Former Exxon Station

[Marc LeVine]

In today's News Transcript, you will read that I voted NO, as a planning board member, to grant a parking waiver of 60 spaces for a proposed retail/office development project on the site of the former Exxon gas station on Main Street.

My general concern over parking waivers is that their effects are cumulative, because everyone seems to want them. The specific project discussed cannot provide any parking of its own and if we want something other than a gas station at that location, we may have to grant a waiver for some spaces - but 60 is an awful lot to give to any one developer.

Some may say there are currently some spots available in the market yard during the day hours, when the businesses at this proposed project would require them. However, some may also forget that the American Hotel has not been operating for years. When it returns - very soon - it will need a large number of parking spaces in the market yard. This is really their back yard and few patronizing that business will be agreeable to going elsewhere for parking.

The former hotel owners hosted many large luncheons that relied on much nearby parking (plus their evening business). I'm sure the new owners have the same plans in mind to be successful. If the market yard regains its former reputation (when the American Hotel & the old Post Office were both operating) as a tough place to find parking, the American Hotel will suffer.

As for the former Exxon location - in my opinion, we need something a little smaller... and yet it is understood that a smaller number (than 60) of spaces will have to be waived to make it a go over there.

Just my thoughts.

Marc L.

[Marc LeVine]

Just an update on this issue. New plans will be presented to the Planning Board, in early September, that promise to reduce the overall size of the building and address the parking situation. Architecturally, the proposed building will see only minor, if any changes. It will be up to the planning board to consider the modified plans and parking waiver. Details will follow after the planning board meets and decides on a final approval.

Marc L.

[Marc LeVine]

Reduced office space in the new building is part of the revised plan as is a reduction of parking need.

Like you, I am not thrilled issuing endless parking waivers without a long term parking solution in the works. Hopefully, the county will go forward with the parking garage we all would love to see. There are other opportunities to address parking in town and I'd like the planning board to formally request that we address them at this time.

The Exxon property is a deteriorating eyesore with buried fuel tanks and near a gateway to our business district. It may be the last developable property we have in the immediate downtown, which also represents a decent ratable. It's worth making SOME accomodations to make this one happen, but it is also equally important to seize the opportunity to stimulate discussion on our infrastructural needs, including parking.

While there are always some downsides with a project like this - as well as the need for some compromises (which we may be getting), what we get at that corner will be a definate improvement over what we presently have at the site.

Marc L.

[Marc LeVine]

This issue may be back on the planning board's schedule for Wednesday, September 13, 2006 at 7:30 pm. The owner has scaled back the project's size, created some onsite parking (including for handicapped) and reduced his overall parking waiver request.

I have requested that the Borough Atty and the Borough Engineer to revisit the issue of valuing the towns parking spaces and having the rest of council consider creating a municipal parking fund made up of the money revenues collected from those granted parking waivers. These monies can be used to offset parking lot maintenance and to also fund additional parking sites in the Borough. I'm anxious to hear their recommendations.

Marc L.

[Marc LeVine]

6/27/06, Wednesday

Sorry about the short notice. This item is on tonight's planning board agenda for those interested in attending in Borough Hall at 7:30 pm.

Marc

[Marc LeVine]

A motion for the drafting of a positive resolution by the planning board attorney passed 9-0. The formal project resolution will be voted on at the next planning board meeting.

Marc

[Marc LeVine]

The final votes on this project will be cast this evening at tonight's Planning Board meeting (11/11/06) at 7:30 pm. There is a full story on this in today's News Transcript.

Marc

[Fed Up]

newstranscript.gmnews.com/news/2006/1011/Front_page/010.html

Board may look favorably on retail development plan
BY CLARE MARIE CELANO
Staff Writer
News Transcript
October 11, 2006

FREEHOLD - The Planning Board has authorized its attorney to prepare a resolution in favor of approving a retail construction project at the corner of East Main and Spring streets.

Rakesh Kumar, principal owner of HRS Investments, LLC, Basking Ridge, returned to the board recently with revised plans for a new building. Kumar is represented by attorney Mark Williams, of the firm Mehr, La France and Williams, Freehold Borough.

Board members previously said Kumar's initial plan showed a building that they believed was too big for the corner site, which is presently occupied by an abandoned gas station.

