other facilities planned
on Gordons Corner Road
Developer’s proposal
straddles two towns
Goddard School and
other facilities planned
on Gordons Corner Road
By dave benjamin
Staff Writer
MANALAPAN — An application for a commercial development bordering Gordons Corner Road in Manalapan and Wilson Avenue in Englishtown has come before the Planning Board for approval.
"The application is in two different towns," project engineer John J. Ploskonka told members of the Manalapan Planning Board at a recent meeting.
Using an aerial photo, Ploskonka said the area of the commercial facilities he was describing surrounds an Exxon gas station at the corner of Gordons Corner Road and Wilson Avenue.
"We’re here to present a Goddard School property of 8,000 square feet, a two-story office building which is 17,000 square feet, a detention basin and a portion of an 11,000-square-foot retail center," Ploskonka said. "We have made application to Englishtown for site plan approval for the other sections."
He said about 2.45 acres of the property are in Englishtown and about 4.3 acres are in Manalapan.
Ploskonka said the tract backs up to Brice Court, a residential street. An American Legion post is just north of the parcel. There are private homes on Gordons Corner Road near the site.
It was noted that Gordons Corner Road and Wilson Avenue are county roads and that the applicant has discussed the traffic impact of the proposed development with county officials. The applicant’s representatives noted that backups are already a concern at the intersection, which is not controlled by any type of traffic signal.
"We’re trying to work with county officials to provide a plan that meets the codes and is reasonable," Ploskonka said.
Businesses that are allowed in the zone include offices, banks, antique shops, animal hospitals, garden supply stores, nursery centers, nursing homes, retail food markets, but not supermarkets.
According to Ploskonka, the property was reviewed by the state Department of Environmental Protection and there are no wetlands, drainage swales or streams on the property.
"The major storm water management system in the area is McGelliards Brook, which is south of the property," said the engineer. "The property grades from north to south."
Eventually, runoff would be discharged into McGelliards Brook, Ploskonka said, adding that the project will have public water and sewer service.
He said the Goddard School would be built first, followed by the commercial space and then the office building.
Township engineer Greg Valesi and municipal planner Richard Cramer noted in a report that the parking spaces will require a waiver. The report indicated that 10-by-20-foot spaces are required and the developer is proposing 9-by-18-foot and 10-by-18-foot spaces.
Trees will be planted between the parking area at the rear of the project and the homes on Brice Court, according to the plans.
During questioning, board member Herbert Lazar asked about setbacks and about whether variances would be required on certain items.
Planning Board Attorney James Kinneally III said that technically Lazar was correct and that variances would have to be discussed.
Board member Susan Heckler asked if the Goddard School was a day care center or a school with first grade classes. She was told that a representative from the Goddard School will discuss that at a future hearing.
Heckler also asked Ploskonka to point out the location of the development’s garbage bins and asked when they would be emptied. Garbage bins were pointed out near the day care center and at other spots. Pick-up times were not determined and Ploskonka said that could be re-evaluated, if necessary.
Valesi said variances may be necessary for items that include side yard setbacks for some of the retail facilities; frontage variances in Manalapan; and side yard parking setbacks. The township engineer expressed concern about the lack of designated loading areas in the complex.
Ploskonka said loading and unloading of items would be done using small vans.
Project architect Gregory Clark said the office building would have a colonial style using synthetic stucco and a 3-foot brick base around the building. There would be a flat roof in the rear of the building and a canopy in front.
Board Chairman Stephen Pine said an admirable job was done to create the feeling of a colonial shopping center, but he didn’t think the office building quite achieved that due to the flat roof. He suggested a pitched roof.
Traffic engineer Kenneth E. Fears, representing the applicant, said the driveways are within capacity other than the "queuing (waiting line of vehicles) that exists on Gordons Corner Road."
Fears said access to the site would be dependent upon what he called "courtesy gaps (a space made by stopped vehicles before an exit driveway from the site)." He noted that a traffic signal may need to be installed at the intersection of Wilson Avenue and Gordons Corner Road. He said that aspect of the plan is being discussed with Monmouth County officials.
Occasional deliveries by tractor-trailers would have to be made after business hours, Fears said, because the vehicles could not make certain turns within the site during the day when parked cars were there.
During the public portion of the meeting, Richard Gitto of Gordons Corner Road asked about tractor-trailers arriving at the site during the night. He was told that is a permitted activity.
Another resident asked if McGelliards Brook would be able to handle the water runoff from the development site. Valesi said the storm water management calculations appear to be able to handle the flow.
Michael Kelly of Brice Court asked about the buffering to the rear of the parcel and Ploskonka responded by indicating where trees would be located, what kinds of trees would be there and noting that the buffer could be increased.
Glen Coughlin of Brice Court asked the board members to "protect the people of Manalapan and Englishtown from this development." He asked if something could be done to prevent people cutting through his street to go to the center. Coughlin also asked for continuous sidewalks to be installed on Gordons Corner Road.
Testimony is expected to continue at a future meeting of the Manalapan Planning Board. The Englishtown Planning Board will also hear the application at some point in the near future.