A developer’s recent proposal to build a residential and commercial development at the intersection of Route 33 and Millhurst Road in Manalapan may not be dead.
Acting on a motion put forth by Committeeman Jordan Maskowitz, the Manalapan Township Committee voted 4-1 on Aug. 12 to have the municipal attorney craft an ordinance creating an overlay zone for the 135-acre tract that is currently zoned Village Center.
Voting yes on the motion were Mayor Jack McNaboe, Deputy Mayor Mary Ann Musich, Committeewoman Susan Cohen and Maskowitz.
Committeeman Ryan Green voted no and later provided a statement in which he said, “During a public meeting on June 29, Mayor McNaboe told residents the Manalapan Crossing project at Millhurst Road and Route 33 is ‘dead.’ To lull residents into thinking the mega mall project is over and then flip flop six weeks later is disgraceful. This is why people do not trust politicians. This project is wrong for Manalapan and will only hurt our quality of life.”
Earlier this year during a public meeting that was held to give residents a chance to discuss the future development of Route 33, Vito Cardinale of Cardinale Enterprises presented a plan to build Manalapan Crossing at Route 33 and Millhurst Road.
He described the project as a mix of residences — up to 900 apartments — and commercial uses such as restaurants and retail stores, in addition to other uses on the property.
Some residents objected to Manalapan Crossing and called the use too intense for the property. Under Manalapan’s current zoning, residential uses are not permitted on the property.
At the Aug. 12 meeting, Maskowitz said, “There were obvious advantages (the project) would bring, including very substantial and costly improvements to Millhurst Road and the Millhurst Road-Route 33 intersection, which would be paid for by the developer; the addition of retail uses to the Route 33 area, providing an alternative to Route 9 as a shopping destination, as well as the provision of additional commuter parking; tax ratables and other benefits.”
However, Maskowitz said, “We … told the developer the proposal was too intense for the property. The developer has responded by indicating that a less intense mixed use development would be economically feasible for the Village Center zone.”
Maskowitz said the proposed mixed use overlay zone would contain several conditions, among them:
Fewer than 600 residences
No structure taller than four stories
Residential units limited to one and two bedrooms, with the majority being onebedroom units
The provision of adequate parking and a requirement that commuter parking be provided on site
The provision of appropriate recreational facilities; open space community facilities.
When the vote on Maskowitz’s motion was taken, McNaboe said, “I don’t see a problem with drafting an ordinance.”
Cohen asked for and received confirmation that an overlay zone ordinance would be reviewed by the Planning Board.
Two residents commented on the issue.
Ray Kalainikas said he would like to see 6-acre farmettes established on the 135-parcel which is sometimes referred to as the Probasco farm.
Deborah Smarth said, “We don’t want to see Manalapan paved over. I don’t care if it is a downgraded proposal from Mr. Cardinale. I am hoping Manalapan’s citizens will see it is a sham to have two public hearings (about the development of Route 33) and then a month later there is a motion for a scaled down version of Manalapan Crossing.”
Cohen said the members of the governing body represent 40,000 residents. In terms of development proposals, she said, “residents have ample opportunity to come before the Planning Board (and comment) on development applications.”
“If we do not build (a project), Freehold Township or Monroe Township will and Manalapan will lose out on the tax revenue,” McNaboe said.
“Ratables are not going to decrease our taxes. If that was true, Freehold Township would have the lowest taxes in the state. This is a grave quality of life issue. I am very skeptical about the tax revenues,” Green said.
The committee will hold its next meeting on Sept. 9 at 8 p.m. in the municipal building, Route 522.