Two Warehouses Approved For Former Sunshine Biscuit Site After Trailer Parking Compromise

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SAYREVILLE, NJ — Two warehouses totaling approximately 714,500 square feet could replace the former Sunshine Biscuit industrial complex following unanimous approval from the Sayreville Planning Board.

The board approved the plan during its Sept. 16 meeting after questioning the developer about hundreds of proposed trailer spaces, additional traffic, possible freight-train activity and the project’s proximity to municipal recreational fields. The borough provides the meeting agenda, supporting documents and video through its municipal website.

What Was Approved?

HCI DP Land Acquisition LLC plans to redevelop approximately 46 acres at 4000 Bordentown Avenue, near Journey Mill Road.

The existing industrial complex contains several aging buildings totaling more than 800,000 square feet. Those structures would be replaced by two warehouse and distribution buildings:

• A 308,200-square-foot warehouse with 144 vehicle spaces and 40 loading docks
• A 406,300-square-foot warehouse with 160 vehicle spaces and 57 loading docks
• Room for as many as two tenants in each building
• Vehicle access from Bordentown Avenue and Journey Mill Road

Although the proposed warehouses would be large, their combined building area would be smaller than the complex currently occupying the property.

The buildings could operate 24 hours a day with as many as three work shifts, depending on the tenants that eventually move in.

Hundreds Of Trailer Spaces Draw Questions

The most extended discussion focused on the developer’s request for 343 trailer parking spaces.

Planning Board Vice Chairman Barry Muller questioned why the project needed so many spaces before its tenants were known.

“Normally, what happens is we have an applicant come in, and they don’t have enough parking,” Muller said. “You’re having excessive parking. To me, it’s not logical.”

Planning Board Chairman Tom Thai raised concerns that trailers could remain on the property for extended periods.

“It just seems to me that 300 and some odd number is very excessive,” Thai said. “I’m just afraid it’s going to become a parking lot.”

Daniel Gordon, regional development partner for Hanover Company, said industrial sites need sufficient trailer capacity to compete for prospective tenants.

“Sites need to be over-amenitized to attract high-quality tenants,” Gordon said. “I think it’s the desire of everyone in this room to make sure that this is a well-amenitized site that does attract Class A tenants who bring the right sort of business to the township.”

Gordon said the spaces would only serve businesses operating at the property and would not be leased to outside trucking companies.

Developer Agrees To Preserve More Open Space

Following the board’s questions, the developer agreed not to immediately construct 90 of the proposed trailer spaces.

Instead, that portion of the property will remain unpaved grass. The spaces could only be added later if a future tenant demonstrates a need and returns to the borough for approval.

The change also increases the buffer between the trailer parking area and neighboring municipal recreational fields from approximately 86 feet to 141 feet.

The board made both provisions conditions of its approval. Trailer spaces must remain limited to tenants at the site, and the 90 banked spaces cannot be constructed without further review.

How Much Traffic Could The Project Add?

Traffic engineer Paul Going estimated that the development would generate:

• 107 trips during the weekday morning peak, including 21 trucks
• 121 trips during the weekday evening peak, including 21 trucks

After accounting for traffic previously associated with the existing industrial complex, the estimated net increase is 31 morning trips and 69 evening trips.

Current traffic volumes were estimated at approximately 10,600 vehicles per day on Bordentown Avenue and 6,100 on Journey Mill Road.

The traffic study found that northbound drivers on Bordentown Avenue could experience several additional seconds of delay during the evening rush. Going said shifting one second of green-light time from Journey Mill Road to Bordentown Avenue could largely offset the projected change.

Middlesex County is also planning improvements to the intersection, including dedicated turning lanes and upgraded traffic signals.

Under the approved plan, the Bordentown Avenue entrance will be restricted to right turns in and right turns out. Two full-access driveways are proposed along Journey Mill Road.

Could Freight Trains Return?

The plans preserve the possibility of connecting the warehouses to Conrail’s neighboring Gillespie rail line, but rail service is not guaranteed.

Rail consultant Adam Baginski said the line currently averages approximately one local train per day and has a maximum operating speed of 10 mph.

Gordon said rail access would only be added if a future tenant requested it.

“We think rail is a win for everyone,” Gordon said. “If this commission does not think it works, there just won’t be rail as part of this application.”

Before rail service could begin, the developer must submit a detailed safety plan addressing how trains, trucks and other vehicles would move through the property. The Planning Board engineer would need to review that plan.

Sidewalk Could Be Required Later

The board allowed the developer to move forward without constructing a full sidewalk along the property.

Civil engineer Tongto “T” Lam said the property’s size and distance from nearby destinations make it unlikely that many employees would walk off-site during breaks.

“Walking at a casual pace is almost 15 minutes, just shy of that,” Lam said. “Even if you have an hour lunch, to walk into the intersection, it feels like half the time is being lost for that.”

However, if the larger warehouse is eventually divided among multiple tenants, the developer will be required to install a sidewalk along Journey Mill Road.

Stormwater And Landscaping Plans

The project would cover approximately 75% of the property with buildings, pavement and other hard surfaces. Borough standards permit as much as 80%.

The plan also includes:

• Five porous-pavement areas
• An underground stormwater basin
• Four connected wetland planting areas
• More than 11,000 wetland plants representing 15 species
• More than 1,500 additional trees, shrubs and plantings

The project will require applicable approvals from the New Jersey Department of Environmental Protection.

The Final Vote

The Planning Board unanimously approved the application with votes from Keith Kandel, Judy Lahrman, Barry Muller, Christina Sitaca, James Williams, Council President John Zebrowski and Tom Thai.

The approval includes conditions requiring the 90-space trailer-parking reduction, prohibiting third-party trailer rentals, preserving the right-in/right-out restriction on Bordentown Avenue and requiring additional safety review before any freight rail service begins.

No members of the public spoke during the hearing.

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