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

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.