Manalapan board approves Anemos Greek Cuisine patio with conditions after split vote

The Manalapan Planning Board on May 22 approved an amended site plan for Anemos Greek Cuisine to build an approximately 875‑square‑foot covered outdoor patio with about 30 seats at Alexander Plaza on Route 9, but imposed several conditions and recorded a 5–4 vote.

Attorney for the applicant introduced engineers and the restaurant owner, who said the patio will be open on three sides, match the building façade and operate within existing hours (11 a.m.–10 p.m.). The applicant requested variances including a parking reduction (the ordinance requires 238 spaces; the applicant proposed 111), and a side‑yard setback variance of roughly 38.9 feet where 50 feet is required. The applicant also sought a waiver for sidewalk construction along Route 9 and asked not to contribute to the municipal sidewalk fund; board planner Jennifer Beahm noted contributions are a governing‑body decision.

Traffic engineer Jay Troutman described multiple observations of parking and peak periods and said the site’s tractor‑trailer circulation is constrained; he agreed to add driveway signage to dissuade tractor‑trailers and to add a stop bar at the end of the one‑way aisle. Board members criticized aspects of the traffic analysis, noting the March 2025 report lacked some peak‑day data and that reliance on older (2019) parking counts may not reflect current demand. The applicant agreed to explore design alternatives to reduce the need for a variance and acknowledged the storage containers on site had been present under a prior tenant.

The board approved the amended site plan with conditions after debate. Stipulated conditions included fixing garbage enclosures and installing a missing gate, ensuring storage containers are relocated out of environmentally sensitive areas (one container to be removed and one relocated to asphalt), allowing outdoor heaters and drop‑down curtains provided the patio is not permanently enclosed, and providing a circulation plan to confirm vehicle flow behind the center. The record also notes “parking reduced to 109 spaces” as a plan change discussed during the hearing; the applicant had earlier proposed 111 spaces in application materials and the ordinance requires 238.

The motion to approve, made by Chief Hogan and seconded by Jack McNaboe, passed with Yes votes from Barry Jacobson, Kathryn Kwaak, Jack McNaboe, Chief Hogan and Mayor Eric Nelson; Todd Brown, John Castronovo, Steve Kastell and Nunzio Pollifrone voted No. Several board members said they preferred to see a revised design and additional traffic data before approval, but the majority voted to approve the plan with the listed conditions.

Next steps: the applicant will supply the required circulation plan and lighting plan and address technical review comments; the governing body will consider any financial obligations related to sidewalks.