HOA Files Civil Suit To Block Massive Warehouse In South Jersey

HARRISON TOWNSHIP, NJ — A massive warehouse and distribution center proposed in Mullica Hill has residents concerned about how the development will affect their rural community.

What’s more, residents in the Casella Farms neighborhood say they feel blindsided by the development, and say they are upset that local officials did not give them more notice.

The Casella Farms Homeowners Association has filed a civil complaint in Gloucester County Superior Court against Mayor Lou Manzo and the Harrison Township committee, documents show.

Planning documents show the proposed King’s Landing Redevelopment Plan calls for a four-building complex that is more than 2 million square feet, with 1,400 parking spaces. Developers say it's a prime spot for trucks to access the New Jersey Turnpike and Route 322.

As proposed, the development would cross both sides of U.S. 322 (Swedesboro Road) and run along Tomlin Station Road (County Road 607), in what's now empty land in Harrison and Woolwich townships.

Tuscan Lane and Tomlin Station Road are the entrance to the Casella Farms neighborhood; some houses would be essentially across the street from the warehouse if plans go through, and the property would be right near Holding Hands Family Child Care & Play Center.

Alyssa and Dan Marsella, who live right across from the proposed development, got a letter Nov. 9 informing them of a township Joint Land Use Board meeting on the 14th where they could make public comment.

The Marsellas spread the word to the 40 or so other houses in Casella Farms, and say they were the only ones who got the letter. Neighbors headed to the meeting to make their opinions known. It went past 11 p.m., some neighbors told Patch, and they felt like township officials were not on their side.

"It felt like a battle," said Dan Marsella, who said he has seen a number of warehouses pop up near the township since he and Alyssa moved in to Mullica Hill in 2021.

“The allure of the country living, the rural aspect of Mullica Hill is something that really drew us to that area,” Marsella added. “It would really change the landscape of the community and it won’t be for the better.”

Harrison Township’s next Joint Land Use Board meets Thursday, Dec. 1 at 7 p.m. at the township building. Adam Orlacchio, one of the Casella Farms neighbors, said he urged other Harrison Township residents to come to the meeting and have their voices heard.

“We’re opposed for many reasons,” said Orlacchio, who was one of four neighbors to speak with Patch on Wednesday.

These residents are concerned about tractor-trailers driving by school bus stops and down rural roads, worried pollution will affect their children’s health, and wondering if bright light will keep them awake at night. They aren’t sure what the warehouse will be used for, and wary of a rise in crime.

“We are, first and foremost, fathers and mothers. And we’re doing this to protect our young children,” said Orlacchio, who grew up in Mullica Hill.

"At a minimum the township should table this," he added.

Mayor Louis Manzo said he could not comment about the project while it was a pending application in front of the Joint Land Use Board.

"The required notification process, which is dictated by statute was followed here, as it is with all applications to the JLUB," he said.

Manzo said the township notified residents within 200 feet of the property being developed, as is required by statute. He said the township and individual officials do not make additional announcements about applications coming before a board, as a rule.

The planning documents mention the site's access to major truck corridors, and say the development will consist of warehouse, distribution, and/or fulfillment facilities with loading docks for trucks and employee parking spots. The documents also say there will be landscaping to minimize the appearance of the buildings and water quality basins for stormwater mitigation.

The development would also cross into Woolwich Township, which has approved the plan.

Russo Development, which is based in North Jersey, filed the plan as WH Development. The developer says the buildings and site are "designed to have a minimal profile that includes significant screening and buffer areas with heavy vegetation and landscaping with sound walls where appropriate."

Patch reached out to the development company for comment on Wednesday morning.

Neighbors launched a social media and lawn sign campaign to protest the project. A “People against warehouses in Mullica Hill” petition on Change.org had 1,200 signatures as of Wednesday afternoon.

“My children come first, that’s why we moved here,” said Alyssa Marsella. “It’s terrifying, I have no idea what’s going to be behind me. We have no idea who’s going to be in this warehouse.”

In a court filing, the Casella Farms Homeowners Association says an ordinance establishing zoning for the project is inconsistent with the township's master plan. The HOA is seeking a court order setting aside and invalidating both that ordinance and the King's Landing Redevelopment Plan, "including the land use and building regulations set forth therein."

Fellow neighbor Clint Guest said he and others are not opposed to development in general, but emphasized they do not want a warehouse and distribution center across the street.

“If there was a restaurant there, we would probably be there every night,” said Guest. “We just don’t want warehouses.”

"We need more time," Guest added.

Guest said residents are up against a potential traffic "nightmare."

"We have single-lane roads down 322, I don't know how some of these people get out of their development today," he said. "I don't know what they're doing to do."

Orlacchio, Guest, and the Marsellas say they are not satisfied with the studies officials have done and the answers they’ve gotten to their questions. They’re also calling for a crime impact study and an independent traffic study to measure traffic during the school year.

They hope township officials and the developer will take their concerns into account Thursday, and consider tabling or scrapping the plan.