MANALAPAN — Municipal officials said they are still awaiting reports from their professionals before introducing an ordinance that could make residential units a permitted use on a parcel of land at Route 33 and Millhurst Road, Manalapan.
No action having anything to do with the proposed Manalapan Crossing development was taken at the Sept. 30 meeting of the Township Committee.
Committee members said the ordinance could be introduced on Oct. 14. The ordinance would be subject to a review by the Planning Board and a public hearing before the governing body.
Although no action was taken on Sept. 30, residents continued to take aim at the Manalapan Crossing development during the public comment portion of the committee meeting.
At a public meeting earlier this year, Vito Cardinale of Cardinale Enterprises described a project he wants to build on a 135- acre parcel at Route 33 and Millhurst Road. He has proposed a combination commercial and residential development.
Residential uses are not permitted on the property, which is sometimes referred to as the Probasco farm. Some members of the governing body have indicated that the ordinance they are considering introducing could make residential units — specifically apartments — a permitted use at that location.
Manalapan Crossing has not been presented to the Planning Board.
Jim Gray, a former mayor of Manalapan who lives near the Manalapan Crossing property, was one of the residents who addressed the committee.
“By falling under the spell of the developer and fully supporting their request to construct a city within the township, all of you have effectively contributed to the demise of the township as we know it,” Gray said. “That is not something you should be proud of. What a legacy to leave to those who succeed you.
“What the developer of Manalapan Crossing has promised through slick marketing and promotional material is a shell game which will leave everyone in town with a myriad of economic and environmental problems long after he rides out of town with a maximum profit all of you have enabled him to gain,” he said.
Resident Brad Berger said he is concerned about several aspects of the proposed project, including traffic on Millhurst Road which he said “is going to be a disaster.” He also cited concerns about a medical research facility Cardinale mentioned as one aspect of the development.
“It is incumbent on Mr. Cardinale to explain all this to the community,” he said.
Resident Deborah Smarth said research she conducted led her to studies which indicate that development leads to property tax increases — not property tax decreases — and that residential development demands more services than benefits it provides. The studies show that taxpayers bear the cost of development, she said.
Preserving open space, she said, limits increases in municipal budgets.
“We are dreaming. It’s a big pipe dream” if people believe that bringing in Manalapan Crossing will lower property taxes.
In response to Smarth, Mayor Jack Mc- Naboe estimated it might cost $25 million to buy the 135-acre parcel from its current owner in order to stave off development. He said the township has about $1 million in its open space fund.
“Perhaps someone else will make that their legacy” by buying the property, Mc- Naboe told Smarth.
Resident Ray Kalainikas said if local laws permitted people to rent rooms in their homes, that would negate the need for the apartments Cardinale has proposed for Manalapan Crossing.
“Doing so would help reduce a homeowner’s property taxes (by providing income) and provide affordable rents, not the $2,000 to $2,400 a month that has been mentioned for Manalapan Crossing,” Kalainikas said. “But Republicans and Democrats don’t like that idea (of allowing homeowners to rent out rooms) because then they would not receive contributions from developers.”
Committee members said they are taking their time before introducing an ordinance. They said they are awaiting reports and analysis regarding Manalapan Crossing from the township engineer, attorney and tax assessor.
The Probasco farm has been approved for the construction of 500,000 square feet of retail and commercial space. Committee members have said developers are not interested in constructing a project that does not include residential units.