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Manalapan Crossing receives final approval from planning board

MANALAPAN – The Manalapan Planning Board has granted final approval to developer Vito Cardinale and signed off on his plan to build the Manalapan Crossing project at Route 33 and Millhurst Road.

Board members voted 6-3 during a meeting on Sept. 12 to grant final major subdivision and site plan approval for the mixed use commercial and residential project.

Voting “yes” on a motion to grant final approval were board members John Castronovo, David Kane, Alan Ginsberg, Barry Fisher, Township Committeeman Barry Jacobson and Deputy Mayor Jack McNaboe.

Voting “no” on the motion were the board’s chairwoman, Kathryn Kwaak, the board’s vice chairman, Todd Brown, and Daria D’Agostino. The three board members expressed concern over the architecture of the proposed buildings.

Cardinale and Associates, LLC, has proposed developing Manalapan Crossing with a 280-home Four Seasons at Manalapan Crossing 55-and-over community, retail space, medical office space, a bank, a convenience store with a gas station, and 58 non-age restricted one-bedroom apartments designated as affordable housing and/or housing for individuals who have special needs.

Attorney Salvatore Alfieri represents the applicant. He opened the evening’s proceedings by reporting that the state Department of Transportation (DOT) has approved the creation of a third travel lane on Route 33 from Millhurst Road to Crossing Lane, which will be one of the entrances to Manalapan Crossing.

During previous hearings on the application, Planning Board members asked the developer to provide a third lane on the highway between Millhurst Road and Crossing Lane.

Alfieri said the DOT has also approved a waiver that will allow Cardinale to construct a traffic signal on Route 33, about 1,600 feet west of Millhurst Road. The new traffic signal will allow motorists heading east on Route 33 to turn left into Manalapan Crossing and motorists exiting Manalapan Crossing to turn left onto Route 33 east.

The attorney said up to 24 of the 58 affordable housing units at Manalapan Crossing would be homes for people who have special needs, possibly disabled veterans or individuals who have multiple sclerosis. Alfieri said there would be employment opportunities at the development’s business for the residents of the affordable housing.

Alfieri identified Amboy Bank as a commercial tenant. He said no other tenants could be publicly identified at this time.

McNaboe asked if the tenants would include a supermarket, saying, “The only thing we have ever asked for is some type of food” at Manalapan Crossing.

“Mr. Cardinale knows that,” Alfieri told the deputy mayor.

Ian Borden, a licensed planner, was the first witness called by Alfieri. Borden said no substantive changes have been made to the plan since the board granted preliminary approval in January.

Borden said bicycle racks and benches would be provided at Manalapan Crossing, a missing piece of sidewalk near one building would be constructed and bollards to provide pedestrian safety would be installed at several locations.

Borden clarified several points regarding refuse collection, he said fire hydrants would be relocated to conform to the wishes of the fire bureau and he confirmed that the conversion of garage space space to living space would be prohibited in the Manalapan Crossing adult community.

Nicholas Verderese, a senior principal/founder of Dynamic Traffic, reviewed the improvements the developer will make at the intersection of Route 33 and Millhurst Road (additional lanes), at the intersection of Route 33 and Sweetmans Lane (additional lanes) and to a jughandle that leads from Route 33 west to Millhurst Road (shifting the jughandle to accommodate additional vehicles).

He confirmed a traffic signal would be constructed at the intersection of Millhurst Road and Whitlock Court. The new signalized intersection will be another access point for Manalapan Crossing.

Verderese reviewed the plan for the construction of the traffic light at Route 33 and Crossing Lane and told board members that U turns would not be permitted at that location.

“Traffic is a major aspect of this application and Monmouth County and the state have been receptive to what has been proposed thus far,” said Brian Boccanfuso, the board’s engineer.

David Fisher, vice president of governmental affairs for K. Hovnanian, reviewed final plans for the 280-home adult community. He said the 7,100-square-foot clubhouse would include numerous amenities for residents of the adult community.

After Fisher initially proposed constructing the clubhouse in stages, it was agreed the entire clubhouse would be constructed as one project. Amenities will include an outdoor pool and a covered patio.

When the meeting was opened to public comment, residents George Berger and Tamar Gens asked about items including tree removal, construction access, vehicle movement in the project area and a proposed detention basin, but they did not object to the proposed development.

A motion was made to grant Manalapan Crossing final approval and a roll call produced the 6-3 vote that marked the end of the application process and gave Cardinale the final nod to move forward with a plan that has been on the table in one form or another for almost two decades.

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