By Kip Cherry • Central Jersey Conservation Chair
On November 2, 2022, the West Windsor Township Planning Board finalized approval for the proposed Bridge Point 8 Industrial Park—possibly the largest warehouse project ever proposed in New Jersey. It will encompass 5.5 million square feet (MSF) of warehouses on 645 acres off Route 1 and Quakerbridge Road, formerly an agricultural chemical research complex for American Cyanamid.
The final 83-page approval resolution was based on a June 29 vote with 80-plus conditions adopted by the planning board, along with 12 design waivers and 12 submission waivers. The approval was for preliminary and final site plan approval for “phase 1,” three warehouses totaling 3.0 MSF; and preliminary site plan approval for “phase 2,” four warehouses totaling 2.5 MSF. The resolution included extensive findings of fact, which are the planning board’s detailed reasons for approval.
The unusually large number of conditions of approval along with the project’s size and the complexity make it particularly challenging for both regulators and concerned residents. Key concerns include congestion, road safety, diesel air emissions, decreased quality of life for area residents, flooding, and stormwater contamination.
Huge questions remain that need to be studied and answered regarding traffic volumes and potential alternatives, including bus and rail access for employees, use of an automated truck arrival and departure system, alternative traffic patterns, and electric vehicles. There are also numerous environmental questions related to diesel air emissions, stormwater management, issues related to flooding and stormwater contamination, wetland and habitat preservation, historic site preservation, use of renewable energy sources (i.e., solar), and landscaping, as well as just the impact of the massive structures on the Route 1 landscape.
In addition, the applicant has proposed another 1 MSF or so for offices, retail, two hotels, and a multi-pump gas station. On the east side of Route 1, the project will straddle Clarksville Road, and the developer will construct a new road that bisects that.
To get to the NJ Turnpike, trucks will need access to Princeton-Hightstown Road/Route 571, but according to the conditions of approval they might not be permitted to use Clarksville Road, the most direct way. This would negatively impact other residential areas. Understandably many residents remain very concerned.
The next steps in the approval process include review by the Mercer County Planning Board, decisions on permits by the state Department of Environmental Protection (DEP), a decision by the NJ Department of Transportation (DOT) regarding access to Route 1, and DEP permit approvals. In addition, it is unclear how the township will determine compliance with the conditions, the timeframe for compliance, and exactly how compliance will be defined.
There is no reliable projection of how many vehicles will enter and leave the site each day, neither are there consistent data on pre-pandemic vs current roadway volumes. There are no estimates whether the current road system can carry the potential volumes. At the same time, if the tenants turn out to be “hub” warehouses serving, for instance, UPS or Amazon Prime, then a large number of small trucks should be added to the daily total. The township’s consultant offered an industry standard for parking spaces of one space per 2,500 SF, but it is unclear how this relates to other numbers given.
The applicant did request a variance allowing 910 loading docks. What we don’t know is how many trucks per day can be expected to use each loading dock.
At this point, DOT has not indicated when the Route 1 access decision will be made. In the meantime, the applicant has applied to the county for access to Quakerbridge Road and Clarksville Road, both Mercer County roads. County roadways and drainage systems are the county planning board’s responsibility by statute, so the county will become a major focus of stakeholder concerns.
West Windsor, Princeton, Hamilton, Lawrence, Plainsboro, and Kingston will all likely be affected by this development. One possible mitigating solution for them is to participate in development of an access management plan (AMP), as defined in the NJ Administrative Code (NJAC), Section 16:47-12. Where a state road (Route 1) is involved, bordering municipalities can participate. The NJAC does not specify how other affected municipalities can be integrated into the planning process. Presumably this could be worked out. The affected municipalities should apply to DOT for formation of the AMP.
An AMP is critical to the environmental and economic wellbeing of the area. Inquiries for more information can be directed to: Elaine Schwartz (609-963-2467), assistant division director, Major Access Permits, DOT; Elaine.Schwartz@dot.nj.gov
Comments and concerns by municipalities or other stakeholders on Bridge Point LLC’s Route 1 access plan also should be sent to Elaine Schwartz. The NJAC specifically states that written comments will be considered.