Route 46 Sunoco to Get Overhaul

The Parsippany-Troy Hills Zoning Board of Adjustment approved Wednesday night a request to rehabilitate an existing Sunoco gas station at 1947 Route 46. 

Attorney Robert Garofalo explained the station owners want to raze the current facility, which includes an auto service section, and construct a new convenience store.

Testifying for the project, David Wisotsky, of Warren-based Bohler Engineering, said a rehabilitated Sunoco would make the intersection of Route 46 and Littleton Road look and function a lot better.

According to Wisotsky, who helped formulate the plan, the new project would reduce the amount of impervious ground coverage from 72 to 66 percent.

"There would be more green space," Wisotsky said, noting that three new trees and 45 shrubs would be added to existing vegetation around the site.

"Any shrubs removed during construction will be replaced," he added.
In addition, Wisotsky said new, energy-efficient LED lighting would be installed.
The project asks for several use variances. 

• One would grant a waiver from the ordinance mandating a loading dock on the property. 
• Another would permit the Sunoco project to have only 4.16 feet stand between the parking lot and the principal building. Presently the law mandates 10 feet. 
• A third variance would allow the owners to have three mounted signs, one more than the permitted two.
• The fourth would allow for soil movement, which would be necessary to add a new diesel fuel tank to the site.

Wisotsky assured the board that the Sunoco owners would have environmental engineers on site to monitor activities during the building process and that any hazardous materials would be disposed of properly.

"The site is cleaner today than it was years ago, and it will continue to get cleaner," the engineer said.

Professional planner Paul Ricci testified that allowing the variances would be good for the area and for the town.

"This project is compatible with the commercial character of the zone," he said, adding that there were "no new negative impacts" and that Sunoco's planned rehabilitation actually would improve the area. 

"It won't increase the number of schoolchildren or affect traffic," Ricci said. "By eliminating its auto repair function, they make it more compatible with [Parsippany's] master plan."

Board member Brian Kelley wondered whether the new site would have enough space for tractor-trailers.

"The proposal is not to market this location for tractor-trailers, only for standard and diesel cars" and smaller diesel vehicles, engineer Wisotsky said. "Truckers tend to know which" stations work best for their trucks.

Ricci added that there will not be fleet service done at the new Sunoco.

Board member Saurin Pathak asked if the owners would be willing to add evergreen trees to provide even more buffering for the benefit of a nearby single-family residence.

Attorney Garofalo said yes and added that the owners are sensitive to residents' needs.

Summing up, the lawyer told the board that the project would make the station and the area look better.

"It's good for Route 46; it's good for the town," he said. "This is a good application."

Board members apparently agreed.

"It's going to be new and clean," said member Loretta Gragnani.

"The trend in gas stations is to move away from servicing cars to servicing stomachs," joked member Steve Dickens. "I think it's a good application, and it makes sense."

By a unanimous vote of all members present, the zoning board granted the Sunoco project its variances.

The Zoning Board of Adjustment holds its next meeting June 15 at 7:30 p.m. at the Municipal Building.