[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6236051,"mediaKeyId","3390096-c6fc3189ee976984ef57c311d87fdfd8","parentId",3390096,"title","Planning board denies Weston Road warehouse after multi-year hearings; residents, borough of Manville oppose project","audioSeconds",12992,"startMs",2195000,"endMs",15187000,"viewUrl","/Search/View?dp=1&key=3390096-c6fc3189ee976984ef57c311d87fdfd8&start=2195&end=15187","thumbnailUrl","https://assets.pipeline.soar.com/3390096-c6fc3189ee976984ef57c311d87fdfd8/thumbnail_2195000.jpg","articleUrl","/articles/6236051/Hillsborough/Somerset-County/New-Jersey/Planning-board-denies-Weston-Road-warehouse-after-multi-year-hearings-residents-borough-of-Manville-oppose-project","mediaUrl","https://secure.pipeline.soar.com/6236051-7efc617eb4ab67eb1d90465ce136ae4b/orig.mp4?Expires=1771142284&Signature=Yp4OsM550I97aadVUD16L7nn1g9vlMW5sl-A8EpumEXJPRg5p~kBaGDT2RzLDv8E72wFzJZIzBIiOhiNUY-zPDNbCp-SAe8HKKro4tKNsKfTiZrjFuZbb02DHsxZRxyjMb-U74q9eLJxmj2cvxpCQqZBd6QOXa8MlY4r1s9HXV1CO~i18PZneEAE3P5dmHdzh3FftYBMyrwhAGMD8P6dfFuF4rT~OsPpXUQ7rjAMfj1a03v1nkQVDqbwTqFVfXLqYXVOGY7og61JAitHUJi~1kEI02Y6JTa~A1BJJ8xKZy385iqa4IUrsAeQOfdd~FZGQK29XYK2dyfHxNqA6ORaPA__&Key-Pair-Id=KUT5TJCACFTXG","author","HillsboroughTownship NJ","date","2025-01-09T00:00:00Z","article","The Hillsborough Township Planning Board voted on Jan. 9 to deny the Weston Road LLC application for a 130,418-square-foot warehouse (file 22-PB-03-MSPV) after several days of expert testimony, resident comment and interjections from neighboring Manville officials.

The application had been under review since 2022 and was continued from multiple prior hearings. Objectors — led by counsel for the Hearthstone at Hillsborough Homeowners Association — argued the proposed building is larger and more intensive than typical I-1 (light-industrial) uses in the township, would generate heavy truck traffic on narrow local roads, and would worsen stormwater and flooding risks in the Royce Brook watershed. Neighbors and homeowner representatives repeatedly raised concerns about backup-alarm noise, 24/7 operations, diesel emissions and safety on Weston Road. Manville Mayor Richard M. Anderco said the borough objected because runoff reaches Royce Brook and Manville and convinced council had unanimously opposed the application.

Resident Richard Couzzi, testifying as an affected neighbor, summarized community concerns: \"Large-scale regional warehousing, if not properly sited and scaled, will result in significant negative impact to air, water, quality of life, public health, safety, infrastructure, and transportation networks,\" he said.

Engineered stormwater testimony was central to the hearing. The applicant's engineer, Michael Ford of Van Cleef Engineering (qualified as a professional engineer), said the project had been revised after initial submittal: the building footprint was reduced, parking lowered to 99 spaces, the front setback increased to about 202 feet from Weston Road and the proposed stormwater basin enlarged to add storage and delay discharge. Ford told the board he had submitted a downstream analysis (March 8, 2023) and, summarizing the model results, said the peak flow numbers decrease under the proposed design. \"When you total the 2 of those POA 1 and POA 2 together, in existing condition, the peak flow is 76.4 CFS, and in the proposed condition, the peak flow is 29.4 CFS,\" Ford testified.

Objectors challenged the project's land-use classification and said a large, single masonry warehouse differs from the small industrial facilities the I-1 zone was intended to allow. They also pressed operational unknowns after the project's originally discussed tenant, Miracle Brands, was sold and the applicant said today the building would be built \"on spec\" (without a committed tenant). Objectors argued that uncertainty about future tenants made traffic, noise and operations analyses less reliable.

Applicant representatives said the use is permitted in the I-1 zone, noted earlier approvals for industrial subdivision on the parcel and said extensive engineering and mitigation had been provided. In closing, applicant counsel asked the board to weigh the detailed technical testimony and approve the application.

Board action: after deliberation the board voted to deny the application. A motion to deny was made from the dais and seconded; a roll-call vote in favor of denial was recorded. Members who announced affirmative votes included Robert Wagner (yes), Bruce Radowitz (yes), Patricia Smith (yes), Committeeman David Lupani (yes), Mayor John Ciccarelli (yes), Vice Chair Rob Piesen (yes) and Chair Carl Seraci (yes). The chair announced \"motion carries to deny.\"

Why it matters: opponents argued the project would direct greater truck volumes and additional stormwater onto local roads and into Royce Brook, with impacts extending to the adjacent Borough of Manville. The borough's mayor urged the planning board to deny the application or require trucks to head toward Route 206 rather than through Manville neighborhoods.

