Amoco proposal gets approval

Design changes to Route 130-Meadowbrook facility receive compliments from zoners.

By: Mark Moffa
   WASHINGTON — Residents opposed to construction of a gas station at the corner of Route 130 and Meadowbrook Road last week lost their fight at the zoning board.
   After hearing revised site plans from representatives of BP Amoco, the zoning board on Oct. 18 voted unanimously to grant the company the variances it needs to build a six-pump gas station and convenience store.
   BP Amoco’s changes included downsizing the original proposal to eliminate a car wash and four gas dispensers.
   About two dozen residents attended the meeting, with several detailing security, pollution, and traffic issues they think will render the station a detriment to the neighborhood.
   But the zoning board sided with BP Amoco.
   "If you buy a house that is close to a highway I think you have to expect typical highway usage on that highway," said Kathy Goodwine, the zoning board chairwoman. Most of the residents objecting to the proposal were from housing developments near the gas station site.
   BP Amoco applied for a variance that would allow the gas station to be built despite the township’s standards, which require a minimum of 3,500 feet between gas stations. The nearest gas station to the Amoco would be 3,168 feet away.
   But state courts have decided such regulations are illegal, said Dino Spadaccini, the zoning board attorney.
   "Under the current case law in New Jersey, the ordinance is basically invalid," he said.
   Four other variances required for the revised plan involved signs BP Amoco plans to erect on the property.
   Rob Freud, an engineer for BP Amoco, explained all the changes made in the company’s plan, including reductions in the size of the signs. He said the BP Connect convenience store will have a coffee and sandwich counter, soda fountain, and three tables with five chairs at each one.
   The township’s professionals told the board they were satisfied with the plan.
   Brian Slaugh, the board’s planning consultant, said BP Amoco’s plan now was "largely in conformance with the Master Plan concept" and "certainly better" than the original proposal.
   Residents at the meeting, however, were not convinced.
   Nancy Miller presented a petition signed by 196 residents who opposed the gas station. But Henry Ramer, an attorney for BP Amoco, objected to Ms. Miller’s petition, saying the board should not take it into consideration.
   "We don’t know what these people were told," he said.
   Mr. Spadaccini agreed.
   "The current case law does not recognize petitions brought to planning and zoning meetings," he said.
   Ms. Miller then voiced her objections to BP Amoco’s plan.
   "I think its going to be disruptive to our way of life and our children’s upbringing," she said.
   Ms. Miller said she was worried about illegal activity taking place around the convenience store, which she said will prompt kids to hang out. She also said she was concerned about the possibilities of children being abducted from the site, "radios playing loudly at 2 a.m.," and seeing the station’s lights from her house.
   Mr. Freud assured the board the lights will not be a problem.
   "You’ll be able to tell that there’s something there but you’re not going to be able to see a bulb or glare or anything like that," he said.
   Resident Mike Bennett said the board needed to consider whether the gas station was appropriate, useful, and safe. He said BP Amoco would not provide anything the township already didn’t have, and that the zoning board should aim to attract a range of different commercial entities instead of adding a seventh gas station in Washington.
   Several people expressed concerns about the intersection of Meadowbrook Road with Route 130, and the possibility that increased traffic in the area would lead to accidents.
   The township plans to align Gordon Road with Meadowbrook Road, adding a traffic light to the intersection. Residents said the traffic light, the gas station, and a possible high school off Robbinsville-Edinburg Road would cause traffic problems.
   The township’s professionals, although noting that these problems were not explicitly related to the BP Amoco proposal, addressed the issues.
   "We don’t think that there’s going to be a large increase in traffic at this intersection from the high school," said Jack West, the township’s engineer.
   Charles Carmalt, the board’s traffic engineering consultant, said he did consider that the addition of a traffic light would attract more cars. Nevertheless, he said, the intersection would be able to handle the gas station.
   Mr. Ramer said BP Amoco is willing to contribute about $22,000 toward improvements scheduled for the intersection.
   The gas station plan will disturb less than half of the almost 6-acre site, and calls for permanently preserving 1.2 acres of wooded land on the property, Mr. Ramer said.
   One resident, Walter Ulinski, spoke in support of the gas station. He said the township needs as many businesses as it can get to help offset the tax burden on residents.
   Mr. Ulinski told the board it should send a message to residents: "If you want to have a high school then you’re going to have to have a gas station," he said, referring to the school board’s hopes to build a $50 million high school.
   After the public’s comments, board members praised BP Amoco for the revisions.
   "The time that they took to listen to the board and our professionals has been phenomenal," said board member Carl Shurtleff.
   "When I first was made aware that BP Amoco was on our agenda (in April) my first thought was, ‘Oh God, not another gas station!" Ms. Goodwine said. "(But) I can’t help but believe that they will take great pride with what they put on that corner."
   Mr. Ramer said he was pleased with the board’s approval.
   "I am ecstatic," he said."The people who spoke against it are probably going to enjoy going there. We find that happens a lot."
   He said after the zoning board formalizes its approval in a resolution at a meeting next month, BP Amoco will be able to move forward with pre-construction paperwork.
   Construction of the gas station likely will begin early in the spring, he said, with the business opening by midsummer.