BARNEGAT – Plans for a large-scale commercial and residential expansion for property fronting Lighthouse Drive and West Bay Avenue have received the green light from the local Planning Board. The approvals clear the way for the next phase of development in a section of town that has steadily evolved in less than a decade.
The project, officially called Barnegat Crossings III, spans more than 24 acres behind the West Bay Avenue Wawa and will be developed in phases. The plan includes a Hilton Garden Inn with event space, two four-story age-restricted apartment buildings, a four-story assisted living facility, a Spark Car Wash, McDonald’s, and a one-story office and retail building.
“We’re in talks with Starbucks for the retail building,” shared Vito Cardinale, the project’s developer. “My plan for the 400 apartments is to reserve 100 of them for people who might have lost a spouse and don’t want to leave the area and need some assistance. I want their children to know they are safe, and services are available for their parents right on the first floor of their homes.”
Barnegat Crossings III takes its name from another of Cardinale’s ventures, Barnegat Crossings I and II – collectively branded as Barnegat 67. That original development, situated directly across the street from the new site, consists of senior rental apartments integrated with retail and professional office space. The concept was first proposed in 2014, but Phase One of Barnegat 67 did not open until 2018, with Planet Fitness serving as the anchor tenant. Phase Two followed with the addition of RWJ Barnabas Health offices and additional storefronts.
Since then, the area has seen continued residential and commercial growth. The Venue at Lighthouse Station, an adult community adjacent to the Garden State Parkway, began construction in 2017. In 2023, Homes Now Inc. introduced Coastal Woods condominiums, located next to Barnegat 67, further expanding the township’s housing options. Together, these developments have transformed a once-undeveloped corridor into one of the township’s fastest-growing zones.
Commercial Buildout Comes First
The Planning Board granted final site plan approval for the commercial components of Barnegat Crossings III, which will include the car wash, fast food restaurant, and office/retail space. Preliminary approval was also granted for the hotel and residential buildings, with the applicant required to return to the board for final architectural and engineering review before construction begins.
Engineer William Stevens explained that the property is well-positioned for construction. “When they built the Wawa, they built some backbone infrastructure to service future development of these properties,” he said. “In addition, they built the large stormwater basin in the southeastern corner, and there’s a smaller county basin adjacent to the Parkway.”
Retaining walls will manage elevation changes, and some modifications may be required to comply with environmental regulations, including green infrastructure upgrades.
Parking And Traffic
Traffic engineer Scott Kennel testified that vehicle data collected in the winter and summer showed February 2022 as the peak month. Using that data, he said traffic volume at nearby intersections would remain manageable. Kennel also defended shared parking strategies, calling Barnegat’s zoning requirements for age-restricted housing “excessive.”
That assertion didn’t sit well with all Planning Board members, particularly Deputy Mayor Albert “Al” Bille and Fred Rubenstein. Both expressed concerns about parking issues already seen across the street at Barnegat 67 and sought assurances that similar problems wouldn’t resurface in the latest Barnegat Crossings project.
Public commenters also voiced concerns about traffic – especially given how much the area has grown in a short time.
Ed Dunlap, a resident of the Venue at Lighthouse, asked whether the 2022 study factored in additional construction since that date. Kennel said all new developments were considered in the growth rate projections.
Dunlap also expressed concern that the car wash could create backups with cars waiting in line, while others might attempt to circumvent traffic by using the cut-through from Lighthouse Drive to West Bay Avenue.
Sequencing of traffic lights was identified as an existing issue – one that requires intervention from Ocean County officials.
Car Wash Design And Noise
Architect Oliver Young presented renderings for the Spark Car Wash, the first component of the development scheduled for construction. Using aerial photography and overlay visuals, he walked the board through the building’s footprint, height variations, and proposed materials.
The design features a modern style with blade elements and large glass panels. However, after visiting other Spark Car Wash locations – including the nearest in Lanoka Harbor – some board members expressed concerns. They cited issues with the exterior appearance, as well as potential noise from vacuum systems and light pollution.
Young clarified that sound would not come from each vacuum stall, but rather from two centralized turbines. He added that noise compliance would be verified in a forthcoming site-specific study.
The development team agreed to turn off outdoor music and eliminate any color-changing tunnel lights visible from outside the building. They also committed to submitting revised signage and materials that align with the township’s commercial design standards.
Separate Grocery Store
In addition to Cardinale’s project, a separate development proposal is expected to appear on the Planning Board’s agenda in the coming months: a new Aldi grocery store.
Attorney Robert Shea has submitted an application on behalf of SP Barnegat, LLC for a 19,631-square-foot store at 10 Barnegat Boulevard, located behind Walgreens and across from the township’s municipal building. The proposal includes associated infrastructure such as parking, lighting, grading, landscaping, utilities, and pedestrian walkways.
If approved, the Aldi would be comparable in size to existing stores in Manahawkin (18,000 sq. ft.) and Lacey (20,388 sq. ft.). The store would offer fresh produce, meat, pantry staples, and organic goods at budget-friendly prices – a welcome addition for residents seeking local grocery options.
The Aldi project is not affiliated with Cardinale or the Barnegat Crossings projects but adds to the growing commercial footprint within the community.
