BARNEGAT The local Planning Board has approved plans for a significant commercial and residential expansion on land fronting Lighthouse Drive and West Bay Avenue. In a part of town that has gradually changed over the course of less than ten years, the approvals pave the way for the next stage of development.
Officially known as Barnegat Crossings III, the project will be completed in phases and covers more than 24 acres behind the West Bay Avenue Wawa. Two four-story age-restricted apartment buildings, a four-story assisted living facility, a Spark Car Wash, a McDonald’s, a one-story office and retail structure, and a Hilton Garden Inn with event space are all part of the concept.
According to Vito Cardinale, the project developer, we are in negotiations with Starbucks regarding the retail building. I intend to set aside 100 of the 400 units for those who may have lost a spouse and require support but do not wish to leave the neighborhood. I want their kids to know that they are protected and that their parents can get assistance on the first level of their houses.
Cardinale’s other business endeavors, Barnegat Crossings I and II, which together are known as Barnegat 67, are the inspiration behind the name of Barnegat Crossings III. Located right across the street from the new location, the previous construction included retail and professional office space in addition to senior rental units. Although the idea was first put up in 2014, Barnegat 67’s first phase, which included Planet Fitness as the anchor tenant, did not open until 2018. Additional stores and offices for RWJ Barnabas Health were added in Phase Two.
The neighborhood has continued to flourish in both residential and business areas ever since. Construction on the adult community The Venue at Lighthouse Station, which is located next to the Garden State Parkway, started in 2017. Homes Now Inc. significantly increased the township’s housing possibilities in 2023 by introducing the Coastal Woods condominiums, which are near to Barnegat 67. When taken as a whole, these improvements have turned an undeveloped route into one of the township’s fastest-growing areas.
First, the commercial buildout
The car wash, fast food restaurant, and office/retail space are among the commercial elements of Barnegat Crossings III that have received final site plan approval from the Planning Board. The hotel and residential structures also received preliminary approval; but, before work starts, the applicant must return to the board for a final technical and architectural evaluation.
According to engineer William Stevens, the property is in a good location for building. “They built some backbone infrastructure to service future development of these properties when they built the Wawa,” he said. Additionally, a smaller county pond next to the Parkway and a larger stormwater basin in the southeast corner were constructed.
Elevation changes will be controlled by retaining walls, and certain adjustments, such as additions to green infrastructure, would be necessary to meet environmental standards.
Traffic and Parking
According to traffic engineer Scott Kennel’s testimony, February 2022 was the busiest month based on vehicle statistics gathered during the winter and summer. He said that by using that data, the volume of traffic at surrounding intersections will continue to be controlled. Additionally, Kennel defended shared parking plans, arguing that Barnegat’s age-restricted dwelling zoning restrictions were excessive.
Not all members of the Planning Board agreed with such statement, especially Fred Rubenstein and Deputy Mayor Albert Al Bille. Both voiced worries about parking problems that were previously present at Barnegat 67 across the street and asked for guarantees that the most recent Barnegat Crossings project wouldn’t cause them again.
Concerns over traffic were also raised by the public, particularly in light of the area’s rapid growth.
Ed Dunlap, a Venue at Lighthouse resident, questioned if further construction since then was taken into account in the 2022 research. Kennel stated that the growth rate forecasts took into account all recent occurrences.
Dunlap also voiced worries that there would be traffic jams from automobiles waiting in line at the car wash and that some people might try to take the cut-through from Lighthouse Drive to West Bay Avenue to avoid traffic.
It was determined that traffic light sequencing is a problem that has to be addressed by Ocean County authorities.
Noise and Design of Car Washes
Renderings for the Spark Car Wash, the first part of the development that is expected to be built, were shown by architect Oliver Young. He led the board through the building’s footprint, height variations, and suggested materials using aerial photos and overlay visualizations.
Large glass panels and blade accents give the design a contemporary feel. However, some board members had concerns after touring other Spark Car Wash facilities, including the closest one in Lanoka Harbor. They mentioned possible vacuum system noise, light pollution, and problems with the external appearance.
Young said that two centralized turbines would produce the sound instead of each vacuum stall. He went on to say that a future site-specific assessment would confirm noise compliance.
The development team decided to remove any color-changing tunnel lights that may be seen from outside the building and to turn off outdoor music. Additionally, they promised to provide updated materials and signage that adhere to the township’s commercial design guidelines.
A distinct grocery store
A new Aldi grocery store is another development proposal that is anticipated to be on the Planning Board’s agenda in the upcoming months, in addition to Cardinale’s project.
On behalf of SP Barnegat, LLC, attorney Robert Shea has filed an application for a 19,631-square-foot store at 10 Barnegat Boulevard, which is across from the township’s municipal building and behind Walgreens. Parking, lighting, grading, landscaping, utilities, and pedestrian paths are all included in the proposal.
If authorized, the Aldi would be around the same size as the current stores in Lacey (20,388 sq. ft.) and Manahawkin (18,000 sq. ft.). Residents looking for local food options will appreciate the store’s affordable prices for fresh vegetables, meat, pantry essentials, and organic products.
Although it has nothing to do with Cardinale or the Barnegat Crossings initiatives, the Aldi project contributes to the community’s expanding commercial presence.
