The Hopewell Township Zoning Board of Adjustment held a virtual meeting this week to hear expert testimony on a use variance request for a self-storage facility with additional large vehicle and RV storage at 130 Washington Crossing Pennington Road.
Zoning Rules for 130 Washington Crossing Pennington Road
The property is situated in Hopewell Township’s OP (stands for Office Park) Zoning District, meant to “establish 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.
Changes to the Application: What’s Being Proposed
Initially proposed as a 152,625-square-foot three-story building, the revised application now seeks approval for a two-story, 1,500-square-foot facility with an outdoor paved parking area for long-term vehicle storage. The site is currently vacant following the demolition of a fire-damaged building.
Board Chair Clarifies: It’s Not a Warehouse
Zoning Board Chairperson Bill Cane clarified to the public, “It’s an application for self-storage…There’s no application for a warehouse,” referring to the opposition’s “Stop the Warehouse” rhetoric and MercerMe’s coverage Hopewell Township Zoning Board to Hear Controversial Warehouse Application. “And it is two stories, not three.”
The applicant’s attorney, Robert Ridolfi, presented three experts in support of the requested variance.
Design Plans: How the Facility Will Look
The first, Wayne Ingram, a civil engineer at French & Parrello Associates, showed a conceptual site plan with sight lines including the view directly into the driveway from across the street. He described the proposed structure as “a football field away from the road” with a maximum building height of 28’-30.’
Norway spruces will be planted along the front of the property to provide screening. When asked about growth rate and maintenance, Ingram explained the Norway spruces will be 8-10’ planting-height and “grow one to two feet per year ultimately getting to be 40-60’.” Should the trees not survive, the site plan will continue to be enforceable and the owner will be required to replace them. Ingram also expressed willingness on behalf of his client to work with the Township to develop a landscaping plan encompassing priorities beyond screening.
When asked about signage, Ingram said that there is not currently a fully designed sign package. Ridolfi explained that the signs will conform with Township signage ordinance.
Market Demand: Is There a Need for RV Storage?
Tom de Jong, from the National Self Storage Team of Colliers International, provided an analysis of market demand, particularly for large vehicle storage. He noted a surge in demand for RV purchases and storage during COVID, suggesting an ongoing need for the proposed facility’s 30-space capacity.
Based on national trends,de Jong assessed a surge in demand for RV purchase and storage during COVID. This increase, he posited, illustrates an existing need for his client’s 30-space large-vehicle storage capacity.
Further, with increased population from developments like Hopewell Parc on Scotch Road, de Jong identified an imminent need in and around Hopewell Township for overnight storage of large vehicles. “Lennar [Hopewell Parc’s developer], for example, prohibits overnight large vehicle parking in its new residential developments,” said Ingram.
de Jong highlighted that new residential developments, such as Hopewell Parc, prohibit overnight large vehicle parking, further illustrating the need for local storage options. He noted that there are no similar facilities within five miles and no RV parking within 20 miles, with the closest facilities having waiting lists.
Board member Paul Verdino questioned what would happen if the RV storage demand dwindles. De Jong clarified that rental agreements would be limited to personal motor vehicles, RVs, and boats, and Chairperson Cane added that the Zoning Board could impose restrictions on permitted uses.
Variance Justification: Is This Site Suitable?
Beth McManus, a planner and Principal at Kyle + McManus Associates, explained how the variance request meets statutory requirements. She argued that the site is well-suited for the proposed use and that it aligns with permitted OP uses.
McManus emphasized that the location is ideal for serving new residents, including those from the Scotch Road development. She also pointed out that the proposed use would generate significantly less traffic than an office use, which would create five times more traffic.
Reconciling Zoning: Why This Use Was Not Originally Permitted
Addressing the omission of this use in the zoning laws, McManus noted evolving needs, particularly with new developments. Township planner Frank Banisch agreed, stating that the proposed facility aligns with the character of existing developments in the corridor.
The meeting concluded with opposition attorney Eric Goldberg, representing Neighbors Against Overdevelopment in Hopewell Township, NJ, beginning the testimony of their first expert witness. Katherine D’Agostino, an industry analyst, spoke briefly about the recent slowdown in the self-storage market.
The hearing, which ran until 10:30pm will continue on October 9, due to the holiday schedule, instead of the usual first Wednesday of the month.