Parking availability - or more specifically the lack of parking - was another issue that had been raised.

The size of the building has been reduced from 16,415 to 14,766 square feet. The first floor retail area has been reduced from 7,586 to 7,383 square feet. The second floor office space has been reduced from 8,829 to 7,383 square feet.

A borough ordinance requires 56 parking spaces to be provided at the site. Kumar's plan provides seven parking spaces and seeks a waiver for the remaining spaces. The seven parking spaces would be used by employees of the tenants who rent the building.

In comments to the board, Williams said Kumar's plan for a new building would "rid the town's main thoroughfare of a contaminated site," referring to the abandoned gas station

Project engineer Michael Geller said the plan would replace the gas station with a building that has been designed with the borough's character in mind.

The applicant's representatives met with Wayne Mason, a member of the Historic Preservation Advisory Commis-sion, during the design phase. In a report, the advisory commission endorses the application as a good example of new construction that complements the mix of existing historic structures in downtown Freehold.

"The scale, massing, materials and detailing of this building reference well the historic commercial structures in Freehold. Together, these elements work to produce a building that is in harmony with the streetscape," the advisory commission's report stated.

The advisory commission had concerns with several specific details which the applicant has addressed satisfactorily.

The building, designed by architect Yogesh Mistry, of Mistry Design, Netcong, will likely have four tenants on the first floor and three tenants on the second floor, according to the information presented.

Other additions to the plan were brought about when board member June Vawter said she wanted the brick wall that could be seen from the Freehold Grill's Main Street windows to have a bit more decoration.

Geller agreed to extend a decorative cornice on top of the building to include the area around the building on that side as well.

Thomas Iliadis, the owner of the Freehold Grill, once again voiced concern that the proposed building would obstruct people's view of his restaurant as they come into town from Broadway (Route 79). Iliadis was also concerned that people going to the new building will use his parking lot behind the diner.

Richard Leverberg, who owns the property on Spring Street next to the site proposed for the retail building, also restated his concerns. He shares a driveway with Iliadis and said that over the past 12 years they have not had any problems. Leverberg was concerned his tenants may have their parking spaces taken by people shopping at or visiting the offices in the proposed building.

Board members expressed concern over whose responsibility it will be to clean up the gas station site.

Kumar said he will be responsible for removing all of the tanks on the site. The remediation plan will be provided by Exxon, which operated the gas station. The Department of Environmental Protection (DEP) will be involved in monitoring the remediation process and will eventually need to provide a no further action letter to document that the site is not contaminated and may be used safely.

Although board members had concerns about the remediation process, board Chairman Matthew Weismantel said the DEP would be the "protection for the project, across the board."

Board members directed their attorney Patrick Accisano to draw up a positive resolution for the application. The application will be discussed and voted on, possibly at the Oct. 11 meeting.

[Marc LeVine]

I just returned from tonight's Planning Board meeting and would like to report that the resolution officially passed 5-0 and the project is a go.

Marc

[Libyan Sibyl]

Geo posted a little bit about this on another thread, and I thought it was interesting enough to go through the archives.

Besides what Marc said above, here is some other posts:

from Geo in the "broken windows" thread on Feb 20, 2007:

...What is going to be done with the old Exxon Station (a beautiful 2-story building of retail and office space) is an example of development that will anchor that end of Main Street. Wish it was bigger.

from Marc thread, "Re: Freeholder Meeting 4/26/07", posted on Apr 27, 2007:

If you have been following the town then you know, for example, that we have a nice large ratable replacing the old Exxon Station on Spring Street. It's on the way.

Hawkeye replied to Marc with:

Must have missed the Public Hearing on this one, not that it would have made a difference, like the Rug Mill! That was a done deal before it went for a public hearing. Pray your Spring Street works out better that the office building not going up on SO. Street, across from St. Rose.

Jupiter, in thread "Freehold prepares to sell one-time police stat" on May 13, 2007, wrote:

The Exxon on Spring Street is developing into a next great eyesore with empty promises, and gapingly open excavation that someone is bound to fall into.

Marc repied, May 14, 2007, to the above quote as follows:

The negativity on this site is appalling. Don't forget that with 13,000 hits many of the people stopping by may be considering moving to, doing business in and/or visiting our town.

