The Zoning Board of Adjustment rejected a proposal Wednesday to build a six-pump BP Amoco gas station and convenience store at the intersection of Route 130 and South River Road.
By:Sarah Winkelman
The Zoning Board of Adjustment rejected a proposal Wednesday to build a six-pump BP Amoco gas station and convenience store at the intersection of Route 130 and South River Road.
Chairman Dale Smith said the application for a use variance was unanimously denied because the project is too big for the piece of property it is proposed for.
The property is surrounded on three sides by Route 130, Cranbury South River Road and an access road.
Board members also said the convenience store might encourage younger Cranbury residents to cross Route 130 and that access to the site could be dangerous. Mr. Smith also said the proposal was in violation of the town’s Master Plan, which prohibits gas stations/convenience stores on that portion of Route 130.
"No testimony has been given as to why the site needs to be so heavily developed or why there is a need for six pumps instead of four," he said.
"We are also concerned that granting this variance will set a precedent for other stations to come back and ask to build a convenience store on their lot," he said.
BP Amoco had been seeking a use variance from the board.
A use variance requires five affirmative votes from the board. There are seven eligible voters. In addition, approval of the application would have required the board to authorize several bulk variances including minimum lot area, maximum lot coverage and the height and setback for off-street parking.
In April, the board had asked Amoco to revise its plans. BP Amoco attorney Henry Ramer presented the changes Wednesday.
"We’ve taken our best stab at what we think the board is looking for," he said.
The revised plans included a reduction of the size of the gas station and convenience store from 2,900 square feet to 2,400 square feet. The building would be smaller and cover less area on the site. The plans included building sidewalks on South River Road and including more grass and landscaping on the property.
According to Mr. Ramer, the reduced size of the building would mean it was no longer in violation of the impervious coverage ordinance, which regulates the amount of paved or developed land.
Mr. Smith said the issue of impervious coverage was still open because, according to Township Engineer Cathleen Marcelli, the coverage was still 63 percent and impervious coverage could not exceed 60 percent.
"Given the configuration of this lot, nothing could be built that would comply with everything," said Robert Freud, site engineer for Amoco.
Amoco’s revisions also addressed traffic backup, lot circulation, parking, lighting and the setback from the property line on Route 130 and the jughandle.
The revised plan reduced the size of the entrance/exit to South River Road from 30 feet to 24 feet, which is standard for vehicle access. Amoco hoped the reduction would deter tractor-trailers from entering the site. Amoco also posted a "No Truck Allowed" sign.
Board member Frank Shea asked how one "No Trucks Allowed" sign would deter trucks from entering the site. Mr. Freud said he did not anticipate heavy truck traffic, but assured the board they would add additional signage at the board’s request. He also said South River Road could be policed and the signs enforced by the local authorities.
Joseph Staiger, traffic consultant for BP Amoco, said "No Trucks Allowed" signs would deter 99.9 percent of trucks from entering the site and the 0.1 percent that do enter will be chased away by the manager or the attendants.
Mr. Shea was concerned about pedestrian traffic to the convenience store because he believes the store will draw children from the town to cross Route 130. Mr. Staiger said he did not anticipate much pedestrian traffic, but that there was clear visibility on Route 130 and traffic lights. He said they had not done a formal study on pedestrian traffic because they didn’t anticipate a heavy volume. Board members said the traffic lights on Route 130 do not have push buttons for pedestrian crossings or crosswalks.
Mr. Smith asked why the convenience store had to be 2,400 square feet.
Mr. Freud said many stores he has seen have a sales area of 900 square feet to 1,200 square feet, while the sales area Amoco was proposing was only 975 square feet, which does not include areas including offices, storage and bathrooms.
He also said in North Jersey small lots like the one Amoco wants to build on have stores with large square footage.
"At 2,400 square feet this is the smallest convenience store we will develop in this market, " Mr. Freud said. He added that stores over 3,000 square feet are common nowadays.
Mr. Smith asked why the site needed six gas pumps while other gas stations in the area believed four pumps were adequate. Mr. Staiger said having more pumps means being able to avoid lines.
"When cars come off the highway and utilize the pumps, having only four will cause queuing," he said.
He said having six pumps would allow people to fuel up and leave, which also eliminates cars having to circle the lot waiting for a station to open up.