Easton Residents Make Final Plea Against 1M-Sq.-Ft. Wood Avenue Warehouse; Planners To Decide Dec. 3

Opponents Deliver Final Testimony as Easton Prepares to Vote on Massive Warehouse

After more than a year of hearings and expert testimony, the proposed 1 million-square-foot warehouse at 1525 Wood Ave. in Easton remains under close scrutiny. On Wednesday night, a packed Easton City Hall heard the opposition’s final technical evidence before the Easton Planning Commission prepares to vote on Dec. 3.

Opposition Presents Technical Case

A coalition of local residents has argued the project by developer Scannell Properties would harm local neighborhoods through altered topography, increased traffic and higher noise levels. In May the group submitted an extensive binder of materials documenting those concerns; this week they called several expert witnesses to respond to the developer’s experts, who testified during two previous late-night hearings.

Visual Simulations: Topography and Sightlines

3D-modeling specialist Daniel Brown presented visual simulations based on topographical data, engineering drawings and satellite imagery. Brown said his renderings show how the building footprint, extensive retaining walls and grading would change the site’s contours and neighborhood sightlines — including views toward the Silk Mill and Bushkill Creek. He contrasted these technical visualizations with the applicant’s promotional renderings, arguing the industry-standard modeling tools provide more precise scale and elevation verification.

Developer attorney Marc Kaplin objected to the evidentiary basis for some maps and renderings, pressed for specifics about which engineering drawings were used, and asked whether licensed engineers had verified the models. Kaplin urged the commission to rely on certified plans formally submitted by the applicant.

Traffic, Operations and Security

Opponents’ traffic engineer Peter Trry of Benchmark Civil Engineering Services reviewed the project’s traffic and noise assessments. He argued the applicant’s acoustic analysis relied heavily on off-peak traffic data and failed to account for on-site vehicle movements that can raise noise and activity. Trry also noted that large distribution centers commonly include guard houses for security and traffic control — an element not shown on the current site plan. He said a guard house would change internal circulation patterns and could increase congestion on site and on adjacent roads.

“From my experience working with warehouse facilities such as this, I don’t know of any facilities of this size, or even over half a million square feet, that don’t have a guard house,” Trry said. “You need security to control how trucks move in and out.”

Noise Analysis Challenged

Bailey Hilgren, a Ph.D. candidate at New York University who studies environmental noise and health, criticized the developer’s noise study for oversimplifying terrain effects and omitting noise sources such as truck alarms and loading-dock activity. She highlighted that the study’s projected sound range — roughly 47 to 52 dBA — approaches the legal nighttime limit and leaves little margin for error if real-world conditions are louder. Hilgren also said construction noise and differences in surface materials were not adequately considered.

Kaplin questioned whether Hilgren’s academic background substitutes for professional licensure or direct experience conducting noise impact assessments, noting she had not independently completed a full noise study.

Driver Perspective

Former tractor-trailer driver Jeremy Gold described typical warehouse operations from a driver’s point of view, explaining how trucks queue, pass security checks and drop trailers. He noted Pennsylvania’s idling rules and the operational exceptions that commonly apply at warehouses, which can affect on-site noise and emissions.

What Happens Next

With testimony concluded, the Easton Planning Commission will review all evidence and decide on the proposal at its Dec. 3 meeting, scheduled for 6:30 p.m. at Easton City Hall. Commission Chair Ken Greene thanked residents and participants for their engagement in a lengthy review process.

“I know many of you have been a part of many of these meetings, and I think it’s been about as thorough a process as it could be, in many respects,” Greene said. “So for everybody who has continued to show up, thank you.”

Editor’s note: The original reporting included inconsistent spellings for some witnesses’ names in different documents. This version standardizes names to improve readability while preserving the substance of testimony.