MANALAPAN — The possibility of development occurring at the corner of Route 33 and Millhurst Road in Manalapan has taken a step forward.
On Oct. 14, the Manalapan Township Committee voted 4-1 to introduce an ordinance that would, if adopted, add residential development to already approved commercial development at that location on the south side of Manalapan.
Mayor Jack McNaboe, Deputy Mayor Mary Ann Musich, Committeewoman Susan Cohen and Committeeman Jordan Maskowitz voted to introduce the ordinance.
Committeeman Ryan Green voted no on the motion to introduce the ordinance.
The ordinance is expected to be reviewed by the Planning Board. It will be the subject of a public hearing in front of the Township Committee at 8 p.m. Nov. 10.
The legislation creates what is called an overlay zone in the Village Commercial (VC) zone district. The VC zone was created a decade ago and 500,000 square feet of commercial and retail space was approved for the site, but never constructed.
Township Committee members said developers have recently indicated to them that commercial development by itself will not occur at the property unless a residential component such as apartments over the commercial uses are permitted.
Developer Vito Cardinale of Cardinale Enterprises has proposed building the mixed use Manalapan Crossing development at the site. He has described the project as one that would include businesses, restaurants, apartments, a hotel and conference center, a building with age-restricted units and a multiple sclerosis research facility.
Cardinale has said he would pay for improvements at the congested intersection of Route 33 and Millhurst Road. Municipal officials have placed the cost of those improvements at $10 million and said they will not be completed by Monmouth County or the state if the developer abandons the project.
There is no application for Manalapan Crossing before the Planning Board. If an application for the project is submitted, it will be subject to review by the board and its professionals, and a public hearing.
Municipal officials said a portion of the residential units at Manalapan Crossing will be affordable housing that will help Manalapan meet its state mandated obligation to provide opportunities for the development of affordable housing. They placed that number at about 120 affordable housing units that would be available at below market rates.
Township Attorney Roger McLaughlin said Cardinale has proposed that some of the affordable housing units be reserved for veterans of the armed forces.
Township Administrator Tara Lovrich said the most recent indications are that Manalapan’s affordable housing obligation may be set at between 250 and 1,000 units.
“There is no doubt we are going to have to build houses,” Lovrich said.
The affordable housing issue is now in New Jersey’s courts following a decision in which the state Supreme Court said the state Council on Affordable Housing had not fulfilled its obligation to update rules and regulations pertaining to the development of affordable housing.
One resident who spoke during the meeting expressed concern that veterans who move into Manalapan Crossing who may be dealing with issues such as posttraumatic stress disorder could pose a safety risk to children.
Butch Budai, who chairs Manalapan’s Zoning Board of Adjustment, took issue with that comment and said, “I am insulted that people do not want a veteran living behind them. I will stand in front of or behind a veteran.”
Green noted that the proposed ordinance does not specifically mention housing for veterans, but does make note of special needs housing. That term is not defined and remains open to what the developer might propose, he said.
Many residents objected to Cardinale’s description of several stories of apartments over businesses. They said Manalapan is not home to any apartment buildings and permitting them would be a significant change to the development that has occurred over the last 50 years (i.e., single-family homes, townhouse developments and adult communities with one-story residences).
Brad Berger said, “People have only learned about this proposal in the last five or six months. They were not really paying attention. Most of the community is just absorbing the fact that four-story apartment buildings could be built here.”
Berger asked for a community forum to be scheduled to give residents another opportunity to discuss Manalapan Crossing.
George Spodak, a former mayor, said, “The developer is looking to increase density. This will do nothing to alleviate our tax burden, the savings will be pennies.”
Sue Goulden said, “We don’t want people congesting our area” any more than it is now. “The quality of life needs to be maintained.”
Goulden later said she would patronize a supermarket if one was constructed at Route 33 and Millhurst Road.
Officials said Cardinale’s plan includes a supermarket.
Rhoda Chodosh said, “We need a vision for Manalapan, not something that will pit people against each other. It is not fair to one section of town (the Route 9 business corridor) to bear the burden (of all the shopping destinations). We need a plan for the next 25 years. Building something new will help keep our taxes stable, not necessarily reduce taxes. The Township Committee members have to have a vision for the entire town.”
One resident suggested that Manalapan Crossing would be a beneficial project that all residents of the community would be able to use.
Following the residents’ comments, committee members addressed the issue.
Maskowitz said, “We have to look at this for 40,000 residents. People have told us (the traffic situation on) Millhurst Road is a wreck. Now they are saying leave Millhurst Road alone. People have told us their property taxes are too high. Now they are saying the taxes are fine. We are trying to help the residents by keeping taxes stable.”
In response to comments which suggested that residents who speak before the committee should present solutions to the issues Manalapan is facing, Green told the residents that “your solution is don’t build Manalapan Crossing. There should not be a quid pro quo” of having to offer a solution in order to speak at a meeting.
Musich said, “We are doing the best we can to get the number of (proposed) residential units down.”
Cohen told residents of the Four Seasons adult community, many of whom object to Cardinale’s plan and were attending the Oct. 14 committee meeting, that their development was built in a commercial zone on Route 33 as the result of a housing lawsuit Manalapan lost.
Four Seasons borders the property at Route 33 and Millhurst Road.
Noting the affordable housing issues that Manalapan is facing, Cohen said, “I am afraid of thousands of units (of affordable housing) being built (at Route 33 and Millhurst Road). You have to learn from history.”