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Home > Columnists > Lawyer Nicholas
December 02, 2011

Unconstitutional denial of 7-Eleven application in Hawthorne results in appeal


     Staff Writer

   This week, aggrieved parties filed an appeal of an August 15 decision of the Hawthorne Zoning Board of Adjustment, who had wrongfully denied a plan for a 7-Eleven convenience store on Goffle Road.  This decision came after two years of public hearings that were riddled with unnecessary delays.

   The 7-Eleven application had been filed by Puddingstone Goffle Holdings, LLC , whose members consist of Henry Shotmeyer, III, a prominent North Jersey gasoline service station owner, Kevin Rooney, mayor of Wyckoff and former zoning board chair, Harold Cook, III, Esq., a leading land use attorney and former North Haledon councilman, Alexandra Cook, owner of a local title insurance agency, and Gershon Alexander, a real estate developer. The application was denied in contravention to current law, and may have involved political and personal agendas.

   Puddingstone’s appeal seeks relief against the mayor and council of Hawthorne.  It specifically requests the court to invalidate Ordinance No.: 2013-10 – an ordinance enacted during the pendency of the application – which prohibits a 24-hour operation of a business in a residential zone.  The applicants argue that this ordinance directly benefitted Hawthorne Councilman Garrett Sinning, who resides on Watchung Drive, directly across the street from the proposed 7-Eleven.

   The applicant’s complaint states, “Borough Ordinance no. 2013-10 was enacted for the sole benefit of Defendant Councilman Garrett Sinning without any basis in law other than the fact that Defendant Councilman Garrett Sinning resides directly across the street from the premises that is the subject matter of Plaintiff’s application. The applicant’s appeal also seeks unspecified damages from the Mayor and Council of the Borough of Hawthorne, as well as Councilman John Bertollo individually and Councilman Garrett Sinning, individually.  In addition, the applicant is seeking damages from the Hawthorne Five Corners Association of which Councilman Garrett Sinning is a member for wrongful, intentional interference with a contractual relationship. “

   Puddingstone’s appeal points out that the premises, while in an R-1 residential zone, was never used for residential purposes. In the past, it had been used as a retail gasoline service station – as a legal, pre-existing non-conforming use – from the 1940’s until 1969. In 1969, the Hawthorne Zoning Board granted a variance for a new, three bay retail gasoline service station with an office.  Then, in 1993, the board granted a variance for the construction of a 48 x 56 foot lighted overhead canopy.  In granting the variance, the board found that, “The intersection where the property is located is a five point intersection with significant traffic more characteristic of a commercial intersection than a residential intersection.”  In granting the variances in 1969 and 1993, the board placed no restrictions on the retail sale of non-petroleum products or hours of operation.  With this history, it is rather strange that the current board not only refused to approve the 7-Eleven application, but enacted the business-prohibitive ordinance right smack in the middle of the application process. In layman’s terms, it smells pretty bad.

   The applicant’s professional planner, Michael F. Kauker, testified that the site was particularly suited for a retail convenience store and that it would be more compatible with a residential area than the gas station that had previously existed on the property. Kaulker stated that the benefits of constructing a 7-Eleven at this site would include the elimination of the large overhead canopy and improved site circulation and pedestrian access. He also said that it would result in an environmental cleanup, a reduction in building coverage, and a reduction in impervious coverage,

   Puddingstone’s  real estate expert, Joseph A. Medici, provided testimony that there would be no negative impact on real estate values of surrounding residential properties if the application was approved.

   The applicant provided testimony and proofs showing that the sale of convenience items and non-petroleum retail products are now an integral part of retail gasoline service stations. This is relevant because had the gas station still existed at the property – which was never prohibited by the board – the station would likely be selling convenience items and non-petroleum retail products, just like other gas stations in Hawthorne, including one just yards away on the same Goffle Road. Accordingly, what possible legal rationale could the Hawthorne board have for denying the 7-Eleven application? A gas station on Goffle Road can sell both petroleum and non-petroleum/convenience items, but a 7-Eleven can’t sell just  non-petroleum/convenience items? It makes no sense. Thus, the town’s shady introduction of the 2011 ordinance banning 24-hour retail operations.

   Councilman Garrett Sinning, whose property is within a 200 foot radius of the proposed 7-Eleven property,  voted in favor of the ordinance at the first reading before the Mayor and Council on March 31, 2010, and seconded the motion to adopt the same at the second reading before the Mayor and Council on April 21, 2010. The applicant’s complaint alleges that Councilman Garrett Sinning took these actions for his own personal benefit and for the benefit of the Hawthorne Five Corners Association. This Hawthorne ordinance has a lot of problems.

   In Rutherford, a similar ordinance was struck down by Superior Court Judge Menelaos W. Toskoson, in November, 2009 after a challenge was filed by 7-Eleven, Inc.  Judge Toskos, in overturning the ordinance, found, in part: “a business may be subject  to the police power regulation designed to curtail a disturbance of the public repose.  Nonetheless, the restriction must be so framed that it reasonably contributes to the general welfare.  A closing restriction must be justified by specific dangers or conditions otherwise it is an unwarranted interference with the right of citizens to earn a living.  An ordinance cannot validly regulate hours of operation of a lawful business on the unfounded basis of risks or problems that could be equally addressed through less restrictive methods.”

   Given that the Hawthorne matter is nearly identical to the Rutherford case, the dubious borough ordinance should be overturned, with Puddingstone winning its appeal and the 7-Eleven application approved as justice warrants.  After all, the borough has acted in an unconstitutional manner in attempting to interfere with one group’s property rights for the benefit of another’s. It’s a disgrace.

   The defendants have not yet answered the plaintiff’s complaint and have 35 days to undertake the same from the date of service.         

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