Retail farm chain plans store in U.F.

Sign and traffic issues must be resolved before the Upper Freehold Planning Board considers approving an application for a Tractor Supply Co. (TSC).

TSC is the largest retail farm and ranch store chain in the United States, according to the company's website.

The application has two aspects for the board to consider, the first of which is a subdivision of 12 acres on Route 524 and Imlaystown Hightstown Road into three lots, and the second being the site plan for the project. Several variances and waivers are necessary, but the land use is permitted in the township's Community Commercial (CC) zone.

The board will continue the hearing at its May 19 meeting.

The project's site manager, Wendy Fulton, said the one-story building would measure19,000 square feet and would have an adjacent 20,000-square-foot fenced yard for the storage of large items. The site would have 107 parking spaces.

The front of the store would have a seasonal display area for lawnmowers and snowblowers, according to Fulton. The store would be open from 8 a.m. to 8 p.m., seven days a week, but may open earlier and remain open later on special sale days, she said.

The facility would have a maximum of 24 employees, working two shifts, according to Fulton.

The applicant's engineer, Scott Turner, said the property would be divided into a 1.62-acre lot fronting Route 524, a 5.7-acre lot containing the tractor supply business, and a rear lot of 4.68 acres fronting I-195. Turner said the applicant needs a variance for the rear lot to have flag-lot access to Route 524.

TSC would have two driveways off Route 524, with one of the driveways on the flag lot, according to Turner. He said the Monmouth County Planning Board, which has jurisdiction over Route 524, provided conditional final approval for the driveways.

The applicant has also requested a variance to use a total of 297 square feet of signage, as the township ordinance permits 75 square feet. Turner also asked the board to permit the construction of a 25-foot high pylon sign on Route 524, where the township would only allow a 15-foot high sign, due to large trees on an adjoining lot.

Neighboring homeowners Bill and Maureen Nevins said they would consider letting TSC take the trees down so the sign would be the permitted height.

Traffic engineer James Vena said there would be an estimated 24 trips into TSC and 28 out during weekday evening peak traffic hours. He said there would be a total of 69 trips in and out during Saturday afternoon peak traffic hours. Vena said the intersection's level of service would not be affected during peak traffic hours.

Planning Board Chairman John Mele said the intersection is known to be dangerous, and asked if there would be an issue with tractor-trailers making deliveries. Vena said he did not have any major concerns and noted that the county plans to widen the approach to the intersection.

Township engineer Glenn Gerken said the widening of the approach to the intersection cannot be done until the power company relocates its poles in the area.

Bill Nevins, whose family lives on the corner of Route 524 and Imlaystown-Hightstown Road, said the intersection is very dangerous.

"Fifteen times, people have driven into our fence in the past few years," he said. "A school bus almost toppled over. The only solution is a traffic light."

His wife added that they would like the applicant to put a fence between their property and the TSC parking lot. She also asked for nothing to be built until the road improvements are complete.

Planning Board attorney Dennis Collins said the board cannot prohibit the development of the property until the road improvements are done, but could pressure the entities responsible for the improvements.

Doug Walsh, the developer of the Cox's Corner professional park on the other corner of Route 524 and Imlaystown-Hightstown Road, said that while he is in charge of making some of the road improvements, he cannot do so until the state Department of Transportation moves the switch-gear box for lights on Route I-195.

"Once they do that, JCP&L will move one pole," he said. "Then, when Verizon moves lines off the old poles, we can move those poles. Once the poles are gone, we can make improvement to the intersection."

Joe Mauer, a resident of nearby Stone Tavern Estates, said without intersection modifications "there will be serious accidents, fatalities and lawsuits." He also said that he does not want to hear tractor-trailers during early morning hours.

Township Committeeman Stanley Moslowski Jr. said Upper Freehold needs a TSC.

"A lot of farmers could use it," he said.