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Pinebrook Crossing proposes mix of market rate, affordable housing

MANALAPAN – A well-known development company in New Jersey is proposing to build Pinebrook Crossing, a mix of market rate and affordable housing, at Wilson Avenue and Sobechko Road in Manalapan.

Initial testimony regarding the proposed residential development was presented by representatives of K. Hovnanian at Manalapan V, LLC, during the Jan. 28 meeting of the Manalapan Planning Board. The meeting was held in a virtual manner during the ongoing coronavirus pandemic.

The applicant is represented by attorney Salvatore Alfieri, who described Pinebrook Crossing as a 250-unit residential subdivision in a zone that was created as a result of Manalapan’s affordable housing settlement. Alfieri said 30% of the units will be designated as affordable housing.

K. Hovnanian at Manalapan V is seeking preliminary and final major subdivision approval and preliminary and final major site plan approval from the board.

Alfieri called David Fisher, vice president, governmental affairs, with K. Hovnanian Homes, Edison, to explain the plan to members of the board and the public.

Fisher said the proposed development site has frontage on Wilson Avenue (also known as Route 527 and Englishtown-Old Bridge Road) and Sobechko Road. The 31-acre property is across Sobechko Road from the Englishtown Auction Sales.

One portion of the Pinebrook Crossing property borders a residential development that includes Dortmunder Drive. Another portion of the property borders a business zone on Pension Road near the corner of Sobechko Road.

K. Hovnanian is proposing one access point to Pinebrook Crossing from Wilson Avenue and two access points from Sobechko Road. Proposed site improvements include the installation of public water and sewer service, draining infrastructure, lighting and a playground.

Fisher said the developer is proposing to construct 175 townhomes to be sold at market rates. Each townhome would be three floors, with three bedrooms, a two-car garage and a two-car driveway. Each unit would be about 2,300 square feet in size. There would be buildings of four, five and six townhomes, according to the testimony.

Fisher said the developer is proposing to construct 75 condominiums in five buildings. The condominiums would be sold as affordable housing to individuals whose income meets certain guidelines.

Broadly speaking, Fisher said the condominiums could sell for between about $85,000 and about $200,000, based on an individual’s income.

The condominiums would have two or three bedrooms and most of the units would have a one-car garage and a one-car driveway. Some of the condominiums would have street parking, according to Fisher.

Small parking areas spaced throughout the development would be provided for residents’ guests, but large parking lots that are found in many townhome and/or condominium developments are not planned to be constructed at Pinebrook Crossing, according to Fisher.

The homes at Pinebrook Crossing would be served by the Western Monmouth Utilities Authority (sewer), the Gordons Corner Water Company, Jersey Central Power and Light, and New Jersey Natural Gas, according to the testimony.

Engineer Jason Burneyko, of DW Smith Associates, Wall Township, followed Fisher and presented detailed information about various aspects of the application, including specifics about grading, drainage, sidewalks and pipelines.

Several residents were present during the Zoom meeting, but did not have the opportunity to question the applicant’s witnesses or to present their own testimony and comments as the meeting approached 10:30 p.m. This was the initial presentation regarding Pinebrook Crossing.

The Pinebrook Crossing application was carried to the Planning Board’s Feb. 25 meeting, which will also be conducted in a virtual manner. Instructions on how to join the meeting will be posted on Manalapan’s municipal website.

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