Middletown Township has stated publicly that it opposed further development in the Red Hill Road area proposed by predatory developer Adoni Management. Unfortunately the desires of that township to maintain a rural character were in conflict with the State’s view as to the quantity of low income housing that must be provided, and so they were vulnerable to a lawsuit and recently, reluctantly, settled to permit development on Nut Swamp Road.

In support of their development, Adoni Properties had also purchased the lot at 490 Red Hill Road in Middletown, which is directly opposite our farmhouse at 121 Red Hill Road, and entrance to the main acreage at 123 Red Hill Road in the rural Gateway to Holmdel, adjacent to the proposed office park developments of KIP 20 LLC and Andrews Management, that they view acceptable because this is a “less desirable part of town” (Andrews Management’s professional planner in her testimony before the Holmdel Zoning Board of Adjustment).

One complication of the proposal was the fact that Red Hill Road is a County Road and Monmouth County, apparently, would like drivers to have adequate visibility when then turn into business properties. This lead to the requirement that Andrews Management obtain a “sight triangle,” which is a piece of the 490 Red Hill Road property that would be forbidden to be obstructed by foliage or development, on the corner of that lot.

This is a planning diagram of the current state of the proposed development, as we are aware of it, with such a “sight triangle” added by me (red triangle in the lower right). I’m not an engineer, but I believe this is the typical size and shape of the requirements for an entrance to an office building. Ten feet deep and seventy feet long. (The original document is available on the Holmdel Township website here https://www.holmdeltownship.com/DocumentCenter/View/5845/2025-02-21-Zoning--Board-Stakeout-MVW.)

So Andrews Management would have required a legally binding agreement from the owner of 490 Red Hill Road to maintain at least 350 sq.ft. of their land in a manner suitable for driver safety.

We know this because it is written in the traffic report submitted by Andrews Management in support of their request to develop the property in a manner entirely inconsistent with Holmdel’s Master Plan and Zoning Regulations. That report is here https://www.holmdeltownship.com/DocumentCenter/View/5515/ZBA2023-10-Andrews-Management-Traffic-Impact-Analysis-12823, but I’ll quote the paragraph relevant from page 5:

“In addition, due to the fact that Red Hill Road is under the jurisdiction of Monmouth County, approval from the Monmouth County Planning Board will be required for the site driveway location. Based on our field review of existing traffic conditions along Red Hill Road, a sight triangle will need to be cleared on the opposite side of Red Hill Road, due to the horizontal curvature of the roadway itself. SPE has confirmed this is the case and a sight triangle will be obtained and the sight triangle cleared, should this project proceed to a Site Plan phase.” [my emphasis]

Mr. Piscatelli, owner of Andrews Management, stated in his sworn testimony that he had contacted Adoni Properties “by sending them an email” to request the required easement. He, apparently, had not heard back from them.

Well, now the owner of the 490 Red Hill Road property is no longer Adoni Properties, as they agreed in the deal with Middletown Township to donate this lot. Quoting from the article in the Two River Times titled Middletown Reluctantly Agrees to Zoning Change for West Nutswamp Road Site:

“In addition, a property on Red Hill Road, also owned by Adoni, will be donated to the town as open space.”

So the sight triangle now must be obtained from a municipal owner that has declared itself opposed to rampant development in the area of the Gateway to Holmdel. This is clear from the opposition to the prior development at Potter's Farm that was opposed by Middletown Township before the Holmdel Zoning Board.

Andrews Management’s Required “Sight Triangle” Now Has a New Unhappy Owner

Andrews Management Group’s development belongs on Route 35, not on the Holmdel farmland that gives our neighborhood its character.

Andrews Management’s Required “Sight Triangle” Now Has a New Unhappy Owner

Preserving the Agricultural Character of the Holmdel Community

Andrews Management Group’s development belongs on Route 35, not on the Holmdel farmland that gives our neighborhood its character.