border of two towns
includes Goddard School
Planned development
calls for five buildings
Application straddling
border of two towns
includes Goddard School
By dave benjamin
Staff Writer
MANALAPAN — Design changes for a commercial complex on the Englishtown- Manalapan border have been heard by the Planning Board.
During the third hearing before the board regarding the proposed Goddard School complex at the corner of Gordons Corner Road and Wilson Avenue, attorney Richard J. Driver, representing applicant John Ploskonka, reviewed the changes with his client.
"Last time we were here, there was some concern by the planner and the engineer about circulation and movement and what could be done to improve the situation," Ploskonka said.
Ploskonka said changes were made to Gordons Corner Road so that traffic circulation would be improved in the vicinity of the proposed office building bank and drug store. The plans called for a revised detention basin location for improved traffic circulation and parking at the site will be more distributed.
Based on meetings with the Monmouth County Planning Board, Ploskonka said Wilson Avenue and Gordons Corner Road were examined for improvement.
The proposed plan calls for a right turn lane on Gordons Corner Road which will extend back past the center’s driveway. Additionally, a left turn lane will be created on Wilson Avenue for southbound traffic turning into the commercial center.
Ploskonka also noted that there were 249 parking spaces available at the center, with 220 spaces needed as a safety factor.
"You can take out 24 spaces," he said. "If you need them later on, you can put them back in and you’re down to around 225 spaces. We’re asking the board to let us have about 220-ish"
Board member Ronald Wishart said he would like to see the parking spaces "built the right size, 10 feet by 20 feet, instead of 9 by 18 [feet]."
Responding to Wishart, Ploskonka said most of the 9-by-18 spots were against curbing and therefore there was an overlap. Effectively, they will be 10 by 20, Ploskonka said.
The owner also noted that a Quick Check store had been proposed in Englishtown which would be near the intersection on Wilson Avenue.
The need for a traffic signal at the intersection of Gordons Corner Road and Wilson Avenue was discussed. It was noted by Driver that both roads are county roads and that the state Department of Transportation would have to approve a traffic signal at the location.
The proposed development site includes five buildings — a Goddard School [8,045 square feet]; an office building [12,400 square feet]; a bank [2,475 square feet]; a drug store [11,348 square feet]; and a retail center [17,868 square feet].
According to the applicant, the school, office building and bank will be in Manalapan and the retail center and drug store will be in Englishtown.The hearing will be continued June 12.
In other board business, attorney Frank Accisano of Freehold appeared before the board and apologized on behalf of the Battleground Country Club, Millhurst Road, for changes that were made during a construction project at the site. Certain changes were not brought before the board for approval.
Additionally, trailers have been used to store equipment due to construction and the loss of the pro shop. Several changes have also occurred including a change from septic to sewer service and the addition of a new water system.
Accisano asked the board to approve the changes that were made and to approve the temporary use of the trailers until Sept. 30.
The question of parking availability was brought up since golf carts and storage trailers would be occupying some of the spaces in the parking facility.
Greg Valesi, the board’s engineer, said the parking would be adequate. However, he noted that certain modifications to walls and foundations, which were made and are planned to be made, would have to be approved by the board.
During testimony it was noted that propane tanks were removed and replaced with natural gas; the septic system was removed and public sewers were put in; wells were removed and public water was installed; and an old electrical transformer was replaced with a new one and there will be underground service coming in from Millhurst Road.
Board member Howard Benkov wanted to know if a issue related to arsenic soil contamination had been resolved. He was told the soil was moved during the initial construction.
Accisano said there was an in-house environmental consultant observing the work and that state Department of Environmental Protection standards are being followed.
Valesi said the applicant has to request a letter of no further action from the DEP.
Accisano agreed that his client would remove the trailers no later than Sept. 30 and that additional changes recommended by Valesi’s firm, CME Associates of Howell, would be completed. The attorney further agreed that his client would obtain a no further action letter from the DEP.
Board members voted 6-0 to accept the recommendations.
Howard Benkov, Michele Roth, Herbert Lazar, Donald Holland, Richard Hogan and Richard Cohen voted in favor. Board member Stephen Pine recused himself, and board member Ronald Wishart abstained. Mayor Drew Shapiro and Township Committeewoman Beth Ward, both of whom sit on the board, were absent.