The vacant Wells Fargo property at the corner of Route 31 and Delaware Avenue could become home to a Chase Bank, a McDonald’s restaurant and other fast-casual eateries under a conceptual redevelopment plan presented to Pennington Borough Council earlier this month.
The proposal, presented by commercial developer Richard Dreher and representatives from Colliers Engineering & Design, is the latest effort to redevelop one of the borough’s most visible vacant commercial properties. An earlier proposal to build housing on the site was ultimately rejected following concerns from council members and residents about traffic and safety.
Dreher, who previously lived in Hopewell Township before moving to Bucks County, told council he has long admired Pennington and wanted to develop a project that fits the character of the community.
“I’m very fond of Pennington, which I’ve heard referred to often as a little Brigadoon, a magical community, which happens to have a state highway running through the middle of it,” he said.
After considering several redevelopment options—including convenience stores and other commercial uses that met resistance over traffic concerns—Dreher said discussions with Chase Bank and McDonald’s led to the concept now before the borough. The proposal also includes space for several additional fast-casual restaurants.
Engineer Alec Urbano of Colliers Engineering & Design presented a conceptual site plan that emphasizes landscaping, stormwater improvements, pedestrian connections and a new exit onto Route 31 intended to reduce traffic on Delaware Avenue.
“We feel this redevelopment represents an appropriate use of the property, provides new commercial opportunities, [and] investment in the Borough,” Urbano said.
Council raises questions on traffic, flooding, and design
Davy and Council members responded to Dreher and Urbano, acknowledging their well-thought-out design and presentation, but asked several hard questions.
Golden Arches? Councilwoman Kit Chandler asked if McDonalds’ signage would include its traditional golden arches. She pointed out that Pennington has a fairly strict non-neon sign policy. She also inquired about the heights of the buildings overall.
Dreher responded that he could not speak for McDonald’s, saying that motorists would need to identify the building, but he believed the restaurant’s management would recognize the town’s aesthetic values . “We will work with them, and I believe they will work with us,” he said. He also said that all buildings would be single story.
Related to signage, Councilman John Valenza said he would not want to see signs on I-95 stating that the Pennington McDonald’s is two miles away. Dreher agreed.
Route 31 exit: A solution or a problem? Council President Nadine Stern asked about the egress onto Route 31, wanting to know what kind of approvals Dreher would need. Dreher said they would need approval from the Department of Transportation (DOT). Stern and Davy both observed that DOT seems reluctant to approve exits onto Route 31, referring to the vacant CVS building on the circle. Dreher answered that this would need to be worked out, perhaps using deceleration or acceleration lanes.
Stormwater and Flooding: Will this site plan make it worse or better?
Councilwoman Katie Angarone asked about the amount of impervious surface the proposed plan would include. Dreher said it would be within 10 percent of the existing conditions.
Angarone also mentioned that the intersection floods quite easily, to the point where it needs to be closed at times. She suggested that if the project could be done in a way that mitigates flooding, it would be a plus. Dreher and Urbano agreed and said they will work with Merce County and DOT on stormwater issues.
What about trucks? Angarone also expressed concern about the possibility of trucks using the drive-through stations. Dreher responded that trucks would not be allowed.
What happens when REAL Rules become real? Borough Planner Jim Kyle, Angarone and Davy inquired about the NJ REAL rules (Resilient Environments and Landscapes) which have been delayed for another year. Dreher responded, saying they would design the property to comply with the state’s current rules, and, if the REAL Rules are adopted at the time of their application, they would design the site’s storm water management system to comply with the REAL rules. Dreher and Urbano also said that they would comply with the Delaware Raritan Canal Commission standards. The issue of water quantity was also raised, and Kyle acknowledged that the topic warranted further discussion going forward.
Open all night? Maybe not. Councilwoman Amy Kassler-Taub asked about McDonalds’ intended operating hours. Dreher suggested that although they might prefer a 24-hour operation, they would take into account that this is Pennington with a different local character than Route 1 in New Brunswick.
In the event of fire? Angarone also commented on the plan’s capacity for responding to a fire, noting that this site plan includes three buildings, whereas the original site included only one.
Alternate Plan? Councilman Dan Rubenstein mentioned an alternate plan that Dreher had provided (but was not shown at the Zoom meeting) saying that Council would need to compare the two from a safety standpoint. Dreher agreed.
What’s next?
Davy asked Dreher for his overall response to Council’s questions and comments. More pointedly, Davy asked if he felt inclined to pursue his proposal further without receiving Council’s approval of this early conceptual plan.
Dreher responded that he heard admonitions and comments that he needed to process and discuss with the retailer. But, he said, he didn’t hear anyone say, “Get the hell out of Dodge.” He did not hear anything that would cause him to fold up.
Stern asked Dreher about his next steps if he decides to proceed.
“We have a conditional purchase agreement,” Dreher said. Moving forward, he said, would involve further communication with the Borough Council during and after it adopts a redevelopment plan.
After the discussion with Dreher and Urbano concluded, Council members briefly mentioned topics that required further consideration, including REAL rules, the Delaware and Raritan Canal standards, water quantity, and safety at the intersection.
On a note of optimism, Kyle mentioned that anyone who redevelops a site has to negotiate, and “that gives you a fair amount of latitude in your demands,” he said.