Clarifying technical details recorded during the hearing
- Building: 130,418 square feet (applicant-revised size).
- Parking: 99 parking spaces (reduced from earlier submittals).
- Loading bays: objectors noted testimony that the proposed plans allow 20 bays (applicant earlier referenced 5 bays in marketing discussions); residents argued trip-generation should be calculated using the higher bay count.
- Stormwater model (applicant engineer Michael Ford): POA 1 (existing) 25.85 CFS → proposed 1.71 CFS; POA 2 (existing) 50.5 CFS → proposed 27.7 CFS; combined existing 76.4 CFS → proposed 29.4 CFS, per the applicant's report dated Sept. 2023 and Ford’s Dec. 27, 2024 letter.

Public safety and traffic concerns: residents described Weston Road as narrow, with roadside ditches and limited shoulders, and said heavy trucks already have difficulty making turns and could block emergency access during storms or traffic incidents. Several speakers urged denial on public-safety grounds.

Outcome and next steps: the board's denial ends the application as presented. The denial can be appealed in the appropriate court if the applicant chooses. The transcript records the board's vote and the basis for much of the public testimony; the board's official denial resolution will be prepared and filed with the township clerk and posted to the municipal records.

","mediaType","Video","parentTitle","2025 January 9 - Planning Board Reorganization Meeting","oneSentenceSummary","After multi-year hearings, the Hillsborough Planning Board voted to deny Weston Road LLC’s application for a 130,418-square-foot warehouse. Neighbors cited traffic, stormwater and noise concerns; applicant maintained the project complies with zoning and technical standards.","taxTitle","Hillsborough, Somerset County, New Jersey","taxId",70067,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6236056,"303 Amwell Road application adjourned to June 12; time-of-decision extended to June 30",205,1960000,2165000,"/Search/View?dp=1&key=3390096-c6fc3189ee976984ef57c311d87fdfd8&start=1960&end=2165","https://assets.pipeline.soar.com/3390096-c6fc3189ee976984ef57c311d87fdfd8/thumbnail_1960000.jpg","/articles/6236056/Hillsborough/Somerset-County/New-Jersey/303-Amwell-Road-application-adjourned-to-June-12-time-of-decision-extended-to-June-30","https://secure.pipeline.soar.com/6236056-2e1516cb6bf9881ef668c7d144c5fef6/orig.mp4?Expires=1771142284&Signature=JK6WavviSMldEnhWwgLgrwCSlDYMKRiIcfyDSPAsYPhQ-fn8oYh3yx0IkE6qsmLOkwcClP9clued3Su0GF-rJZU4kr9JWmStpmgUdMUjnZxbMP7QM6AG75YeSXO0mJg9nRyOFdZr88HYFaomzrk8iLJX116gfyvZSDyzkgW-DIgtO84z7zOGZN5Ptq5g61k1bqjlRPaxmTz6732JNav4tqwFwQuF5~HXyiJO9TTYl8qFby2xrR19392455d8FFX9ARbVZfX4TzwU-uhsaPVRfKr1pUgy4vQ5Ih~lzdQZbMV33GbnZ7U7nDvepF098HJpkh00lTRr2hYot6e~mbwjCw__&Key-Pair-Id=KUT5TJCACFTXG","An application to develop 303 Amwell Road (file 21PB-17-MSPV, JMJ4 Abbeal LLC) was continued by the Hillsborough Planning Board to June 12, 2025, with the time for decision extended to June 30, 2025, while environmental remediation and contract issues are resolved.

Applicant counsel Michael Logrodnick told the board the matter remains in the contract phase and that a limited area of environmental dumping is being addressed. \"There was an isolated portion of an environmental concern,\" Logrodnick said, and his team has completed a Phase I and Phase II environmental review and is working with the township attorney and environmental professionals on the scope of remediation. Because the property remains under contract and the sale has not closed, the applicant asked that the application be held open while the parties sort out remediation and closing details.

Board members agreed to adjourn the matter to June 12, 2025, at which time the board will hear the application if it remains active; the board recorded a motion to extend the time of decision to June 30, 2025.

Why it matters: the application concerns a property under contract for open-space purchase by the township committee, according to public statements at the meeting; unresolved environmental remediation and contract closing conditions must be resolved before final site work or approvals proceed.

Action taken: the board approved an adjournment/extension request; no substantive site-plan hearing occurred on Jan. 9.

Next steps: the applicant and township attorney must finalize remediation and the purchase/sale status; the application will be scheduled for the June 12 meeting if the parties are prepared to proceed.

