Farmer wants to subdivide tract into 16 building lots

Staff Writer

By dave benjamin

Farmer wants to subdivide
tract into 16 building lots

MANALAPAN — The Planning Board has been presented with an application that calls for the 64-acre Rifkin farm on Smithburg Road to be subdivided and 16 single-family homes to be constructed.

An initial hearing on the plan was held on July 26.

Attorney Gerald Sonnenblick of Freehold Township, representing property owner Hal Rifkin, prefaced the application by noting that the application could be in a "different world from a zoning point of view" if the application is not completed before a proposed municipal rezoning plan becomes effective.

The attorney did not elaborate on his statement.

Manalapan officials are currently discussing a plan which proposes rezoning certain areas of the community, including some farm areas.

In testimony before the board, Rifkin said his family has owned and farmed the land since 1944. He was born on the farm in 1947. Rifkin said he and his brother, Paul, live in homes on the property and would continue to do so if the land is developed. The property also contains the Rifkin farm market.

The proposed development, to be built by the PRC Development Group, West Long Branch, consists of a cul-de-sac. The Rifkin property would be subdivided into 18 lots — 16 lots for homes and two lots for detention basins.

Project engineer Charles A. Boyles introduced several exhibits, including a site development plan; an aerial photograph of the property; a wood barn exhibit; an exhibit noting a cemetery located on the property; and various photographs.

The triangular property totaling 64 acres is on the east side of Smithburg Road. The property is bordered on the south by Manalapan Brook. There is a wetlands area on the property near the Manalapan Brook.

Questions regarding the cemetery were posed by Sonnenblick.

"We show it (the cemetery) as a separate lot," the attorney said. "Does the board want us to place it on a specific lot?"

Board members wanted to know who would be responsible for maintenance of the cemetery.

Sonnenblick said that since the Rifkins have owned the property they have maintained the cemetery, which has tombstones dating between 1700 and 1790. The attorney proposed to landscape the cemetery area.

Board Chairman Howard Benkov asked if there had been any inquiries made to the county historical society, or the state, regarding the cemetery.

Sonnenblick said the state has no interest and offered to contact Richard Walling, a historian with the Friends of Monmouth Battlefield, and county historical representatives before the application was concluded.

Mayor Mary Cozzolino, who sits on the board, said the care of the cemetery has to be someone’s responsibility.

"It has to belong to one of the homeowners," the mayor said.

Sonnenblick suggested that the owner of a specific lot should maintain and be responsible for the cemetery.

A letter from Lydia Wikoff, township historian, suggested that a 3-foot tall white picket fence should be placed around the cemetery.

Commenting on the application, board member Susan Heckler said she would like to see sidewalks installed on Smithburg Road (Route 527) which would connect to existing sidewalks. She also questioned whether the open space associated with the two detention basins would be dedicated to the township.

Sonnenblick said the open space would be on private property.

Cozzolino noted the need for an environmental report.

Before the close of the hearing it was determined that a shade tree report and an environmental report would be required for the next public hearing, scheduled for Sept. 13.