BARNEGAT – Those hoping to drive through for their Starbucks fix on West Bay Avenue will still need to head inside to the local Acme.
The Barnegat Township Zoning Board voted on July 11 to deny a request that would have allowed customers to visit their favorite barista from the comforts of their motor vehicle. Attorneys for the shopping center known as WP Barnegat LLC advocated for a use variance, and preliminary and final major site plan and minor subdivision to allow Starbucks to move in.
WP Barnegat, LLC sits directly across from the Barnegat Acme on West Bay Avenue and is adjacent to the Heritage Bay over 55 retirement community. Current tenants in the shopping center include AT&T, Domino’s Pizza, Dollar General, Auto Zone and Mattress Warehouse.
Plans to add a drive-through bank within the complex received approval from the township planning board a couple of years ago. However, existing zoning requirements prohibit fast-food restaurants with drive-through in that particular area. The switch from a bank to a Starbucks therefore isn’t as easy as it might sound.
Attorney Ken Davis, appearing on behalf of WP Barnegat LLC, provided details of the requests to the zoning board. He introduced a series of expert witnesses who testified in support of the application.
According to Brian Atkins, a civil engineer, the proposed Starbucks offered more than just drive-thru access. Patrons would have the opportunity to take advantage of seating inside or spend time at an outside patio.
Indeed, one of the premises of Starbucks operations is that patrons enjoy taking advantage of relaxation time and sinking down into cozy seats. Experts estimated that on 33-50 percent of business done during peak hours is done through the drive-throughs.
Those who placed their orders from their cars would speak into speakers facing West Bay Avenue. At least one Heritage Bay resident expressed concerns noise could add to disruptions within the community.
David Mosley, a licensed professional engineer said he conducted multiple traffic studies regarding the WP Barnegat, LLC shopping center. The most recent study dated October 8, 2021, specifically considered Starbucks as a prospective tenant.
“We analyzed the existing signalized intersection of West Bay Avenue and Sandpiper Road,” said Mosley. “We also counted the two existing driveways that were previously approved for the overall shopping center development.”
Mosley said the traffic counts were done during weekday periods from 7 a.m. to 9 a.m., as well as from 4 p.m. to 6 p.m. Tracking was also done on the Saturday midday peak period from 11 a.m. to 2 p.m. Counts were done in July 2021 to capture the summer seasonality of the market in the area and the expectation of increased traffic.
The study results showed evidence that more traffic existed during the weekday PM hours and Saturday midday peak hours. The study added information from the Institute of Transportation Engineers to help estimate traffic that could be added as a result of Starbucks coming to the shopping center.
“I believe the circulation in the design of the drive thru lanes can safely accommodate the traffic from Starbucks for passenger vehicles,” Moseley concluded. “It will also be able to handle the trash trucks that will come to pick up several times a week.”
Barnegat Zoning Board Chairman John Murrin was the first to question the conclusions of the traffic study. He found it wasn’t accurate as it didn’t take into account issues created by COVID-19. Many people prefer the safety of ordering from their cars instead of walking into stores.
A local resident asked Mosley if the traffic study was conducted before or after Domino’s opened in the shopping center. Genevieve Greene was informed that it was not.
“Domino’s cars are coming in on the wrong side,” said Greene. “They’re in and out constantly.”
Members of the Heritage Bay community cited other reasons they objected to Starbucks moving into the complex. One even mentioned that she was concerned rats would become an issue with another food establishment setting up shop.
Davis reminded those assembled that the site has always been contemplated for future development. And while a bank seemed a suitable alternative, COVID-19 changed the way people bank. Many use computers to conduct their banking business.
“Starbucks has an interest in coming to invest in your community,” Davis said. “Post-COVID as opposed to pre-COVID, this type of use is dependent on a drive through element.”
In making a motion to deny the application, Murrin cited a variety of reasons. He expressed his concerns that a fast-food drive-through would create a very congested traffic pattern. The proposed plans also failed to conform with the existing stores and represented a significant departure from the town design.
Murrin said that Barnegat has seen an increase of approximately 600 new homes in the last two years. Despite the testimony presented by the experts, Murrin estimated that 75-85 percent of customers of similar businesses use drive-through lanes.
Christopher Rauscher, a zoning board alternative member, was the only one to vote against denying the application that would allow a drive-in Starbucks on West Bay Avenue.
Township officials say they plan to speak with Starbucks to determine if there are alternative locations for the business.
Developer Vito Cardinale, who owns land behind the Barnegat Wawa, said he would be open to talking to Starbucks about opening somewhere on that property.
