MANALAPAN – A representative of K. Hovnanian, which is proposing to build the Four Seasons at Manalapan Crossing adult community, described plans for the 280-home development during the Oct. 25 meeting of the Manalapan Planning Board.
David Fisher, vice president of governmental affairs with K. Hovnanian, provided details of the 55-and-over community his firm seeks to construct at the corner of Route 33 and Millhurst Road in Manalapan.
The adult community would be part of the commercial and residential Manalapan Crossing project that has been proposed by Cardinale Enterprises.
“This is a unique opportunity that has some real advantages” of being an adult community adjacent to a commercial area, Fisher said, adding that “the town showed foresight in planning this (zone).”
Four Seasons at Manalapan Crossing would be constructed on 121 acres. The 280 homes would range in size from 1,800 square feet to 2,100 square feet. A loft option in each home could result in the largest home being about 3,000 square feet, Fisher said, adding there would be four home models offered.
Each home in the adult community would have a two-car garage and a two-car driveway. The garages would not be permitted to be converted to living space. None of the homes will have a basement and there will not be fencing on any lots, Fisher testified.
K. Hovnanian is planning to construct a 7,100-square-foot clubhouse with a multipurpose room, fitness rooms, card rooms and more, and outdoor recreation facilities including a pool, a firepit area and bocce courts.
The density of the development will be three homes per acre and all of the homes in the adult community will be sold at market rate, according to Fisher.
Affordable apartments to be rented at below market rates are expected to be constructed in the commercial portion of Manalapan Crossing, above retail and commercial space, according to previous testimony. The 58 affordable apartments will not have age restrictions, according to the testimony.
There was a question as to whether the residents who live in the apartments would be permitted to use the recreational amenities in the adult community.
Fisher said there has been no discussion of that possibility and said it is not anticipated that the people of all ages who live in the apartments would be permitted to use the recreational amenities in the age-restricted adult community. He said the adult community and the apartments are “two distinct uses.”
Attorney Salvatore Alfieri, who represents the applicant, said state officials have been more concerned with having the residents of the apartments, who may be individuals who have special needs, live closer to available jobs at Manalapan Crossing than with being able to use the adult community’s recreational amenities.
The apartments will not be constructed by K. Hovnanian. Specific testimony about the apartments has not been presented to the Planning Board at this time.
Alfieri’s explanation regarding the state’s position to have individuals who have special needs live near potential places of employment was confirmed by Peter Van Den Kooy, who is the planner for the Planning Board.
Prior to Fisher’s testimony regarding the adult community, Nicholas Verderese, of Dynamic Traffic, Lake Como, concluded his testimony about road improvements that would be made at and near the Manalapan Crossing site.
Verderese has testified that Cardinale Enterprises would make $6 million worth of road improvements on Millhurst Road, Sweetmans Lane and Route 33.
Cardinale Enterprises is proposing to install a traffic light on Millhurst Road at the intersection of Whitlock Court and a new street to be known as Crossing Lane; to create a new full movement intersection at Route 33 and Crossing Lane and install a traffic light at that location; and to essentially rebuild Sweetmans Lane between Kinney Road and Route 33, and Millhurst Road between Route 33 and Canonero Boulevard.
Verderese cleared up a few outstanding issues. He said it is unlikely that a new lane of travel will be created by taking what is currently the shoulder on Route 33 westbound in front of the Manalapan Community Center and the Andee Plaza shopping center. The possibility of creating an additional travel lane had been raised during a previous meeting.
Verderese said any additional lane that might be created in conjunction with the development of Manalapan Crossing would be on Route 33, beyond the traffic light at Millhurst Road (i.e., in front of the property to be developed).
James Winckowski, the township’s engineer who is sitting in on the Manalapan Crossing application as the Planning Board considers the proposal, said, “I don’t see the benefit of taking the shoulder to create a third lane” on Route 33.
Verderese agreed with Winckowski’s assessment, as did Mayor Jack McNaboe, who sits on the board. McNaboe concurred with the possibility of a third lane on the highway beyond the Millhurst Road traffic light.
Board member Steven Kastell discussed a traffic study Verderese prepared on behalf of the applicant. Regarding cars leaving Andee Plaza from a driveway on Millhurst Road, Kastell said he observed a significant number of vehicles head north on Millhurst Road (toward Main Street in the Tennent section of Manalapan) and fewer vehicles head south to Route 33.
Verderese said about 60 percent of the vehicles leaving Andee Plaza head north and about 40 percent head south. He said Manalapan Crossing would be a regional center which would draw visitors from at least 10 miles in each direction.
Kastell pressed on the issue and reiterated that many cars were heading north on Millhurst Road, past residential neighborhoods where residents have raised issues regarding how they will be able to turn onto Millhurst Road if Manalapan Crossing is constructed.
“The distribution (of vehicles) is the hardest analysis of a site,” Winckowski said.
“Statistics don’t always capture what happens,” Kastell responded.
Testimony on the Manalapan Crossing application is scheduled to resume at the 7:30 p.m. Nov. 29 meeting of the Planning Board at the municipal building.
