noise ordinances. The model predicted the effects of the noise barrier.

Residents questioned the effectiveness of the sound barrier and expressed concerns about truck operations’ impact on these properties. The board heard worries about brake failures, icy conditions, and snow buildup, alongside questions about noise and vibration effects on old buildings.

Further scrutiny was given to the proposed sound barrier material, Echo Stone, and its durability and noise mitigation capabilities. Comparisons were drawn between the proposed barrier and the existing one along Route 80, sparking debate about the relevance of such comparisons to the project at hand.

The meeting concluded without a final decision on the application, with the board opting to carry the discussion forward to a future date. The public was encouraged to stay informed on the matter through the clerk’s office, highlighting the ongoing nature of the project’s review and the importance of community involvement.