Fireworks light up the sky during opening night at the Middlesex County Fair in East Brunswick on Aug. 6. Festivities continue at the Cranbury Road fairgrounds though Aug. 12. SCOTT FRIEDMAN The Monroe Township Zoning Board of Adjustment has approved a commercial and residential development for 26 acres along the westbound side of Route 33 at Applegarth Road.
The board voted unanimously to grant preliminary site plan approval to the Verde Group LLC, which is based in Cranbury, on July 31.
Referred to as the Gateway, the development will include 12 acres for commercial space and 12 acres for residences. The residential component will be situated on the northern portion of the site, near Bentley Road. This will comprise 127 townhouses and, separately, 26 condos, 10 of which will be designated as affordable housing in accordance with the state Council on Affordable Housing (COAH) guidelines. After the meeting, Todd Ochsner of the Verde Group said the firm has also set aside an area for additional condominium units in the event that they are required by COAH. Ochsner said he is looking forward to beginning construction as soon as possible.
“We are excited to bring to Monroe Township the first transit-oriented development that will achieve a balanced approach to development along the Route 33 corridor,” he said. “We will work with the Township Council to meet our COAH requirements as well as incorporate an overall vision for the dedicated open space.”
The commercial component will include a bank, a McDonald’s, a day care center, a Quick Chek convenience store with a gas station and a mixed-commercial building, which is expected to house retail and professional office space. The latter space was reduced from its original size of 41,000 square feet to 33,500 square feet to accommodate additional parking, according to Mark Lescavage, site engineer for the project.
Some matters including buffering around the apartment building and a potential loading area for the mixed-commercial building were deferred for final site plan consideration.
The Verde Group will donate a 12.3-acre site near the Millstone River, to the north of the Gateway Project. Seven of those acres could be developed by the township as it sees fit, but Ochsner opined that the land could be used as a nature preserve or a park. The remaining 5 acres will be preserved as open space.
The applicant was previously granted use variance for the residential component and a drive-through for the fast-food restaurant. The applicant also sought waivers from certain street improvements to Bentley Road based on concerns of residents that the changes would encourage outside traffic on the road.
Board engineer Mark Rasimowicz had no objection, citing residents’ concerns.
John H. Rea, traffic expert for the applicant, testified regarding traffic flow on the site and the potential inclusion of deceleration and acceleration lanes on Route 33 leading to the site. Such lanes are subject to state Department of Transportation approval, Rea said.
A traffic signal will be situated at the development’s northbound access point on Applegarth Road to accommodate the nearby townhouses. Rea said the traffic light will require approval from Middlesex County. “It is our intention to provide a traffic signal at that location, not only to serve the townhouses, but to serve traffic generated from the mixed-use development,” he said.
Based on traffic studies, he said, the proposed parking is adequate.
In response to concerns from board members, Rea testified that Quick Chek will sell low-flow diesel, which is not used by tractor trailer vehicles.
Residents expressed concern about the project, particularly regarding traffic and pedestrian safety.
A number of residents said that rushhour traffic, specifically cars traveling from the New Jersey Turnpike on Applegarth Road to access Route 33, would only be further exacerbated by the development. Rea expressed confidence that the inclusion of the signal on Applegarth near the townhouses, as well as dedicated turn lanes in the development, will be sufficient to address traffic and safety concerns.
Esther Gregory, noting that the nearby Oak Tree and Applegarth elementary schools are already at capacity, said she was worried about the impact on township schools.
“I believe there are no age restrictions for the town homes or the apartment building that’s there,” Gregory said. “How are we handling that? I’m concerned about the kids coming into our school system.”
Another major issue for residents was the condition of the jughandle located at the intersection of Route 33 and Applegarth Road.
“There are already issues at that intersection,” said resident Leonard Gross.
A separate applicant that is seeking amended approvals for a shopping center on Route 33 opposite of the Gateway project has assumed responsibility for jughandle improvements, Rea said.
Resident Lillian Augustine agreed with Gross and expressed the hope that the jughandle improvements would be made before any construction begins.