Strategic zoning guides development

BY TARA PETERSEN
Staff Writer

BY TARA PETERSEN
Staff Writer

The quickest way to attract the "right" type of development is to zone it so.

Though the definition of the "right" kind of development for Route 33 may differ for Monroe, Millstone and Manalapan, each town has a plan— and the plan is implemented through strategic zoning.

The corridor seems to be filling with residential development with Monroe Manor and Renaissance at Monroe, and with Manalapan’s developments, Knob Hill, The Meadows, The Four Seasons at Manalapan and The Grande at Battleground.

However, according to the zoning of the remaining parcels, that should be the end of the major residential subdivisions along those sections.

There are already small shopping centers popping up, and there are Planning Board applications for more.

There are also approvals for a new ice hockey rink in Monroe.

Monroe officials announced earlier this year that a spot between Perrineville and Applegarth roads is a likely site for a proposed minor league ballpark.

However, what could be built on the rest of the land?

The remaining parcels are almost entirely zoned for commercial warehouses, office and retail space.

In Monroe, all the remaining larger tracts along Route 33 are zoned for highway development (HD) except for certain sections that are considered to be in the flood hazard conservation (FHC) district. The township has the largest tracts of undeveloped land of the three municipalities.

The HD zone is defined to include business and professional offices, corporate centers, fully enclosed entertainment establishments, automobile dealerships, and wholesale distributor storage space. Banks, restaurants, hotels and medical centers are also allowed in this zone.

According to tax records, a Lawrenceville-based corporation, New Brookland LLC, owns nearly 200 acres along Route 33 in Monroe. Representatives of that company could not be reached for comment.

Records also show that around 350 acres of land in the area is owned by Federal Business Centers, the main developer of the 2,350-acre Raritan Center business park in Edison.

Company representative Tony Rispoli said last week that Federal Business Centers plans to develop the property along Route 33.

"We’re actively in the planning stages of it now," Rispoli said.

Rispoli said that the company builds "flex" and warehouse buildings, but not high-rise office buildings. Flex-buildings, he said, could have a variety of types and sizes of space under one roof.

Such a business park could accommodate companies that require 3,000- to 10,000-square-foot office space in a flex building, or larger warehouse space with high ceilings.

All buildings are one story, he said.

However, Rispoli said the flood zones and wetlands would limit where they could build.

"A lot of it can’t be developed because it falls into the category of wetlands," Rispoli said.

According to Monroe Planning Board member Joe Montanti, a developer can build on wetlands with the appropriate wetlands delineation and approval. However, the flood hazard zone is off-limits.

Millstone’s share of Route 33 is between Prodelin Way and Iron Ore Road. The majority of the land is zoned planned commercial development (PCD), with the balance as highway commercial (HC).

Though they both allow commercial uses, the PCD zone was created in 2003 to allow better planning for parcels 20 acres or more.

The PCD is defined to promote "unified, well-planned and designed commercial development" that would allow for "free flow of traffic along Route 33 and discourage the fragmentation of the highway frontage."

In simpler terms, Millstone officials have determined that they do not want Route 33 in their community to look like Route 9 in Monmouth County, or Route 18 in Middlesex County, with hundreds of curb cuts and small stores.

Millstone has unique requirements because it does not allow sewers anywhere in the township.

According to Millstone Township Engineer Matt Shaffai, the PCD would permit the use of large tracts, but generally not by one entity. It would permit the construction of several buildings on a parcel, each with its own septic system.

The larger parcels left in Manalapan are zoned special economic development (SED-20), which is reserved for parcels at least 20 acres in size.

The SED-20 allows for planned office and industrial parks. It could include self-storage facilities, office space, and "flex" space. The "W" in the SED-20/W zone designates warehouse space.

The former site of the Probasco farm on the northwest corner of Route 33 and Millhurst Road is zoned village commercial (VC).

VC zoning allows for office and retail space that could include restaurants, professional offices, personal services, banks, pharmacies, child-care centers and the like, according to the definition.

A concept plan for a retail-entertainment center has been presented to township officials, but no formal board application has been made.

Even with zoning maps, tax records, and the best of intentions, no one can predict exactly what will go along Route 33.

After all, land can be bought and sold, zoning can change, and exceptions to rules can be made.