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Monroe Planning Board grants preliminary approval for 202,100-sq-ft Route 33 warehouse
Summary
The Monroe Township Planning Board approved preliminary major site plan for Menlo Route 33 Associates’ proposed 202,100-square-foot warehouse at 853 Route 33, granting multiple bulk variances and setting conditions including returning if the site ties into public sewer.
The Monroe Township Planning Board on March 27 granted preliminary major site plan approval for an industrial warehouse proposed by Menlo Route 33 Associates at 853 Route 33, authorizing multiple bulk variances and attaching conditions including a requirement that the applicant return to the board if it later connects to public sewer.
The project, presented by attorney Robert (Bob) Smith on behalf of Menlo Route 33 Associates (Grama 2, LLC), would consolidate two lots into an approximately 18.34-acre site and build a 202,100-square-foot logistics/warehouse building with about 6,000 square feet of office space, 30 loading docks, 40 tractor-trailer storage spaces and roughly 105–109 vehicle parking spaces. "We do not have a tenant," June Choi, a principal of Menlo Route 33 Associates, told the board. "Our intent is to build a spec building." Traffic consultant Scott Kennel said the development is expected to generate about 50 total vehicle trips in the morning peak hour and about 52 in the afternoon, including an estimated 7–8 truck movements during those peaks.
Why it matters: The site sits in the Highway Development (HD) district along an active Route 33 corridor and contains wetlands, a wetland buffer and a newly mapped flood-hazard area that constrain developable area. Board approval of preliminary plan and variances clears a major procedural hurdle but leaves detailed permits and outside-agency approvals — including New Jersey Department of Environmental Protection (DEP) permits and a New Jersey Department of Transportation (NJDOT) minor access permit — to be resolved before final sign-off.
Key facts and conditions: The applicant requested variances including reduced landscape buffer widths, smaller parking spaces (9x18 feet vs. the ordinance 10x20), narrower drive aisles (24 feet vs. 25 required), reduction in required parking (ordinance-calculated need: 275 spaces; proposed: 105–109), reduced parking setback from the building (12 feet proposed vs. 30 feet required), and driveway curb widths exceeding the ordinance maximum. The project includes three bioretention basins, stormwater design intended to meet DEP BMPs (targeting 80% TSS removal for treated surfaces), an on-site septic system sized to 2,000 gallons per day (limiting onsite employees to a maximum of 80 per day while the septic remains in use), and structural provisions to carry future rooftop solar.
Board discussion and concerns: Board members and professionals pressed the applicant on wetland impacts, buffer averaging, potential visual and noise impacts to a planned residential subdivision to the north, and truck circulation at the Route 33 / Bridal (Pineville) intersection. Planner James W. Higgins told the board that most variances are supportable because the site is substantially encumbered by wetlands and newly mapped flood hazard areas, and because the proposal materially improves the current, disordered site condition along the Route 33 streetscape. Traffic testimony noted that project traffic is below standard thresholds that would force NJDOT or county-level operational analyses, but the board asked the applicant to coordinate NJDOT submissions and notify the township of any state-level meetings so township concerns can be aired.
Votes and conditions: The board approved preliminary plan and the requested bulk variances by roll call. The board recorded its condition that, if the applicant later connects to public sewer and thereby removes the septic-driven employee limitation, the applicant must return to the board to justify any greater parking or occupancy levels.
Next steps and outside approvals: The applicant must obtain applicable DEP wetland/flood-hazard permits, the NJDOT minor access permit, and any county approvals that may be required for intersection work. Professionals present said several site-review items in municipal review letters (Centra State engineering, CME planners) remain open and will be worked out between preliminary and final submission.
Ending: The board approved the preliminary application and advised the applicant to coordinate with township professionals and outside agencies; a separate final application and municipal sign-off will be required before construction may proceed.