Commenting negatively on items, such as those above, is irresponsible if you are unaware of the ongoing developments. Projects are underway at both the locations that you mentioned and the purchasers are operating with due diligence and with good faith. Things under development always get a little ugly before they get prettier.

to which FIber responded on May 14, 2007:

Good one Marc...the PR Committee should grab this bull by the horn and use this as a positive, this Boro is rebounding and these redevelopment projects are a sure fire sign that changes are on their way!

Marc later responded on this thread, on May 15, 2007:

The Exxon station has plans into the code office. Hank Stryker is waiting for the new owners to take out a demolition permit. He’s staying on top of this and will give us an update soon. I'll share what I can, when I can.

in another thread, "Prince William Virgina: taking action" on Jul 9, 2007Brian wrote:

Fiber,

I do remember that man with the recorder. That was the night when all of the yellow shirts went to the Freeholders meeting and asked for help. There were a couple of people who sympathized with us and asked " What happened to FB." I do not remember the guy with the recorder specifically mentioning the illegals, but he did mention decline. I took it to mean the empty stores, the beautiful Throckmorton Street, and the magnificent greeting visitors get from the Exxon station...............

FR replied to the above:

Must have been talking about Al Michenfelder!

Fiber wrote, in "S. ST Construction" on Sept 5, 2007, 8:40pm »

I noticed the Crane and New Steel hard at work today on S.Street, across from St Rose! Nice to see this construction project back on track.

Meantime, the Exxon Station on Spring and Main is looking very sad! Untouched in almost six months since the open ditches had been opened, and the weeds have taken over!

The next day, Marc replied:

EVERYONE is very disappointed about this one. Joe Bellina is trying to get to the bottom of this, because there are valid concerns for the project. Mr. Bellina has spoken with the project engineers and architects and awaits a return call from the property owner. We're supposed to get a beautiful building on that corner and just hope that the plans go through.

I'll keep you posted.

which lead us to the Vote Ted post and Geo's response:

The Freehold Borough Planning Board approved a retail development plan for the Exxon Station (that you mentioned) in October 2006. The guy probably wanted to get his plan approved first and then go find the funding for it next. That is a normal progression for these sort of things.

newstranscript.gmnews.com/news/2006/1011/Front_page/010.html

This work involved the Planning Board, the Historic Preservation Advisory Commission, Administrator Joe Bellina and the Borough Council who you claim doesn't do anything.

ps-Your inferred idea of labeling the Exxon Station as "urban blight" puts the Borough of Freehold in the Real Estate business. In some cases, where no one wants the property, that is not a bad idea. That corner is prime real estate, so that would be improper for the council to label it as such. Section 14 of the Local Redevelopment and Housing Law allows for the Council to designate (by ordinance) an "Area In Need of Rehabilitation". It is much better to work with a developer who is willing to rehab the property than to label it as urban blight. The developer also was willing to take on the responsibility of an environmental cleanup. Not a small undertaking. Much of this was negotiated with the Borough of Freehold.

AND THAT is the story from this message board... I still can't envision what kind of store would fit in that space.

[admin]

LS, that is a good re cap of events. It is also a good reminder of Marc before he became so hostile toward the site. ;D lol

[Libyan Sibyl]

yes, Brian. According to Marc, we went from a site with a lot of people watching to a site with just a handful of conspirators.

[Libyan Sibyl]

Marc,

You may not believe it but you are a not the source of optimism you think you are. You really are quick to jump to conclusions.

I picked up on this thread after Geo made some good comments on it (opposing calling it urban blight). So, in conjunction with his comments, for those that might be wondering or have forgotten the history, I picked through the threads so people can see what has been said and see the prior articles on this. Nothing was edited out, or put in that was not part of prior discussions.

The only fun that was had , was at your prior post saying about how much traffic this site gets (compared with a day or two ago that this cold website is just a handful of malcontents).

You often accuse me of things I don't do, like gay bashing, and you insinuate a whole host of other things to me. Calm down, take a deep breath and relax. Not everything is a right-wing conspiracy (or is it??? www.nydailynews.com/news/2007/10/16/2007-10-16_air_america_host_randi_rhodes_wasnt_mugg.html)

And not everything is a knock on the mayor and council. This was an informative post, or so I thought.

Now, can you share your big news, or is it too early?