The Medford Township planning board took the next steps to revising zoning regulations for the Route 70 corridor as a subcommittee submitted their recommendations during a special meeting last week.
There were numerous recommendations, but among them was a change to increase the size of commercial buildings up to 100,000 square feet and buildings for medical and industrial use to 120,000 square feet. This is a large increase from the 35,000 square-foot limitation currently in place.
Scott Taylor, the Medford township planner, said the township has numerous buildings greater than 35,000 square feet. Those buildings, which include Sharps Run Plaza and ShopRite, were constructed prior to the limitation being put into place. The 35,000 square-foot limitation was originally put into place to prevent the development of big box retailers.
“That would make those sites that were non-conforming in conformance in regard to building size,” Taylor said of the proposed change.
In addition to non-conforming buildings, it is still possible for multiple buildings under 35,000 square feet to be constructed on one property, rendering the restriction somewhat moot.
Resident Jerry Gray was not thrilled about the proposed change. He spoke out against development along Route 70 during the first meeting in January and felt the subcommittee’s proposed changes to building size contradicted one of its goal about preserving the area’s character.
“I don’t know how putting up quadruple the retail space is going to keep the character of Medford,” he said.
Gray also had concerns about the impact new development may have on traffic. He said traffic already backs up on Route 70 in Medford, and adding larger commercial buildings could cause more congestion.
“On every side road, there’s going to be additional traffic,” he said.
The subcommittee did an analysis of the traffic impact new development may have and said there would not be a significant difference if the proposed changes were put into place.
“Instead of one larger building, our zoning ordinance allows for separate smaller buildings,” Taylor said. “There’s no real trade-off.”
Thee state Department of Transportation does not plan to add lanes to Route 70 in the foreseeable future. Taylor said additional lanes may actually impact development in a negative way and referenced shopping centers such as Tri-Towne Plaza and Evesham Township as an example.
Resident Jeffrey Lucas echoed the planning board’s response, saying additional commercial development would add tax ratables to the township without too many negative impacts.
“There are very good ratables in large buildings that don’t negatively impact traffic,” he said. “We already have buildings that are over 100,000 square feet.”
Numerous other recommendations were also discussed, including reducing the buffer and setback regulations and changes to improve sewer capacity through the corridor.
The planning board’s next step is to vote to send the draft plan to township council, who will then review the plan. Planning board chair Jack Hartwig said there will be minor edits made to the plan and another public hearing will be held at a meeting on July 23. The board is expected to vote on the plan during that meeting.
