MANALAPAN — An ordinance that deals with the proposed Manalapan Crossing project may be introduced by the Township Committee on Sept. 30.
Although officials initially indicated the ordinance could be introduced on Sept. 9, the item did not appear on the committee’s agenda that evening.
However, residents showed up to discuss the project which a developer has proposed for a 135-acre parcel at the corner of Route 33 and Millhurst Road, Manalapan. The developer, Vito Cardinale, of Cardinale Enterprises, has described Manalapan Crossing as a mixed use project with commercial and residential components.
Residential uses are not permitted on the property, although the ordinance that a majority of the committee members asked the township attorney to draw up would apparently pave the way for residential units to be developed at the location, which is also referred to as the Probasco farm.
During a discussion of the Manalapan Crossing project between residents and their elected officials at the Sept. 9 meeting, Committeeman Ryan Green said the committee had been informed by its administrator, attorney and engineer that the ordinance would not be ready for introduction that evening.
Residents who spoke at the meeting were mostly in agreement that they do not want residential units built as part of Manalapan Crossing. Their concerns centered around traffic on Millhurst Road and nearby thoroughfares that jams those streets at certain times.
Committee members said the way to alleviate the traffic would be to compel the developer of Manalapan Crossing to make improvements to the local streets as part of the approval for the project.
Deputy Mayor Mary Ann Musich said that neither the state, Monmouth County or Manalapan “have any money for road improvements. The major thing for us is traffic improvements. We are going to do the best we can.”
Resident Ray Kalainikas asked officials “to move slowly on the development of the Probasco farm.”
Resident Deborah Smarth said, “We need to preserve the character of southern Manalapan. Traffic improvements will cause problems on both sides of Route 33, on Millhurst Road and Sweetmans Lane.”
Smarth said she does not believe that taxes paid by the developer once the project has been completed — which officials said could be millions of dollars annually — will come back to Manalapan taxpayers in the form of lower taxes.
Referring to Cardinale’s proposal to build apartments over businesses, resident Harold Bader said, “This is not why we moved to Manalapan. We don’t want more empty restaurants. (A nearby restaurant) is empty five nights a week.”
Resident Rhoda Chodosh said, “Northern Manalapan is saturated. Every square inch has residential and commercial (uses) and commuter parking. Now, over the last 25 years, the south side (has seen residential development) and is in need of goods and services for the next 25 years. However, every time a plan for commercial is presented at Route 33 and Millhurst Road, all the south side NIMBYs (Not In My Back Yard) come out.
“Tennent Road and Millhurst Road are being maxed to the limit to get residents and commuters from the south side to commute north to New York. (On) weekends … Manalapan is in gridlock. Manalapan Crossing is currently zoned for regional commercial and should stay regional commercial so a proper retail plan for the future can sustain the residents of the south side of Manalapan,” Chodosh said.
Mayor Jack McNaboe said his concern is that if Manalapan Crossing is not built with a mix of commercial and residential uses as proposed by Cardinale, litigation could ensue and the outcome could be a court-ordered housing development at Route 33 and Millhurst Road without a commercial component. McNaboe noted that Manalapan’s tax base is 93 percent residential and 7 percent commercial and he said officials are trying to add to the commercial tax base.
Committeewoman Susan Cohen said she is getting feedback from residents who are in support of the Manalapan Crossing proposal. She said mixed use commercial-residential developments are being constructed in Livingston, Jackson and Monroe Township.
“Stand-alone commercial (development) does not work,” she said. “It would be against my fiduciary duty to listen to 100 or 200 people (objecting to Manalapan Crossing) when I represent 40,000 people.”
But, Cohen said, “if we are not ready to move on the ordinance on Sept. 30, it won’t go.”
Committeeman Jordan Maskowitz said, “I would not feel comfortable if I did not look at this project from start to finish.”
Green, who has previously stated his concerns about the Manalapan Crossing proposal, indicated that he believes his fellow committee members have already decided to adopt an ordinance that will permit the construction of residential units at Route 33 and Millhurst Road.
“I am so disheartened. To think that a majority of this committee is still deciding (this issue) is a complete farce,” Green said.