UPPER FREEHOLD — Some of the concerns that Lynwood Estates residents have about the proposed Matrix warehouse development are shared by Washington Township’s planning professionals.

Reports submitted to the Washington Township Technical Review Committee point out several problem areas in the various analyses done by Schoor DePalma, Manalapan, the engineer for Matrix.

The planning firm of Clarke, Caton and Hintz reviewed the development application for Washington Township. Observations cited in their report include a problematic street layout.

"The entrance to the site from Old York Road is in close proximity to Cliffwood Drive South, a residential access street located in Upper Freehold serving a subdivision. Truck traffic is noisy and generates the most noise when starting up. The site entrance will be either signed as a stop point or signalized. Both conditions will ensure loud starts from a standing stop."

The report also notes that a 150 foot setback is required from any residential zoning district, such as Old York Road in Upper Freehold. Matrix is requesting a variance for an 80 foot setback, a little more than half the required space. According to the township’s planner’s report, the developer’s survey "inaccurately portrays the buildings on both the subject site and immediately adjacent to it on Old York Road."

Fault was also found with Matrix’s employee estimates in the report.

"The fiscal impact analysis assumes an employee workforce of 760 people for the entire development. This computes to 6,250 square feet of building per employee. The recent Grainger distribution center application had an estimated 325 employees at full build-out of about 675,000 square feet. This calculates to approximately 2,077 square feet per employee."

"We do not find the estimate of employees to be credible - it appears to underestimate the number of employees by a factor of at least three," it reads.

For the traffic impact analysis submitted to the township, trip generation standards utilized by the applicant’s traffic consultant are those determined by their company and are not a recognized standard in the industry, according to Washington Township professionals.

Traffic count data from the ramps to and from I-195 and Old York Road is three years old, taken in 1999.

Charles Carmalt did traffic analysis for Washington Township. His report notes: "Monmouth County Route 524 (New Canton-Stone Tavern Road) intersects Old York at a T-intersection immediately north of the I-195 interchange. The proximity of this intersection of two minor arterial highways so close to the interchange is undesirable, although it has operated acceptably as long as these rural roads have had only limited traffic volumes.

"The applicant should be required to work with Monmouth County and Upper Freehold Township to determine if the road can be relocated to the north," he wrote.

The report continues: "The applicant indicates that a traffic signal will be marginally needed at the intersection of the off-ramp at I-195 eastbound to Old York Road. A principal reason why a signal might be needed would be the impact created by large trucks seeking to negotiate a left turn at the ramp intersection. Rather than installing a traffic signal, the applicant should be required to provide alternative improvements not requiring the erection of a traffic signal.

Interruption of traffic on Old York Road is not desirable if it is required primarily to accommodate the applicant and its trucks," he stated.

Carmalt also cited impacts to Allentown: "The applicant’s traffic report indicates that slightly less than 100 vehicles will be directed through Allentown in both the morning and evening peak periods.

"I recommend that the applicant identify regional improvements that could help to eliminate an equivalent volume of traffic from Allentown streets to mitigate the impact the development would have on that village."

His report adds: "Because the applicant’s property is in Mercer County, approval is not required from Monmouth County or Upper Freehold. However, these governments will be substantially impacted, and some improvements to their roads may be required."