HILLSDALE—The Planning Board voted, 6–1, on Nov. 13 to approve a redevelopment application for a 110,000-square-foot, four-story self-storage building and a 72-space vehicle storage lot, despite sustained objections from representatives of St. John the Baptist Church, who said the project could worsen flooding in the neighborhood.
The application was submitted by Hillsdale Self Storage LLC, a partnership of Claremont March developers. The Borough Council had previously approved the underlying redevelopment plan.
Vote and Board Concerns
Those voting in favor were vice chair Steven Riordan, Daniel Friedman, Seth Griep, Starke Hipp, council liaison Janetta Trochimiuk, and chair Meredith Kates.
Ed Alter voted against the application, citing safety concerns tied to vehicle types that may be stored on site — including landscaping trucks that could carry fertilizers or chemicals. He noted the absence of a monitoring plan, calling it significant given the church’s proximity.
Flooding at Center of Opposition
Much of St. John’s property lies in a flood zone, and residents say the area floods even in storms dropping 1–2 inches of rain.
Engineering expert Robert Costa, testifying for the church, said the existing stormwater conveyance pipes were undersized to handle runoff from a four-story building. He warned that additional impervious surface could worsen conditions downstream.
Borough engineer Chris Statile countered that even enlarging stormwater pipes would not solve the issue, because Pascack Brook frequently backs up during overflow events, pushing water into storm drains and contributing to street flooding.
Applicant attorney Jason Tuvel said the team would explore a green roof as a mitigation measure.
Parking, Loading, Stormwater Dominate Fourth Hearing
The 90-minute fourth hearing focused on:
- Parking and loading operations
- Impacts on Pascack Brook
- Stormwater runoff projections
- Compatibility with the Patterson Street Redevelopment Plan
Attorneys Frank Magaletta (for St. John’s) and Tuvel (for the applicant) delivered summations before the vote.
The borough posted an audio recording of the Nov. 13 meeting, but video was not captured due to technical issues.
Fifth Hearing: Cross-Examination on Stormwater Models
In a subsequent hearing, Tuvel cross-examined Costa on stormwater volumes, impervious surface reductions, runoff rates, and conveyance systems.
Before the vote, Kates reminded the board it could only impose conditions tied directly to the site plan and the redevelopment plan.
Roughly six residents spoke, saying the project could increase flooding and create more vehicle-pedestrian interactions. One resident requested a retention system to mitigate flooding during a two-year storm.
Paulette Gilchrist of Saddlewood Drive said an expert found the current backing configuration unsafe and urged relocating the entrance. Another St. John’s parishioner said the July 14 flood “would not have occurred in the past” and feared added traffic.
Magaletta argued the board should not act as a “rubber stamp” and questioned why the entrance is on Prospect Streetrather than 560 Piermont Avenue, the project’s listed address. He said protecting Pascack Brook was a stated goal of the redevelopment plan.
Costa later clarified that proposed stormwater measures would likely reduce total runoff by 106 cubic yards, roughly the size of “a small swimming pool.” He again recommended additional detention and downstream impact analysis, including consideration of a green roof.
Statile said the application meets all state and local stormwater requirements.
Applicant: Use Is Permitted; Impact Is Minimal
Tuvel said the project is a permitted use under the redevelopment plan and requires only one minor landscaping design waiver. He said the applicant completed all required due diligence, including NJDEP and soil conservation approvals, and provided expert testimony that self-storage facilities generate “extremely minimal” traffic.
He said the design reduces impervious coverage and storm runoff, improves water quality, and complies with Statile’s engineering letter.
“We believe we met our burden of proof,” Tuvel said, requesting approval with all stipulated conditions.
Conditions to Be Finalized Dec. 11
Board attorney Alyssa Kasetta said the conditions discussed throughout the hearings will appear in a resolution of memorialization scheduled for Thursday, Dec. 11 at 7:30 p.m.
Conditions include:
- Inspecting the local stormwater system to enhance performance
- Complying with all borough professional review letters
- Prohibiting storage of vehicles with contaminants, soil, or manure
- Requiring all stored vehicles to be registered and operable
- Conducting a lighting review after six months
- Assessing whether sight lines can be improved
- Adding bollards along the storage lot perimeter
- Removing one self-storage sign and lowering another
- Exploring a green roof
- Adding plantings around the vehicle lot perimeter
- Providing advance-flood warnings to vehicle owners
- Removing the existing building on the vehicle lot site
Additional recommendations may be added in the memorializing resolution.
Longstanding Opposition; PILOT Revenue Projected
St. John the Baptist Church has long opposed the project. When the Borough Council approved the four-story facility on Feb. 11, parishioners and the pastor raised concerns about flooding, traffic, public safety, cultural sensitivity, and aesthetics.
The site is governed by a 30-year PILOT agreement. Officials project revenues of:
- ~$200,000 annually at the outset
- Nearly $400,000 annually when fully occupied
- $2 million in the first decade
- $3.3 million in the second
- $4.9 million in the third
(According to an analysis by Acacia Financial.)