Planning Board approves expanded parking and tenant approvals for Multi-Sports Kingdom in Manalapan with operational conditions

The Township of Manalapan Planning Board approved an amended preliminary and final site plan on May 8 for MSK Manalapan LLC at 150 Woodward Road that adds parking, clarifies tenant uses and imposes multiple conditions intended to address traffic, safety and neighborhood concerns.

The unanimous vote followed testimony and exhibits describing the facility’s tenants and operations. Attorney Mr. Alfieri said the applicant had addressed issues the board raised at the prior hearing, and Michael Klatsky, a principal of MSK, described current and proposed uses including arcade or golf-simulator space, a pro shop, a food vendor, physical therapy, an enrichment program called Steam Works, Boundless Fitness and virtual-reality esports. "The facility also includes three basketball courts plus four more upstairs" and an indoor turf field about 100 yards long and 70 yards wide, Klatsky said.

Traffic engineer Mr. Rea reported updated parking counts from April 19, 2025, and said the lot had exceeded capacity, "reaching 410 vehicles," with cars parked along the building and drivers circling for spaces. The plan adds 162 spaces to the existing 395 for a proposed total of 557 spaces; Mr. Rea said he believes that total is adequate for the operator’s intended use. The board required ADA spaces and planned EV chargers near the main entrance and additional EV parking near Woodward Road.

On safety, Fred Klatsky said the size of the building necessitates a full radio system so police and fire can communicate throughout the structure; he said installation will be "complex, costly, and will take at least a year." The board made installation of the emergency radio/response system a condition, and required a facility occupancy compliance report to be provided to Fire Chief Hogan.

The board approved a package of conditions and variances that includes a height variance for a freestanding multi-tenant sign (Exhibit A8), permitting the applicant to split tenant panels as needed and seek a letter-size variance if required; posting a maximum indoor capacity sign of 1,400 (rounded from a calculated capacity of 1,377); hours of operation set from 5 a.m. to 2 a.m.; new parking-lot lights to turn off at midnight while the original lot lights will remain on until 2 a.m.; a requirement that someone be on-site to assist with traffic circulation if necessary; relocation of a crosswalk to the north (to align with the Stavola project sidewalk) subject to board-engineer review; and a 14-month deadline to install the crosswalk.

Board members pressed the applicant for neighborhood protections after members raised concerns about a rear door previously left open. Fred Klatsky said the HVAC units have been repaired or replaced, that the door will remain closed, and that the applicant will stencil the door with instructions to keep it closed. Chairwoman Kathryn Kwaak opened the meeting for public comment on the matter and no members of the public came forward.

The amended preliminary and final site plan was approved by motion of Jack McNaboe, seconded by Barry Jacobson, with all eligible members voting yes.

The board listed the approvals and conditions on the record, including the sign height variance, rear and side yard setbacks for the new parking area, lighting curfews, posted occupancy, traffic-circulation assistance as required, the required fire response system within one year, the occupancy compliance report to Chief Hogan, and approval of existing and pending tenants enumerated during the hearing. The crosswalk relocation and supplemental landscaping (including replacement of dead evergreens) were also required, with a contribution to the town tree fund if on-site plantings fall short.

The board left the record open only for administrative clearance of the technical items noted in the May 6, 2025 CME report and for confirmatory follow-up with staff before memorializing final resolutions.