Manalapan Planning Board approves conversion of Route 9 storefront to 51-seat restaurant with parking, storage and stormwater conditions

The Township of Manalapan Planning Board on Sept. 25 unanimously approved a preliminary and final major site plan to convert the former Pauline’s/Vitamin World storefront at 299 Route 9 into a 51-seat restaurant, imposing a package of conditions addressing parking, storage and environmental constraints.

Chairwoman Kathryn Kwaak called for the motion after Board professionals and the applicant reached agreement on a set of conditions. The motion to approve was made by John Castronovo and seconded by Barry Fisher; the Board voted yes: Fisher, Brown, Castronovo, Jacobson, Kwaak, McNaboe, Kastell, Pollifrone, Givelekian; absent: Nelson, Hogan.

The application, filed by Manalapan Market, Inc., was presented by attorney Kenneth Pape and applicant Durim Bytyqi. Bytyqi testified he has managed restaurants for several years and is “looking to bring a fine dining experience in an intimate setting to Manalapan.” He said the operation is intended as sit-down dining with limited takeout, estimated at 5–10% of revenue based on prior experience.

Board engineer Jordan Rizzo and planner Jennifer Beahm pressed whether the limited takeout estimate would allow the use to remain a Category 1 restaurant under the ordinance; Beahm observed the municipality has no mechanism to monitor or enforce a specific takeout percentage. The Board ultimately classified the application as a major site plan and removed the category restriction so the restaurant is not limited to a Category 1 designation.

Traffic engineer John Rea presented the parking and circulation analysis: under the town standard of one space per three seats, 51 seats generate 17 spaces; adding seven employees and one space for the storage building brought the required parking to about 25. The site currently has 23 paved spaces; the Board and applicant agreed to pave seven stalls in the rear stone area immediately for employee parking and to prepare a concept for up to 15 additional spaces. The applicant will have 12 months after issuance of the Certificate of Occupancy to expand parking if necessary; any further expansion beyond the existing disturbed area requires returning to the Board.

Conditions of approval include: classifying the filing as a preliminary and final major site plan; rear building to be storage only (no private events); no outdoor storage; trash hauling at least once daily with two three-yard containers in a gated enclosure; operation limited to 51 seats and seven employees until required parking is constructed; submission and Board approval of a parking build-out plan; all landscaping and lighting to be operational per the 2011 plan; rain gardens to function as originally designed and certified by the engineer; investigation of on-site monitoring wells to determine whether they can be removed; and no disturbance beyond the existing disturbance line (gravel area) without Board review.

The Board also approved pedestrian-safety elements described by the applicant’s engineers, including a four-foot crosshatched pedestrian way, relocation of ADA spaces to the front, and directional pavement markings to reinforce a counterclockwise one-way circulation. The applicant said there are no immediate plans for outdoor dining or valet service; the restaurant will offer BYOB, online ordering and curbside pickup options.

The public portion was opened and no members of the public spoke. The Board’s vote to approve the application with conditions was unanimous among members present.

Votes at a glance: Minutes (Sept. 11) approved; Resolution re-adopting the Farmland Preservation Plan amendment approved; resolution appointing E2 Project Management as Planning Board archaeologist adopted; Ordinance No. 2025-20 was found substantially consistent with the Master Plan (see separate article).