Retail center near state park draws a close look

By dave benjamin

Retail center near state
park draws a close look

Monmouth Battlefield State Park and Strip Mall? Could be, under a proposal that may come before the Freehold Township Planning Board.

At a July 6 meeting of the board, a discussion was held regarding an application by Wemrock Holdings L.L.C. to build a 15,600-square-foot retail center on Business Route 33 near Wemrock Road.

The project would include 12,350 square feet for retail businesses and 3,250 square feet for restaurants.

The property is in a Historical Commercial (HC) zone, about a half-mile from the Route 33 entrance to the state park which encompasses land in Freehold Township and Manalapan where the Battle of Monmouth was fought in June 1778.

"The real question that has come up is that this is the HC zone," said the applicant’s attorney, William Mehr, "and we have interpretation questions and problems as to what that actually means as to the design of the site."

Mehr said seeds for the project were sown in June 1999 and discussions were held with Assistant Township Planner Guy Leighton as to what kinds of retail uses could tie into the intent and purpose of the HC zone.

Site plans were filed with the township last fall, Mehr said, and architectural plans were submitted to the municipality’s Historic Preservation Commission.

The attorney said he received a letter from the commission stating that its members felt that due to the proximity to the state park and the project’s location in the HC zone, the development that takes place should be in keeping with the historic integrity of the area, referring to lighting, building facade, materials and site amenities.

Mehr noted that at the technical review committee meeting, questions were raised as to whether the intent and purposes were being fulfilled.

According to the ordinance, Mehr said, "What is to be proposed there must be constructed, designed and developed in a manner consistent with the state park and the aesthetic and architectural ambiance of the Revolutionary War. There is no explanation other than that (as to) what any of that means."

Mehr compared other structures in the area to try to find a definition of colonial or Revolutionary War style. He said the only real question is, does the design of the site tie into a concept of a colonial period or is it consistent with the state park?

After a review of the original plans and the modifications by architect Dan Boch of Freehold, Susan Winter, chairwoman of the Historic Preservation Commission, told the Planning Board the commission could not approve of a project that appears to be a strip mall near the state park.

"We have a problem with the whole philosophy, the whole concept of a strip mall within shouting distance of Monmouth Battlefield State Park," Winter said. "Any way you cut it Bill, it’s a strip mall."

Leighton said his interpretation is that the HC zone does not allow for a strip mall, "no matter how you dress it up."

Frank Accisano, the board’s attorney, suggested that since the ordinance is not clear, another meeting of the technical review committee should be held during which the township zoning officer may determine whether the plan is or is not conforming. Accisano said, Mehr, Winter and any other interested party can attend that meeting and give their comments and opinions.

The date for that meeting of the technical review committee has not been determined.