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Proposed 2,820‑sq‑ft convenience store and redesigned pumps at New Durham Rd. draw traffic and buffer questions; board asks for revisions
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Summary
Ali Enterprises presented plans to replace a decades‑old gas station at 764 New Durham Road with a new canopy and a 2,820‑square‑foot store, upgraded tanks, stormwater work and county‑approved intersection improvements. Neighbors sought stronger buffers and limits on equipment; the board continued the application to June 30 for revisions and county coordination.
Ali Enterprises and counsel Jason Tuvall told the Edison Zoning Board on April 28 they plan to demolish an existing small gas‑station building and replace it with a residential‑character convenience store of about 2,820 square feet, a new square canopy and relocated pumps at 764 New Durham Road.
Civil engineer James Henry (Dynamic Engineering) said the proposal reduces overall impervious pavement by roughly 1,000 square feet, will replace aging underground tanks with double‑wall fiberglass tanks, narrow and reconfigure existing oversized driveways, add a masonry trash enclosure and a mature evergreen buffer and provide one EV charging space. Henry said the applicant will remove exterior propane storage and limit operations to 5 a.m. to 10 p.m. "We will be adding… landscaping and removing any propane storage on‑site," he told the board.
Traffic engineer Nicholas Verderice (Dynamic Traffic) presented a traffic impact study and described negotiated off‑site improvements with Middlesex County to re‑angle the acute New Durham Road/Durham Avenue intersection toward a 90‑degree configuration, install striped islands, add turn lanes, crosswalks and ADA ramps. Verderice said the measures would cut the worst average vehicle delay at the intersection by roughly one‑third and improve sightlines and safety. He also said the station is a relatively light trip generator compared with modern high‑volume quick‑service sites.
Board members and residents pressed the applicant on several neighborhood concerns: the proximity of some parking and equipment to houses to the east, potential headlight and noise impacts from vacuums/air pumps (one nearby home was described as about 23 feet from the proposed equipment), generator staging, and whether flipping the building and canopy would reduce impacts to residences. Vice Chair O'Gorman and other members asked whether certain vacuum and air features could be removed; counsel and engineer said they could. Henry said deliveries would be limited to daytime off‑peak hours and that fuel deliveries would be staged under the canopy to minimize impact to adjacent homes.
The applicant committed to additional commitments and to work with board professionals and the county on final curb‑cut geometry, lighting color/temperature and detailed landscaping; the applicant also agreed to a six‑month review of lighting if needed. Fire and police letters submitted the same day indicated no objection to site access and turning radii and no unacceptable traffic impacts, respectively.
After board discussion and public questions about buffering, parking operations and snow storage, attorney Tuvall asked time to address comments and revise plans. The board offered a June 30, 2026 continuation date; the applicant accepted and agreed to sign any necessary extensions of time for board action. The application will return with revised plans and additional materials for the county‑coordinated intersection work.
