Toll Brothers plans 45-lot subdivision
Wikoff farm project
will have lots with

avg. of 37,700 sq. ft.

By dave benjamin

Staff Writer

The view as drivers turn off the Route 9 south ramp onto Gordons Corner Road in Manalapan may never look the same to residents who have passed this way many times before.

There will be no more fields of corn, no more pumpkin patches, and no more farm wagons with produce for sale sitting by that roadside.

The 95-acre tract known as the Wikoff farm has been proposed as the site for a 45-lot subdivision by Toll Brothers. Development lots will average 37,700 square feet (just under 1 acre).

The application is now before the Planning Board.

At a recent meeting, project engineer Michael J. Sosinski described the parcel as being bounded by Shilling Road and the Gordons Corner Estates on the west; Gordons Corner Road on the south; Pine Brook Road on the north; and Route 9 south on the east.

"The most significant feature is that it is a farm," said Sosinski. "There are no trees in the center core of the property. The property has been farmed with row crops forever."

Sosinski noted that the Pine Brook runs through the parcel as it flows southeasterly.

The engineer described the property, located in an R40/20 zone (half-acre and 1-acre residential), noting that the Wikoff farmhouse sits on a small knoll and is set back about 200 feet from Gordons Corner Road,

"The R40/20 zoning affords the ability to develop the tract in a cluster fashion," Sosinski said. "That creates a percentage of open space to compensate for the reduction of lot areas. We’ve been able to preserve well be-yond the minimum open space for the site that the ordinance requires."

The engineer said the road that runs through the development will have two connecting points, one at Gordons Corner Road and one at Shilling Road.

There are three cul-de-sacs that make up the development of 45 homes. One 5-plus acre lot will contain the existing farm house.

Sosinski said there will be 45 acres of open space, representing approximately 47 percent of the overall tract. Out of those 45 acres, 30 acres are unencumbered, not effected by wetlands, where 25 acres is required by the ordinance. The open space will not be farmed.

The development will have public water and public sewer service.

Sosinski reviewed the lot sizes and provided the board with a breakdown of the number of lots at each size level; 12 lots will be between 20,000 and 30,000 square feet; 14 lots will be between 30,000 and 40,000 square feet; 16 lots will be between 40,000 and 50,000 square feet; three lots will be greater than 50,000 square feet.

Sosinski said the existing woods will not be disturbed. A landscape buffer will be created between the existing homes in Gordons Corner Estates and the new development.

Attorney Gerald Sonnenblick, representing Toll Brothers, said a detention basin will be dedicated to the township, which will have the responsibility of maintaining that facility.

It was noted that one corner lot will not meet the frontage requirements and a variance will be needed.

During the public portion of the meeting, Robert Dale, of Shilling Road, asked officials to ban construction vehicles from Shilling Road for safety reasons.

Raajesh K. Gupta, of Shilling Road, had some questions about the detention basin, the elevation of the land and the flow of water into the detention basin.

Gary DePaolis of Shilling Road said he hopes township officials will give serious consideration to making the developer install sidewalks on Gordons Corner Road.

"It is dangerous on Gordons Corner Rd," DePaolis said.

Mike Giovia of Shilling Road questioned the amount of open space and whether the trees will remain in the wetlands area. He also asked about the trees in the buffer area.

Joe Lopez of Shilling Road said, "I want to make sure we have a clear understanding" on the fencing near the buffer zone. He questioned the possibility of fencing in what he called a "dark green area" and was told there would be no fencing there.

Maximo Suarez, of Shilling Road, asked if the homes would be placed exactly where the diagram indicated. He was told the houses would be in the vicinity of what the rendering indicated.

Suarez also questioned the traffic flow in the area and was told that a study was made that indicated the increase in traffic would be minimal.

The public hearing for the Toll Brothers project will resume Feb. 28.