Construction Revisions Secured Approval of New 7-Eleven

It's been well over a year since an initial proposal was made to the Maplewood Planning Board to build a new 7-Eleven at 1712 Springfield Avenue, at the corner of Tuscan Street. The Board unanimously approved a revised plan on September 14, after discussing several key issues.

Topics on the table included the store's irrigation system, acoustical tests done to ensure the blockage of sound, reduced scale of store signage and the store's glass façade.

In a presentation led by Harold Cook, an attorney from the law firm Perconti & Cook, the project's architects and other contractors cited revisions made by the applicant listed as 1712 Springfield Commons, LLC.

Project History

Initial hearings for the proposed 7-Eleven store were held on November 11, 2008; December 9, 2008 and January 13, 2009. During those meeting, there was discussion about creating an addition to the existing building; landscaping; specs for a loading area; a request for a 4-foot logo wall sign (where 2 feet is the standard); utility improvements; a request for less than two feet of space in between the store and an adjacent property (when 15 feet is required by the municipality); and a number of other matters.

Other topics of concern brought up early on by Keller & Kirkpatrick, the consulting engineering firm for the Township, included the issue of bright lighting and its encroachment on residents and whether or not the tall sign would block the sight distance of cars traveling southbound on Tuscan Street.

In 2009, three variances required for 7-Eleven's initial proposal were denied by the Planning Board. The property owner sued and the Planning Board won the decision in court. 1712 Springfield Commons, LLC eventually filed an appeal and talks with the Planning Board resumed.

Revisions Secure Approval

During the September 14, 2010 meeting, Michael Edelson, attorney for the Planning and Zoning Board said, "The applicant wanted to erect an addition onto the existing building. The proposed editions were denied because the addition would be an encroachment. It was denied because of variances and the impact it would have on neighboring properties."

During the meeting, Alex J. Zepponi of Engineering & Technical Resources, Inc. in North Haledon, addressed some of those issues. While referring to floor plans developed by the company, he confirmed that the square footage of the building will remain at 1983 square feet and not be increased to their proposed 2,400 square feet. "By doing so," he said, "this will allow us to increase the size of the parking spaces."

As of now, the store sign height has been reduced to 2x2 feet. The face of the sign has gone from 7x7 feet down to 3-½ by 3-½ feet. Mr. Zepponi also addressed the issue of adding foliage between adjacent properties. This will serve as a visual and noise-reducing buffer for neighbors. Some of the proposed foliage includes maples, junipers and other plants. He also discussed the addition of a handicapped sign and ramp leading up to the entrance of the store. Store renderings were provided to the Board for review by ICOM Architects LLC of Hoboken.

A presentation was also made by Edward Clark, an acoustical engineer with Ostergaard Acoustical Associates, located in West Orange. Clark addressed the issue of sound containment—a major concern to residents in the area. Neighbors have expressed fears about possible noise caused by additional traffic and 7-Eleven's refrigeration system. Ostergaard's proposal includes placing three acoustical open dormers, that face the parking lot, on the store's roof.

"The sound goes into the receptors," said Clark. "We will also put sound absorbent material inside the attic. Absorbers will also go in the yard behind the store." The store's air conditioning and refrigeration will be located in the attic under the dormers. The goal, stressed Clark, is for the absorbers to block sound from traveling to neighboring yards.

A report issued by 1712 Springfield Commons, LLC stated that field observations were completed and that there should be no significant increase in traffic to the southbound Tuscan Street approach to Springfield Avenue. Proposed lighting on the project remains the same.

Although building plans and contractor plans still have to be submitted to the planning department, the 24-hour 7-Eleven is expected to open in July 2011.