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Planning board reaffirms 'Heritage at Manalapan' after developer agrees streets will be public
Summary
The Manalapan Planning Board granted amended preliminary and final site plan approval for the Heritage at Manalapan subdivision after the applicant agreed to designate internal roads as public, removing the previously required variance.
The Manalapan Planning Board on May 22 granted amended preliminary and final site plan approval for the Heritage at Manalapan subdivision after its developer agreed internal roads would be public rather than private.
The project, proposed by American Properties at Manalapan, had previously received approvals for 63 single-family homes, two three‑story buildings containing 30 affordable units and a 15,000‑square‑foot retail building. Township counsel informed the applicant in April that the township prefers the internal streets to be public; the applicant returned to the board to amend the earlier approvals accordingly. Planning Board Attorney Richard Brigliadoro said the hearing was properly noticed for the limited purpose of the road designation.
Attorney for the applicant, Tom Shimanowitz, confirmed the application no longer required a variance for private roads. Engineer Scott Turner testified there were no other changes to the plans or prior testimony aside from relabeling the street type from “private” to “public.” Board members clarified that, while the roads will be public, the homeowners’ association will retain responsibility for maintaining non‑road amenities within the development, and both the applicant and township counsel confirmed that understanding.
A motion to grant the amended approvals passed on a roll call vote. The board noted the December 12, 2024 approval for the project had not previously been memorialized and that the limited reapproval addresses only the road‑ownership question; all other conditions, stipulations and technical comments previously addressed remain in effect.
The board rescheduled the Housing Element and Fair Share Plan presentation to the June 12 Planning Board meeting for additional public review and notice, according to the board attorney.
Next steps: the approvals as amended were memorialized by resolution at the meeting roll call and the applicant will proceed with permitting and coordination with the township regarding road acceptance and any required dedication paperwork.
