HOWELL — A movie theater that was slated for construction at Route 9 and West Farms Road will instead be built several miles south at the Greenleaf at Howell Plaza.
The Greenleaf at Howell Plaza is on Route 9 north, about 650 feet south of Lanes Mill Road.
On April 27, the Howell Zoning Board of Adjustment voted to approve the amended preliminary and final major site plan for an Xscape theater to be built at the new location. Several technical variances were granted by the board.
Board Chairman Wendell Nanson and board members Daniel Cardellichio, John Armata, Nino Borrelli, Thomas Posch and James Pastorick voted in favor of the application.
Greenleaf at Howell Plaza is currently occupied by BJ’s Wholesale Club.
Attorney Gerald Sonnenblick, representing AAM Mill, told the board the plaza will include retail stores and two restaurants. Potential tenants, including an Italian restaurant, are expressing interest in joining the roster of tenants.
“Originally there was an approval for an Xscape theater on West Farms Road, and at the same time Regal Cinemas made an agreement with [Greenleaf at Howell Plaza] for a movie theater.
“Having only 4 miles between two theaters would not benefit either of them, so it was determined that Regal Cinemas would not come forward for the BJ’s center and instead Xscape would move here,” Sonnenblick said at a previous meeting.
Jack Mandelbaum, a representative of AAM Mill, said the Greenleaf at Howell Plaza will be a location for multiple uses.
“We are not trying to create restaurant row here. We are also in negotiations with several other major retail stores that are known nationally; however, it would not be fair for me to say just yet what those stores are,” Mandelbaum said.
The developer will provide 552 parking spaces for the multiplex, where 543 parking spaces are required.
With the board’s approval of the new location for Xscape, a cinema will not be built at Route 9 and West Farms Road at this time, according to Sonnenblick.
However, the board’s action does not eliminate the possibility of another movie theater coming to that location at some point in the future, said Scott Bagwell, a representative of Xscape Theaters.
“We cannot say for sure if the theater on West Farms Road is permanently deleted; however, it would not make economic sense to have both theaters so close to each other. This theater [at the Greenleaf at Howell Plaza] is closer for people who are in-between Freehold Township and Brick Township,” Bagwell said.
Bagwell said the Xscape theater will have 14 regular screens and two additional screens similar to an IMAX facility.
During public comment, resident Joseph Scalzo discussed the planned buffer zone that will be created between his property and the theater.
“We were told on my street that there will be three rows of evergreen trees planted, and I would like to make sure this happens and that the buffer zone concurs with what was promised to us from the developer,” Scalzo said.
Resident Mark Parisi said there are two utility poles on the developer’s property that are intruding into the buffer zone.
“The poles seems to be functionally obsolete and, if they are, I would like to see them moved,” Parisi said.
Mandelbaum responded to the residents and said the buffer zone will be maintained and inspected regularly. He said the issue of the utility poles will be investigated.
“This is a great step in moving forward to bringing great things to our town, and I expect the developer to remain good neighbors to the residents near the buffer zone,” Borrelli said.
“This is a very positive project for the town, and I am thankful this was not a big conflict because some cases that come before this board are. It is great to see people who want to work together,” Nanson said.