","The planning board agreed to keep the 303 Amwell Road (JMJ4 Abbeal LLC) application active while parties address environmental and contract issues, adjourning the application to June 12, 2025, with a time-of-decision extension to June 30, 2025.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6236062,"Hillsborough Planning Board elects officers, adopts 2025 schedule and names professionals",1453,68000,1521000,"/Search/View?dp=1&key=3390096-c6fc3189ee976984ef57c311d87fdfd8&start=68&end=1521","https://assets.pipeline.soar.com/3390096-c6fc3189ee976984ef57c311d87fdfd8/thumbnail_68000.jpg","/articles/6236062/Hillsborough/Somerset-County/New-Jersey/Hillsborough-Planning-Board-elects-officers-adopts-2025-schedule-and-names-professionals","https://secure.pipeline.soar.com/6236062-144e5aa7b032366374ba7a0fb7cc3818/orig.mp4?Expires=1771142284&Signature=jGgeSPJtBE3b3cKksatTo9-PyOj-RmO95fUHlmz7V5Z13wf2Zi24qTQEflP-qI~CJApRqetpUveAyZD80GpvgG6Tk3Ek00PIZ9-~skzGaU7PMdvFPBPL43nyiAhAGascHperGIPbHuI28-8h~rj1JZFoOghLRTqFa0~qjUju3KelUhkyv55LitXWfiRVwFvpCq6PGxSiKpwHWhJYeHRQbNFjAU~yEUqRPrHvsggxb2QLYeObeYOx1vp9ce5d2sB5TgcZx3id5b7eh6Sk462zG~6B38Ysj0KDAdHwhhFoYyM071vuxpO9xfgW1NYdWdgPA5rCJH2aJkU4X3vmfzP--w__&Key-Pair-Id=KUT5TJCACFTXG","The Hillsborough Township Planning Board on Jan. 9 elected Carl Seraci as chair for 2025, named Rob Piesen vice chair and Patricia Smith board secretary and approved routine administrative resolutions including the 2025 meeting schedule and designation of official newspapers.

The reorganizational meeting, opened by Eric Bernstein, planning board attorney, began with oath of office ceremonies and a roll call. Bernstein said the meeting had been advertised under the Open Public Meetings Act (chapter 231 of the public laws of 1975). \"This meeting has been duly advertised according to section 5 of the Open Public Meetings Act,\" Bernstein said.

The board reappointed the Master Plan Subcommittee with largely the same membership as 2024, ratified a fair-and-open selection process for professionals, and approved several professional-service contracts: Eric Bernstein & Associates as board attorney and Pannoni Associates (Mr. Mayhew) as board engineer (selected after fair-and-open proposals). The board also approved an extension of a professional services agreement with T&M Associates and designated CME Associates as alternate board engineer. The board adopted rules of order, administrative procedures and fixed charges for meeting notices; it designated the Hillsborough Beacon and the Courier News as the board’s official newspapers for 2025.

Board Chair Carl Seraci, in brief remarks after being sworn and elected, thanked board members for the reappointment. \"Appreciate being reappointed, you know, for allowing me to have the privilege to lead the team again in 2025,\" Seraci said.

Why it matters: reorganization votes and professional appointments set who will preside over hearings and which outside consultants and engineers will review applications and issue technical reports. Those appointments govern how applications will be processed and which experts will advise the board on engineering, planning and legal matters.

Votes at a glance
- Election of Chair Carl Seraci — motion carried on roll call; outcome: elected.
- Election of Vice Chair Rob Piesen — motion carried on roll call; outcome: elected.
- Election of board secretary Patricia Smith — motion carried on roll call; outcome: elected.
- Appointment of board attorney Eric Bernstein & Associates (fair-and-open) — motion carried; outcome: appointed.
- Appointment of board engineer Pannoni Associates (highest score in evaluation) — motion carried; outcome: appointed.
- Extension of T&M Associates professional services agreement — motion carried; outcome: approved.
- Designation of official newspapers (Hillsborough Beacon, Courier News) — motion carried; outcome: approved.

The board also confirmed its 2025 calendar and directed staff to post meeting documents on the township civic clerk site. Routine reorganization items, including committee assignments and minor administrative motions, were approved without substantive policy debate.

Less critical details: the board confirmed the Master Plan Subcommittee membership (no roll call vote required for the re-nomination), and the court reporter appointment (non–fair-and-open) was approved.

Meeting context: the reorganizational portion was largely procedural and brief; the board moved from formal reorganization to the regular agenda later in the evening.

","At its Jan. 9 reorganizational meeting the Hillsborough Township Planning Board elected Carl Seraci chair, reappointed committee leadership and approved a slate of professional appointments and administrative resolutions to guide the board’s work in 2025.","actionData","errors"]

Article not found

Planning board denies Weston Road warehouse after multi-year hearings; residents, borough of Manville oppose project

303 Amwell Road application adjourned to June 12; time-of-decision extended to June 30

Hillsborough Planning Board elects officers, adopts 2025 schedule and names professionals