Day of decision nears for church application
BY TALI ISRAELI
Staff Writer

MARLBORO - It is the Planning Board's turn to voice an opinion on an application that has stirred up some controversy among residents who live near the proposed project.

The public hearing on an application to construct a 39,000-square-foot house of worship on Vanderburg Road was completed on May 17. The board is expected to vote on the application June 7.

Representatives of the Monmouth Worship Center are seeking site plan approval, major subdivision approval and several bulk variances. The 24-acre parcel proposed for the construction of the house of worship is in a light industrial zone on Vanderburg Road about a half-mile east of Route 79 (Main Street in the village of Marlboro). A house of worship is a permitted use in all zones in the township.

The Monmouth Worship Center presently has a building on Route 79, north of Route 520.

The applicant wants to subdivide the 24-acre Vanderburg Road property for the construction of the church on 13.7 acres and a two-story office building on 10.7 acres. The proposed office building is a separate application from the church and testimony has not yet been heard by the board for that proposal.

If the church is approved, the facility will hold 800 seats and several multipurpose rooms. The applicant has testified that the additional rooms will not be used at the same time services are taking place.

Residents have already had a chance to express their concerns with the application. Their concerns include a possible increase in traffic at Vanderburg Road and Route 79; their belief that the proposed structure is too large; and the applicant's need for several variances.

On May 17, Jeff Salmon said that when he moved to Marlboro he was expected to comply with all municipal ordinances.

"No one is above that law," he said, noting that the church is seeking several variances.

Salmon said he believes the house of worship would be a good neighbor because the facility is aesthetically pleasing and because the church is good for the community. However, he added, "Let's do the right size and let's not super-size."

Salmon and resident Steve Pitchon asked the board to have the applicant's traffic engineer conduct a new study in order to include the traffic generated on Sundays by a soccer complex and the new aquatic center, both of which are on Vanderburg Road.

Planning Board Chairman Peter Bellone questioned whether the board should deny an application because three months out of the year there could be a conflict with two other facilities in the area. He noted that if the board members want to see a new traffic study conducted, they will request one.

Resident John Barbagallo pleaded with the board members to use their common sense when they make a decision on the application.

"This project is going to have a negative impact on hundred and hundreds of families," Barbagallo said.

Resident Paul Schlaflin raised several concerns that Bellone recognized as issues the board would not be able to base its decision on.

Schlaflin said Marlboro needs commercial ratables and, being in a light industrial zone, the property proposed for the construction of a church could instead house a project that would bring in ratables.

He said most of the church members do not live in Marlboro and therefore the facility does not need to be located in the township. Schlaflin said he does not believe it is out of the question to consider the demographics of the house of worship.

Greg Vella, the board's attorney, said the hardship which needs to be proven in order for the board to oppose the project should address the variances requested and the detriment related to those variances. That is what the board members should discuss and consider when making a decision on the application, Vella added.

In comments to the News Transcript, Bellone said basing a decision solely on the potential negative impact of traffic is not possible.

He said if the project is approved, the board could request certain conditions including that the applicant agree to pay for any signs displaying alternate routes or for a police officer to direct traffic on certain days. Other conditions could include that the building be moved back or reduced in size in order to conform to the zone's setback requirements.