Tony Tolerico has been involved with Medford Township for many years.
As the principal for the Medford Ford dealer for the last 35 years, Tolerico has seen time pass and neighboring municipalities grow by leaps and bound. But along Route 70 in Medford, business growth never arrived.
At last week’s public input session on the latest Route 70 corridor study, Tolerico was emphatic in telling the planning board changes have to be made.
“What we need is an attitude adjustment,” Tolerico said. “We’re not in the 1950s.”
To better promote a business-friendly environment in the township, council commissioned the planning board to perform a Route 70 corridor growth study, the first in about 10 years. A subcommittee was formed and ideas were presented for public comment.
Many residents and business owners who attended the meeting were in agreement with Tolerico. Numerous property owners, both along Route 70 and in other parts of the township, painted a picture of Medford where regulations hold businesses back and have caused roadblocks to being successful.
Tolerico commented on how business is barren along Route 70, where neighboring towns have bustling shopping centers along state roads.
“In the 35 years I’ve been here, I’ve never seen a new business aside from the CVS,” he said.
Prior to the public input portion of the meeting, township planner Scott Taylor presented the committee’s goals and some of the issues believed to be hampering commercial development. Changes made to the Route 70 corridor will be done through amending the township’s Master Plan.
“This is a rather lengthy process,” Taylor said. “It does not happen overnight.”
The goal of the public input session was to open discussions to the community. Taylor said the session isn’t mandatory under state law, but the township wanted to allow the community to speak before the Route 70 subcommittee makes any recommendations to the planning board.
Taylor’s presentation revealed a number of issues along the highway. Some of the biggest problems are the right of way the state Department of Transportation has along Route 70. Combined with township building setbacks ranging from 100 to 500 feet, businesses are located well off the main road.
Visibility and access have been issues for current businesses. Teresa Freedman, the branch manager for Columbia Bank on Route 70, said setback regulations and a lack of access to the building has hurt the bank.
In addition to asking for changes to setback regulations and other viability concerns, Freedman asked for better communication with the businesses.
“If you don’t know what big business needs, then how can you come up with a plan?” she asked.
Rick Ragan is the owner of property at the corner of Route 70 and Hartford Road. He said development is difficult because of a lack of certainty, especially with sewer capacity.
“Big boxes won’t build until the zoning is changed,” he said.
The discussion of “box stores” was brought up numerous times throughout the night. While the planning board emphasized the changes were for businesses of all sizes, a possible change listed was to get rid of the 35,000 square foot building size limitation currently in place.
Jeff Lucas, a commercial real estate salesman, said he has spoken out against the building size limitation in the past. He said loosening the limitation is necessary to attract businesses other than “box stores,” such as medical facilities.
However, there were some in attendance who were concerned about big box stores moving in and changing the landscape of the town.
Jerry Gray said the community didn’t want development in past years and still doesn’t want it now.
“People were pretty clear they didn’t want that kind of development in the township,” he said.
A public hearing will be held in the near future with a revised draft plan incorporating some of the suggestions given at the public input session. The public hearing will give more details about the township’s revised plan and allow the community to voice opinions before a final plan goes before Council.
