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Rezoning for former Rite Aid site sparks village‑character debate; developer offered design compromises and will revise proffers
Summary
A landowner petition to remove proffers on the former Rite Aid parcel drew strong neighborhood opposition concerned about additional gas stations and loss of village‑scale design. The applicant said his intent is to redevelop as a consolidated, modern 7‑Eleven and agreed to return with written architectural proffers; the board deferred action to allow revisions.
The Gloucester County Board of Supervisors on July 7 held a lengthy public hearing on a rezoning request to remove three proffers attached to the 2.8‑acre former Rite Aid parcel at Hook Road and Route 17 (application Z‑2601). The property owner is seeking to strip the site of architectural and site‑layout proffers that were placed on the property under an earlier rezoning so that a by‑right B‑1 use could proceed.
Staff background and applicant intent: Planning Director Ann Duce Ortiz reviewed the proffers’ history—site layout, building appearance (architectural veneers shown in old proffers), and an archeological study completed at the time—then noted the applicant submitted a pre‑application site plan indicating intent to build a modern 7‑Eleven. Developer representative Matt Zonker (Verdot Real Estate) said the proposed project intends to retain roughly the existing footprint, remove underground fuel tanks and install screening and updated lighting controls; he also said the company wants to consolidate two older 7‑Eleven locations into a single modern store.
Public concerns and board questions: Dozens of residents and emailed commenters urged the board to deny the request or require new proffers that preserve the village core character. Speakers cited the corridor’s already heavy concentration of gas stations, traffic and pedestrian safety, loss of architectural consistency in the Gloucester Point/Hayes village area, and the community’s reliance on the voluntary contractual protections the original proffers provided. “There are already six gas stations in about 2.5 miles,” one emailed commenter said; Kenzie McCann, who spoke in person, said the county would benefit more from community‑serving uses such as a pharmacy or youth recreational space than another convenience store.
Applicant response and board direction: Zonker said the applicant is willing to produce additional elevation options more consistent with the colonial/village aesthetic and to put any agreed architecture or mitigation measures in writing. Several supervisors said they wanted written proffers and renderings before any final action. After discussion the board agreed not to vote on removal that night and instead to have the applicant return with amended proffers and explicit design commitments.
Why it matters: Removing proffers changes the contractual expectations that guided development of the village corridor and can enable uses that were previously limited by the original conditions. Neighbors argued the removal would forfeit long‑standing protections; the applicant said not removing the proffers prevents the intended redevelopment.
Next steps: The applicant agreed to revise materials and return to the planning commission and board with renderings and written proffers if he wants to tie design commitments to the rezoning. The board took no final vote on the removal at the July 7 meeting and allowed time for the applicant to provide more information.
Ending: The board recessed and will treat a revised application or amended proffers as a future agenda item; residents and staff will have the chance to review any formal proffer language returned by the applicant.
