The Zoning Board of Adjustment voted 5-2 in favor of the planned expansion of the Cranbury Inn.
By:Brian Shappell
The Ingegneri family was all smiles Tuesday leaving the Zoning Board of Adjustment meeting.
The board voted 5-2 in favor of the planned expansion of the Cranbury Inn, granting owners Tom and Gay Ingegneri permission to expand the building, increase the amount of parking and add landscaping. The Ingegneris have been seeking approval since 1996 to expand and renovate the Inn.
"I think we’ve always worked hard to establish a balance between the applicant, the neighbors and land use laws," said Richard Johnson, a zoning board member. "I think they modified their plans enough. I think this is positive for the town."
Mr. Ingegneri said he now is in a position to improve the Inn’s level of success and fund future revitalization projects for the historic structure on South Main Street.
"We’re really happy," Mr. Ingegneri said. "I now know the Inn is going to last forever. That is what this was all about."
Now the Ingegneris plan to increase capacity from 280 to 400 patrons and increase parking to accommodate the additional business. Expansion was necessary for the business to be "first rate" and to provide for special events such as weddings and holiday business, he said.
The Ingegneris said they plan to start the project expeditiously now that they have approval.
Residents living near the Inn remained concerned about safety issues and the possibility that future owners could take advantage of an expanded facility by turning it into a night club or a "Ruby Tuesdays," referring to a bistro-type restaurant.
Approval was granted on several conditions. For example, the Inn will be required to use valet parking during functions expected to serve 130 people or if the total number of people expected exceeds 250. The Inn also is required to keep the restaurant exclusive to "fine dining," to prohibit bus and product-delivery parking from surrounding streets and to include speed bumps for an expanded access road from the Inn to Station Road.
In response to concerns, the Inn owners made several changes to the site plan since the application was last heard June 16.
The current plan contains 118 parking spaces – six fewer than the 124 proposed earlier – a 6-foot reduction in the width of a proposed access road, the use of landscaping such as bushes and trees instead of fencing near property lines adjacent to the access road and elimination of nine parking spaces that were to be located on the west side of the driveway. Additionally, the use of valet parking will allow 153 cars to be parked in the 118 spaces.
"I sensed when the board took a vote last meeting that the concern was on properties to the east and west of the road leading to Station Road," said Donald Driggers, the attorney representing the Ingegneri family. "What we tried to do, as best we can, is lessen the impact."
Since the June zoning board meeting, Mr. Ingegneri spoke with several property owners in an effort to make changes that nearby residents wanted. The effort was successful – several residents who had opposed the expansion said this week they supported the plan.
"We have reviewed it and we think they have tried to accommodate the neighbors," said Pam Szabo, who lives on South Main Street, close to the Inn. "We are satisfied with it."
Other residents also spoke during the meeting in favor of the Inn, including John Frisch, whose property is 30 feet from the rear of the Inn’s dining room. Mr. Frisch said he never has heard noise coming from the building.
Yet some Station Road residents labeled the expansion both unacceptable and unlawful because it would have a negative effect on adjacent properties and could affect the overall zoning scheme of the municipality.
"The site plan poses substantial detriments to public good," said Alain Herbert.
"It will affect the quality of life and the property value as the business expands. I can’t believe this plan is going to work."
Mr. Driggers countered the site plan does not violate the law.
The access road leading to Station Road is going to be expanded from a driveway to a 24-foot road, 18 feet paved and 6 feet with a grass paver strip to allow for turning radius. Several parking spaces will be included along the road.
Original plans called for a 24-foot fully paved access road and nine more parking spaces than what was approved.
Ms. Ingegneri said patrons rarely would need to park along the road; probably only during five holidays: Easter, Mother’s Day, Thanksgiving, Christmas and New Year’s Eve. That adds up to less than 1 percent of the hours the Inn is open.
Some residents argued unsuccessfully that parking along the access road was not necessary because it would not be used very often.
"This is not a driveway; this is a road," Station Road resident Dan Dillella said. "We’re losing trees and we’re gaining a road and a parking lot with curbs and lights. For five days out of the year, it doesn’t make sense to destroy the neighborhood. It is extreme."