MANALAPAN – As they did in the spring of 2016 when an application for a 4,600-square-foot medical office building was initially presented to the Manalapan Zoning Board of Adjustment, residents of Wickatunk Road came out to a July 20 meeting to object to the plan.
Next Generation TS LLC is seeking a use variance to construct a medical office building in a residential zone on property where Wickatunk and Tennent roads intersect. The applicant is represented by attorney Sal Alfieri.
Residents told the board in 2016 and again in July that traffic on Wickatunk Road is a negative daily issue now. They are concerned that having three medical practitioners operating in a building will make the situation worse.
The applicant’s representatives have acknowledged that Wickatunk Road is a problem and that at certain times of the day the intersection at Wickatunk and Tennent roads operates at what is considered to be a failing level of service.
A driver’s wait to travel through the intersection can reach 400 seconds (6 minutes, 40 seconds) at certain times of the day, according to Scott Kennel, who testified on behalf of the applicant regarding traffic.
The presence of the medical office building could result in a wait time of 500 seconds (8 minutes, 20 seconds) at certain times of the day, he said, adding that during the peak hour in the afternoon, approximately 1,700 cars pass through the intersection.
When the applicant was before the board in 2016, the only entrance and exit to the proposed medical office building was on Wickatunk Road, approximately 220 feet from where Wickatunk Road meets Tennent Road. The driveway was proposed as a right in, left in and right out access.
Board members asked the applicant to try and create an access on Tennent Road.
On July 20, engineer John Ploskonka, who testified on behalf of the applicant, reported that the applicant has secured approval from the state Department of Transportation to create an access on Tennent Road, approximately 240 feet from where Tennent and Wickatunk roads meet.
Under the revised plan, the Wickatunk Road access would be right in and right out only. The Tennent Road access would be right in, left in and right out. No left turns out to Tennent Road would be permitted, according to the testimony.
Resident Gary Spencer of Wickatunk Road spoke during the public comment portion of the meeting. He suggested that people traveling north on Route 9 to reach the proposed building would exit for Wickatunk Road, turn right on Wickatunk Road, realize they cannot turn left to reach the building, continue on Wickatunk Road and enter a private driveway to make a U-turn to come back to the medical building.
Joseph Cottone of Wickatunk Road said, “All the residents on Wickatunk Road are furious” about this proposal. “Nobody wants to see a 30-foot-tall building. If we wanted to see buildings we would move to South Amboy. We live in Manalapan because we want to see trees and homes.”
Michele Coppolino of Colleen Court said, “For the safety of our neighborhood and children, we cannot afford a 1 percent increase in traffic at this failing location. I think this is wrong for so many reasons.”
Debbie Spencer of Wickatunk Road said, “This is not Route 9, this is our neighborhood and this building does not belong where the applicant wants to put it. This building is too big for this location. … If you want to put something there, make the only access from Tennent Road and not on Wickatunk Road. It is in the best interests of the town not to approve this.”
In summing up his case, Alfieri said, “The size of this building, 4,600 square feet, is the same size as most new homes. Last year, the board asked us to consider a second access (on Tennent Road) and we did that. From a planning perspective, this property is suited for commercial use. The traffic problems exist without this building. There will be de minimis (minimal) traffic impact from the new building.”
In order for the Next Generation application to be granted a use variance, five affirmative votes are needed from the zoning board. A straw poll of board members indicated there were not five affirmative votes on July 20.
Board member Joanna Siminerio said, “I’m stuck on a failing intersection. I think one additional car an hour (through the intersection) makes it worse and I have a problem with a commercial use on a residential site.”
Board members Eve Strauss, Mary Anne Byan, Terry Rosenthal and Mollie Kamen joined Siminerio in indicating they would vote no if a motion to grant the use variance was made that evening.
Board Chairman Stephen Leviton indicated he would vote in favor of granting the use variance.
During a subsequent discussion, several board members said they might consider switching their “no” vote to a “yes” vote if the applicant made certain changes to the application.
Alifieri said the applicant will look to modify or to eliminate the access from Wickatunk Road; seek approval from the postmaster to change the address so motorists are not directed to Wickatunk Road by their GPS; and revise the design of the medical office building in a way that could change the view from Wickatunk Road.
Oct. 19 was set as the date when the Next Generation application may return before the zoning board for additional consideration.
