Four Seasons, Meadows gain preliminary approval

By dave benjamin
Staff Writer

MANALAPAN — Acting on a development application that dates back almost 30 years, the Planning Board has granted preliminary site plan and subdivision approval to the Four Seasons and Meadows housing developments.

The construction of the two developments on Route 33 west between Millhurst and Woodward roads will help Manalapan meet its state-mandated obligation to provide housing for families whose incomes meet regional guidelines established by the state Council On Affordable Housing.

Those particular units are commonly referred to as affordable housing under the state’s Mount Laurel decision. They are units sold below prevailing market prices.

"Manalapan was forced by the courts to agree to the building of these developments," said Planning Board Chairwoman Michelle Roth. "Instead of the 3,430 units that were settled on originally, there will be 1,338 units in total."

Roth said nearly 10 percent of the total homes will help to satisfy the town’s affordable housing obligation.

"In addition, 60 percent of these new homes (approximately 800 homes) are age-restricted, which will significantly lessen the impact of the new residents on our school system," she said.

During testimony on May 22 prior to the vote for preliminary site plan and subdivision approval, some conditions were discussed which included: approvals by the township engineer and planning consultant; payment of escrow and other fees; a buffer averaging plan; sewer connection approval; water storage and other improvements to the water system; drainage basins to be owned by the homeowners association; and certain easements and agreements regarding a trail from the nearly Monmouth Battlefield State Park.

Hovnanian/Four Seasons, which was represented by attorney Lewis S. Kurland, and Westminster/Meadows, which was represented by attorney William Mehr, will be built on Route 33, just west of the former Probasco farm at the corner of Millhurst Road.

The original General Development Plan was initiated in response to a court order deciding a lawsuit which was initially filed against the township in 1975. The lawsuit was filed by developers against Manalapan for failing to make provisions for affordable housing in the township. That case was settled in 1984, according to Roth.

The original application called for 3,430 units to be built, with 646 units (approximately 19 percent) to be set aside for sale to people with incomes meeting regional guidelines. During that time the application was known as The Villages and it consisted of three sections — East Brook, Middle Brook and West Brook.

The number of units was subsequently changed to 2,680 homes, including 436 affordable housing units (approximately 16 percent). None of those units would have been age-restricted. It was estimated that the 1986 proposal would have brought about 6,000 new residents to Manalapan.

Over the next 15 years the number of units decreased again so that by 2001 the plan called for 1,446 units, including 900 age-restricted units. Figures presented at the time indicated that plan would bring 3,500 new residents to town, including 420 school-age children.

On May 22, a total of 1,338 units were approved for the Four Seasons and Meadows developments.

Information provided to the board indicates there will be 546 units build in the Meadows development (220 single-family homes and 326 townhouses, of which there will be 26 affordable housing units). There will be on-site recreational improvements and a plan to provide 145 credits toward Manalapan’s affordable housing obligation.

The Four Seasons development will have 692 age-restricted single-family lots. There will also be an age-restricted 100-unit, three-story apartment building which will be restricted to low- and moderate-income tenants. There will be on-site recreational improvements and a plan to provide 391 credits toward Manalapan’s affordable housing obligation.

In a previous comment about the application, Mayor Drew Shapiro said, "We need to keep in mind the original approval [and] court order that came down. If this had been all residential private housing this would have been a major burden on our school system and town. The fact that a good portion is age-restricted, I think, means that the town came out with a much better plan than the original [plan]. Although there are a lot of units being approved, it could have been a lot worse."

The next step in the process will see the applicants draw up new plans which must be submitted to the board. Those plans will have to indicate that certain required changes have been made. Then they can be filed and a date will be set for a hearing for final approval.