A replacement for Lucar Hardware and ice cream parlor.
By: Shanay Cadette
WEST WINDSOR PNC Bank aims to build a new facility at a location many residents consider to be the heart of Princeton Junction, complete with an eye-catching "decorative gateway" featuring an expansive green space.
The Zoning Board of Adjustment heard beginning testimony Thursday on the 3,650-square-foot bank, proposed for a 1.18-acre site at the corner of Princeton-Hightstown and Wallace roads.
The bank would replace Lucar Hardware and the Lick-It ice cream parlor.
Attorney Gary Forshner said his client, PNC Bank, understands the intersection of Princeton-Hightstown and Wallace roads is a prominent location in Princeton Junction, and intends to build a facility that lives up to the township’s vision of village-style development for that area.
The proposed design includes a green space nestled at the front corner of the bank that could include a miniature clock tower, benches, ornamental lighting fixtures and bicycle racks. The applicant also proposed sidewalks along Princeton-Hightstown and Wallace roads. There are no sidewalks there now.
The bank exterior would feature three driveway lanes, including an ATM lane, and 22 parking spaces.
Mr. Forshner continually stressed his client’s willingness to be flexible on the design, since no engineered site plan has been created.
The applicant is so flexible that it produced a second design proposal once members suggested moving the driveway lanes and parking spaces to the rear of the facility, cutting the three driveway lanes down to two, moving the ATM to the interior and shifting the bank closer to the front curb.
With the first proposal, drivers would "see a building surrounded by blacktop," as they drive on Route 571 leading into Princeton Junction, said member John Roeder.
The second proposal moves the bank 20 to 22 feet closer to Princeton-Hightstown Road, shifts parking spaces to the rear and increases the green space to about 43 percent of the total site.
The applicant also said the building would be environmentally friendly, as PNC Bank intends to donate building materials from the demolition of the current buildings and construct the bank according to many U.S. Green Building Council guidelines. The bank would feature a red brick exterior with white columns in the front, along with a shingled roof.
The hearing will continue in June.
Earlier in the evening, the board voted 5-2 to allow West Windsor resident Brian Brouda to build a fitness club on Old Trenton Road near the West Windsor-East Windsor border. Michael Mastro and Phyllis Stoolmacher, the zoning board chairman and vice chairwoman, were the lone dissenting members.
They said they could not approve the use because they felt the applicant should have requested a rezoning.
"This is really spot zoning and I don’t think this board ought to be doing spot zoning," Mr. Mastro said. He also noted he could not judge what effect the club would have on a nearby age-restricted development since the applicant did not present a site plan.
Several residents applauded the concept because the club expects to offer an array of recreational needs and amenities including a pool, tennis courts, a café, a kids’ gym and daycare facilities that don’t currently exist in that area.
"I think it will be a very nice facility for the community both adults and children," said resident Aaron Arias. One major complaint among teenagers is "there’s nothing to do; I’m bored," he said. The fitness club will give them something to do.
The lower floor of the fitness club is expected to be 41,000 square feet, while the top will be 11,550 square feet. The site for the proposed club is a little over 5 acres.