Planner says pharmacy would improve location
BY ELANA ARON
Correspondent

FREEHOLD TOWNSHIP - The Zoning Board of Adjustment continued to hear testimony at its April 24 meeting from representatives of an applicant that wants to build a Walgreens pharmacy on Route 9.

The Cornerstone Group is applying for a use variance and proposing to construct a 14,820-square-foot pharmacy with a drive-up window.

The applicant's plan is to raze the existing Shore Power and Sport (motorcycle dealership) building at the corner of Route 9 north and East Freehold Road in order to build the pharmacy on the 1.8-acre parcel. The property is in a CMX-3/A zone and a pharmacy is not a permitted use at this location.

The zoning board is being asked to grant a use variance that would permit the project to proceed. If the board grants the use variance, the applicant would return to seek site plan approval. That process would discuss the details of the site's development, including landscaping and buffering to shield nearby homes from the project.

Attorney John Paul Doyle, representing the applicant, solicited testimony from project planner Alison Coffin.

"It is not a very attractive site," Coffin said. "There's no landscaping unless you count the grass. This site would be particularly suited for the use for which it's proposed. Given the conditions of this intersection, the sooner someone comes in and redesigns it, the better it is."

Coffin said the proposed plan would be unique to the site and that there would be a positive aesthetic impact.

"There will be no negative impact to the character of the area," she said. "It's my opinion that this proposed use on this proposed site does not substantially impair the master plan of the zoning ordinance."

Attorney Robert Schiappacasse represents Pond Road Associates, an objector to the application. The Pond Road Plaza shopping center is a short distance away from the location proposed for the Walgreens.

"I'd like to discuss the word 'unique,' " Schiappacasse said to Coffin. "Unique implies that it's one of a kind. I'm curious as to what makes this site unique for a pharmacy?"

Schiappacasse also questioned what impact the construction of the proposed pharmacy would have on competition among other Freehold Township businesses.

"What to me seems like a law school bar exam question is not relevant," Doyle responded. "It is highly speculative."

In answer to Schippacasse's query, Coffin said there would be no negative impact on other businesses.

"The consumer base in this immediate area has grown considerably," she said. "I don't think having competition on one site is going to dilute the market."

Paul Bauman, an engineer representing the objector, also presented testimony.

"This is not an inherently beneficial use," Bauman said of the plan. "What is in it for the township that this use be permitted? A 24-hour window is not such a special reason to grant a variance. This traffic situation is a substantial one that will be created here."

Resident Linda Filosa voiced some concerns about traffic, the height of the building and the appearance of the site.

"There's not enough room for Walgreens," she said. "Where are you going to put the trees?"

While representatives of the applicant said the proposed plan would eliminate non-conforming bulk variances, the objector stated otherwise.

"Twelve bulk variances are being created," said Bauman.

Bauman cited these as a 47-space parking deficiency, a 50-foot scenic corridor buffer, and others.

Schiappacasse raised the issue of the applicant purchasing the adjoining property.

"His (Schiappacasse) suggestion that we're compelled to do that is legally incorrect," Doyle said. "That is without merit legally."

The Walgreens application will be continued at the May 24 meeting of the zoning board.