Board members rethink position on Wawa plan
New public hearing scheduled for Jan. on Woodward Rd. project
BY KATHY BARATTA
Staff Writer

MANALAPAN - A straw poll does not an approval make as representatives from the Wawa Corporation learned from the zoning board recently when a 4-3 vote sent the applicant back to the drawing board.

Despite having indicated to Wawa representatives during the summer that a proposed convenience store and gas station on Woodward Road near Route 33 makes sense, board member Joseph Primiano, joined by Steve Johnson, Arthur Tortorelli and Chairwoman Cynthia Maurino at a meeting in October, said he had rethought the application and wanted changes; enough changes to warrant denying the use variance being sought by Wawa.

The board eventually resolved to rehear the matter in January.

The combined use of a 4,464-square-foot Wawa store and four-pump gas station is being proposed for 7 acres of a 27-acre parcel, of which 2.5 acres was proposed as a dedicated easement to Manalapan for a future use such as an access road.

As proposed, there would be no access to the Wawa from Route 33 west. The only access would be from Woodward Road.

Although Wawa was offering to construct a dedicated turn lane from Route 33 west onto Woodward Road, as well as providing a dedicated lane on Woodward Road for entering the Wawa site, Primiano said he wanted more of a setback for the site as well as a sidewalk in order to "set a precedent" for the future development of Route 33.

Johnson said he wanted to see a wider turning angle designed in order to safely accommodate large vehicles, such as recreational vehicles, that would likely want to gas up at that location.

Tortorelli said he was now of the mind the project would "create a monumental problem traffic-wise."

Maurino voted against the use variance approval for the Wawa, but offered no reason why.

One variance being sought from the zoning board is needed because part of the 7 acres dedicated to the project is in a Special Economic Development (SED) zone where a retail use is prohibited.

Also, the Manalapan land use ordinance prohibits two distinct or separate uses on one lot, so a variance is needed for that reason as well as some proposed side-lot parking.

Variances are also being sought for signs on the property.

Board member Diane Padlo, who voted to approve the use variance "with reservations," said although the convenience store is needed in the area and the applicant has worked with the board to meet its demands, she is worried about "runaway signs."

Padlo said she was referring to the multitude of advertising signs typically seen in front of convenience stores advertising everything from cigarette bargains to bottled water. She said she wanted reassurances from the applicant that a precedent could be set against these types of signs.

Also voting for the use variance were Henry Rose, who has called the project, "certainly an important use of this land in an area that is growing," and Eve Strauss, who said she was in favor of approving the application because not only is it a needed use in the proposed location, but because there had been no objections to it from the community.

The remainder of the 27-acre parcel is in a C-3 zone, which allows commercial uses on a minimum lot size of 3 acres.

The entire project was being heard as a bifurcated application, which meant it was to be heard in two parts; one for the use variance and one for the site plan approval.

Attorney Gerald Sonnenblick is representing Wawa in the matter. Sonnenblick said that in addition to providing something that is needed in the area, the applicant was also going to pick up the costs of "facilitating hookups for residents" by providing public water for local homes after boring under Route 33 to extend public water lines from one side of the highway to the other.

Bob Weiss, Woodward Road, said he welcomed the project as proposed and had no problems with the height of the signs and overhangs being proposed by Wawa.

"I really think this is a project that needs to be done. We really need it there," Weiss said.

Among the proposed uses that require a variance is a 27-foot tall canopy that would extend over the gas pumps in an area where only a 15-foot height is allowed.

A discussion among board members in August had indicated apparent agreement as to the benefits of the project. That changed on Oct. 5 when a majority of board members expressed reservations with the plans. Board members voted to revisit the Wawa application at a new public hearing scheduled for Jan. 18.

Board attorney James Gorman said, "It looks like we're back to where the use variance doesn't get approval." He said based on the Oct. 5 vote he was going to prepare a resolution of denial that could be revised pending the results of the upcoming meeting.

Speaking after Gorman, Padlo told her fellow board members, "we're hung up on issues. We all know the south end of town needs this."