Date: Fri 28-Mar-1997

Publication: Bee

Author: ANDYG

Quick Words:

P&Z-Church-Hill-gas-Citgo

Full Text:

P&Z Recommends Against Gas Station Expansion

B Y A NDREW G OROSKO

The Planning and Zoning Commission (P&Z) is recommending against a zone change

sought to allow a business partnership to build a new, modern gas station at

47 Church Hill Road.

In a 4-to-1 vote at a March 20 meeting, P&Z members recommended that the

Borough Zoning Commission reject a zone change that Pepper Partners Limited

Partnership wants to convert existing residential and professional zoning to

business zoning. The partners want to build a new gas station to replace an

outdated Citgo gas station at the site.

Recommending against a zone change were P&Z members Heidi Winslow, Thomas

Paisley, Stephen Koch and James Boylan. P&Z Chairman John DeFilippe endorsed a

zone change.

Mr Paisley, Mr Koch, and Mr Boylan said the applicant hadn't provided

sufficient details by March 20 on its proposal. On March 6, Attorney John

Fallon, representing the partnership, told P&Z members that more details on

the partnership's development plans would be available by March 20. The

information which was available March 20, however, didn't satisfy the

commission members. Mr Fallon didn't attend the March 20 session.

Ms Winslow said the partnership's proposal for a zone change, demolition of

the existing gas station, and construction of a new station would expand a

current non-conforming land use and invite an expansion of the gas station use

of the property. Ms Winslow said she doesn't believe it is a good idea to

create more business zoning in that area.

Such rezoning of land could amount to "creeping strips of commercial

development" in the area, she said. Ms Winslow said she doesn't want to see

commercial land uses advance toward Main Street.

But, Mr DeFilippe pointed out, if the town doesn't allow the partnership to

build a new gas station at 47 Church Hill Road, the applicants can't be

competitive with other gas stations. Adding another gasoline pump island

wouldn't pose a problem, he said.

The P&Z's recommendation against a zone change will be forwarded for review by

the Borough Zoning Commission. If the Borough Zoning Commission approves a

zone change for the partnership, the partnership would then have to seek site

plan approval for a new gas station at the site.

On March 6, Mr Fallon told P&Z members the site has been in use as a gas

station since 1924.

The partnership's 7.2-acre site lies on the north side of Church Hill Road,

extending eastward from The Boulevard.

On March 6, Mr Fallon said the partnership wants the P&Z's endorsement for a

change of zone when it approaches the Borough Zoning Commission. The P&Z

functions as the borough's planning agency. The P&Z makes recommendations to

the Borough Zoning Commission on matters such as zone change requests.

The partnership initially pursued a zone change for 47 Church Hill Road last

year.

In a September 5, 1996, letter to the Borough Zoning Commission, Stephen

Adams, the P&Z's former chairman, said the P&Z opposed a zone change because:

such a change wouldn't be consistent with the town's plan of development;

Church Hill Road has a traffic congestion problem; creating a business zone

there would generate more traffic; and a gas station is not the highest and

best use of the property.

In October 1996, the partnership withdrew its request for a zone change which

was pending before the Borough Zoning Commission, but reserved the right to

submit another zone change request for the property.