The hearing for a proposed self-storage facility with additional large vehicle and RV storage at 130 Washington Crossing Pennington Road continued October 9 with more expert testimony during the virtual Hopewell Township Zoning Board of Adjustment meeting.
The proposed site for construction, Block 91, Lot 1, is located east of Scotch Road in an area of the Township zoned for Office Parks (OP). The applicant, 130 Washington Crossing Pennington, LLC, is seeking a use variance to proceed with the project. Attorney Eric Golberg from Stark and Stark represents Hopewell Valley Neighbors, Inc. a corporation opposing the application.
Zoning Rules for 130 Washington Crossing Pennington Road
As previously reported, the property is situated in Hopewell Township’s OP (Office Park) Zoning District, which “establish[es] an area where office-oriented businesses not involved in retail sales may be located,” according to Hopewell Township’s Land Use Code. Permitted principal uses include offices, research facilities, hospitals, and other office-oriented businesses, while accessory uses include parking, storage, and cafeterias.
Expert Testimony Continues
Industry analyst Katherine D’Agostino continued her expert testimony in support of the opposition, asserting there is no market need for a self-storage facility in the proposed location. To inform her conclusion, D’Agonsino reviewed the number of self-storage facilities a 3-mile radius, current demand, barriers to the location (manmade or natural), and potential developments that could draw users to the facilities. She initially found insufficient need for self-storage facilities and there is a below number of average renters in this submarket 3 mile radius
Zoning Chair Bill Cane and other board members posed questions to D’Agostino and other experts throughout the testimony seeking clarification. Cane expressed skepticism about D’Agostino’s calculations, stating that there were too many unknowns for her assessment to be accurate.
In response to questions from the zoning board, D’Agostino walked the board through revised calculations that accommodated previously unaccounted-for residential developments in the area. Despite this adjustment, she maintained her position, explaining that the additional developments did not significantly change her initial findings. “People like to store near their home, and if that isn’t possible, they store somewhere on their way to work,” she said.
Opposition’s Response
Carlos Rodrigues, testifying on behalf of the opposition, argued that the project requires additional variances for the RV parking and packing-related office/retail space included in the proposal. “In my opinion, they need other relief,” Rodrigues said.
He pointed out that other areas in the Township permit the proposed use and noted a lack of synergy between the self-storage facility and neighboring properties. “Self-storage was removed from the permitted uses [for the OP zone] in 2002 as a result of the master plan that was adopted,” Rodrigues said.
“Even if it was possible to establish if there will be a need, the question for the zoning board is whether this is an appropriate location for the use, considering there are two neighboring districts where this use is already permitted,” Rodrigues added.
Applicant’s Response
In response, Beth McManus, planner and principal at Kyle + McManus Associates, hired by the applicant, emphasized the site-specific nature of the board’s decision. “It’s not about whether there are other available, viable, or desirable locations. This is a site-specific consideration — whether this property is particularly suited for the proposed use. That’s how the positive criteria need to be assessed,” McManus said.
Next Steps
The final hearing for this application will be at a special meeting on October 29 at 7pm. Check the Hopewell Township Agenda Center for the Zoom link, which was not available at the time of publication: https://www.hopewelltwp.org/AgendaCenter.
Learn more about this application from MercerMe’s coverage:
- Hopewell Township Zoning Board to Hear Controversial Warehouse Application
- Hopewell Zoning Board Hears Self-Storage Proposal, Not Warehouse
