Residents voiced concern over the development, which requires 26 variances at the intersection of Kresson Road and Route 73.
At its latest meeting, the Voorhees Township Planning Board continued its preliminary site plan and minor subdivision hearings for VRI-W/J&J Voorhees II LLC, an applicant that wants to build a Super Wawa and Tractor Supply Company store at the corner of Kresson Road and Route 73.
The proposed Wawa would be 5,585 square-feet with 16 fueling stations and open 24 hours a day, seven days a week. The Tractor Supply Company store would be 19,097 square-feet with an additional 13,500 square-foot outdoor display area.
The development, which requires 26 variances that spread over Voorhees and Evesham townships, has received pushback from some members of the Voorhees community, as they’ve described the project as a dangerous encroachment upon the intersection, creating increased air, noise and light pollution, as well as congested traffic and heightened crime.
Some variances include lot sizes, required number of parking spaces, fence sizes and light fixture heights.
The site also requires several street traffic alterations, including adding a three-lane exit/entry way onto Kresson Road along the Route 73 intersection
Following various concerns presented by the public at the March 14 meeting, the applicant presented revised versions of the development, specifically regarding vegetation within the area between the loading zone and the back property line, including plantings added to the sparsely wooded rear of the Tractor Supply building.
There have been no physical changes to the plan, just altering the buffer barriers, according to the applicant’s attorney, Timothy Prime.
The requirement for this zone is a 100-foot buffer, 50 feet of which has to be vegated. The other 50 feet can be composed of a drainage base. Previously, the applicant’s proposal included a drainage base in 25 feet of existing vegetation that would’ve been supplemented to propose a 25 foot-wide vegetated area. Now, the applicant plans to vegetate within the drainage base they were proposing by adding additional plantings.
Pamela Pellegrini, project manager for Maser Consulting, says now there will be an average of 52 feet of plantings, meeting the 50-foot requirement.
Along with retaining trees, an additional 25 more trees were added to areas that originally lacked plantings. According to the board, the environmental commission recommended 74 trees in total.
The applicant could not give an exact figure but says the developer will work with the township planner in filling in the back line of the property with additional buffering.
“There is some compensatory trees that we are required to do, which we will use to fill in those spaces in the back, working with your professional landscape person for the board,” Pellegrini said.
Planning board engineer Rakesh J. Darji suggested the applicant plant vegetation on the adjoining property to provide additional wood width.
During the public portion of the meeting, attorney Howard Sobel, who represents several residents opposed to the development, questioned the applicant’s witnesses, including Kristen Ritz, a Wawa employee, and Nicholas Aiello, an associate of transportation planning for Maser Consulting.
Sobel questioned Ritz, who says she’s appeared on behalf of Wawa for planning board approvals nearly five to 10 items regarding new diesel sites, about various concerns, including oversized trucks, gas pumps, delivery hours, trash pickup and vehicle idling.
Ritz said deliveries tend to take place during non-rush hours. She stressed employees, over the course of three shifts, pick up litter and trash that has accumulated on the property. Also, she said store managers prohibit truck drivers from using Wawa lots as rest stops.
Sobel also brought up the redesign of the present TD Bank lot, which will project various traffic changes, like closing the curb cut on Kresson Road and implementing a common driveway for the Tractor Supply, Wawa and TD Bank.
He asked if the circulation changes on the TD Bank lot would interfere with a Voorhees code regarding clearing of a site or placing any fill on lands contemplated for development being subject to site review and approval.
She mentioned the approval or denial of the application can be made contingent upon TD Bank getting its amended review.
TD Bank lot has its own, separate approval, and although the application includes the parking lot, it doesn’t seek an amendment of that approval.
Sobel inquired about the project’s influence on the bicycle route along Kresson Road, specifically its compliance with a Voorhees ordinance stating bike routes be included in the design and construction of site plans and subdivision plans submitted for development.
Deputy Mayor Jason Ravitz pointed out the township has no control over Kresson Road, since it’s a county road.
“What you’re saying is misleading putting it on the township, because this is absolutely not a township issue,” Ravitz said.
Ravitz also stressed that issues Sobel raised, including delivery times and trash pickups, can be regulated and mandated by the township.
“They’re not going to be delivering at 1 in the morning and disrupting the township, nor will they be gassing up those pumps at 1 in the morning and disrupting the township,” he said.
“In fairness to what you’re making statements, we have contrary evidence,” Sobel responded. “And we will be bringing that evidence.”
Ravitz called the evidence irrelevant, stressing the board will set forth a doctrine for conditions of approval, making sure any unlawful action ceases.
“I’m not Judge Judy,” said Tom Fanelli, planning board chairman. “But, I’m failing to see some of the connections here.”
Sobel also referred to a series of review approvals in the application from outside agencies like the state Department of Transportation and the Camden County Planning Board.
Letters from NJ DOT state it intends to approved the application and Camden County Planning Board is reviewing the application, according to Pellegrini.
“If we were to approve this application, it would be contingent of (Camden County’s) receiving approvals … if we were to approve it, and Camden County says no, it’s no,” Fanelli said.
Sobel questioned Aiello about traffic safety concerns, such as the proposal to extend a left lane heading eastbound on Kresson Road toward Route 73 near a proposed driveway.
Aiello said when doing operations analysis, they look at hours of traffic flow coming through the area.
At the end of his questioning, Sobel clarified the group he represents opposes the project in its entirety.
“I will respectfully submit that the group is opposed to this application in its current form,” he said “It basically is too much. It’s 20 pounds of potatoes for a five-pound bag. It’s a dangerous situation in that area.”
Community members not represented by Sobel also expressed their opposition, including residents from Marlton.
They especially stressed the intersection of Kresson Road and Route 73 is already considered a cautionary crossing.
“The intersection there is horrible. And I know that you have no control over that, but to put a Wawa in there or anything in there where it’s going to have more traffic come onto Kresson Road and then go out to 73…” said Voorhees resident Anna Droege.
“That particular intersection, I use it frequently. It’s a mess as it is. … I just see this as totally compounding it. So, we pay a lot of taxes here,” said resident Richard Weitzman “Basically, when there’s 26 variances, that should say something. The state is going to do what they’re gonna do. The county is going to do what they’re gonna do on the road. And you’re job is to look out for us — the residents — the health and welfare.”
The next hearing for the project is scheduled for May 9.
