The former Rite Aid building, due to its substantial size and central location, is considered a crucial asset for the township. However, its large footprint presents challenges for repurposing, especially given current zoning restrictions in the Central Business District. The council explored various business options that could occupy the site, such as urgent care centers, dollar stores, and daycare facilities, but noted that many of these uses are not currently permitted under existing zoning regulations.

A point of discussion was the site’s previous designation as part of a redevelopment area established in 2005, which was later removed following litigation. This decision limited the borough’s ability to offer financial incentives typically available under redevelopment laws. Despite the site’s removal from the redevelopment area, it could still be classified as a rehabilitation area, allowing some flexibility in planning. This classification would enable the borough to propose a redevelopment plan that encourages a variety of uses, fostering quicker reoccupancy of the building.

The council recognized the importance of design standards to maintain an inviting façade and improve accessibility. The potential for subdividing the large space into smaller units was considered, though deemed unlikely. Emphasis was placed on creating a continuous streetscape along Ritan Avenue and ensuring proper access from South Fourth to South Third. Preserving community features like art windows and a community bulletin board was also highlighted.

Discussion on zoning regulations revealed a desire to broaden the scope of permitted uses in the downtown area, with the sentiment that “more options are better” prevailing among council members. The council expressed interest in expanding zoning to accommodate larger businesses that could fill the space, such as medical facilities or fitness centers. However, there was hesitance about focusing too narrowly on medical uses, as the area already has substantial healthcare services.

Parking was another topic of concern, with the site currently described as “overparked.” This excess parking could benefit potential tenants, and the council discussed the possibility of shared parking arrangements with adjacent municipal lots to enhance public access. However, any such agreements would require careful negotiation with the property owner, who holds a liquor license, adding complexity to redevelopment plans.

Financial considerations, including the potential use of payment in lieu of taxes (PILOT) agreements, were explored. However, without the area designated as a redevelopment zone, such financial tools are unavailable. This led to discussions on other incentives, such as zoning changes to attract higher rent-paying uses, to engage operators in the redevelopment process.

The conversation also touched on the complexities of liquor licenses, particularly the challenges of transferring and reissuing them. Municipalities face financial losses when purchasing licenses at market rate for resale, and pocket licenses risk expiration if a municipality exceeds its allocated limit. Governor Murphy’s initiatives to expand liquor licenses for smaller businesses were noted, adding another layer of complexity to the council’s considerations.

Public engagement was a feature of the meeting, with residents expressing their views on potential developments. Abby Stern Cardell voiced concerns about the economic feasibility of a daycare center, considering existing facilities’ struggles and the expansion of pre-K programs. Instead, she suggested focusing on businesses that could enhance community engagement, such as fitness centers or entertainment venues. Ellen Wit inquired about the Immigrant Trust Act resolution, seeking its inclusion on the agenda for the next meeting.