Zoners hear plan for condo complex
Developers seeking major density increase

for Monmouth St. site

By libby kesil

Staff Writer

No matter how you look at it, something big is planned for the corner of Monmouth and West streets in Red Bank.

The developer of the site said the project is a necessary step in redeveloping the area and is the type of smart growth that state officials have been calling for.

The neighbors objecting to the plan say the buildings will be out-of-place monstrosities that do not conform to the neighborhood and are completely out of line with the borough’s ordinances and master plan.

Building and Land Technology, 138 Bodman Place, went before the borough’s Zoning Board of Adjustment, seeking approval to build 30 residential condominiums and five townhouses on roughly 1.2 acres. The existing two four-family homes and car wash, trailer hitch and U-Haul facility, which was formerly a gas station, would be demolished to make way for the proposed buildings.

Approval will require the granting of multiple variances, including "special reasons" d variances, which require a higher burden of proof from applicants and may require the applicant to present special reasons that the project should be approved, such as that the project would benefit the public good.

The reason so many variances are required is that the project vastly exceeds the permitted density for development on the site.

According to the applicant’s attorney, Mark Aikins of the Tinton Falls law firm Carton, Arvanitis, McGreevy, Argeris, Zager & Aikins, LLC, the site spans two different zoning areas.

In one zoning area, known as a business/residential-1 (BR-1) zone, 14 units per acre are permitted; the applicant’s plan calls for a density of 27.2 units per acre in the area where this zoning law applies, Aikins said.

In the other zoning area that is involved with the plan, a BR-2 zone, only 10 units per acre are allowed. In the section of the plan located in the BR-2 zone, the plan calls for a density of 16 units-per-acre, Aikins said.

Of the area involved in the applicant’s plan, there are 39,250 square feet in the BR-1 zone and 13,750 square feet in the BR-2 zone, Aikins said.

Also, both lots are under the minimum size for a developable lot in each zone.

The current hearings are on the granting of the "d" variances. Site plan approval and bulk variances as well as necessary design waivers will be sought at a later date.

At the Zoning Board’s Jan. 16 meeting, the applicant presented testimony from several experts to support its proposal.

Andrew Janiw, a professional planner, told the board the proposed construction would blend in with the character of the neighborhood.

In response to questioning from board member James Erving, Janiw said the proposed project is an example of smart growth.

Michael Reeps, who lives on Oakland Street, asked Janiw how the development would be consistent with the rest of the neighborhood, because he could not see how Janiw’s assertion was true. Reeps said that consistency with existing neighborhoods is what the borough’s master plan mandates.

Janiw answered, "The ordinance defines by bulk density. We don’t think that’s good planning."

Reeps questioned the proposed layout because, he said, "the residential buildings on Oakland will be right up against proposed building."

Janiw said that the applicant has been working with adjacent properties other than those on Monmouth Street. He said the situation will be handled with buffers, specifically planting.

Janiw stated that, according to the master plan, the goals of the borough were to repopulate in the area of the train station by 320 dwelling units.

"We are providing a portion of that," said Janiw.

Nicholas Verderese, the applicant’s traffic expert, testified that the plan, which places the driveway for the townhouses on Oakland Street while putting the driveway for the condominiums on West Street, would help traffic flow and improve conditions for pedestrians in the area.

He said the requirement for parking is two spaces per unit. He said there will be a total 70 spaces on site to satisfy the amount of parking necessary.

Regarding the impact on traffic in the area with the additional vehicles from the new residential development, Verderese determined that at peak hours there would be 15 to 25 vehicles per hour coming from or leaving the site. The expert said that a bank or retail establishment would produce 100 to 150 vehicles per hour.

He said that presently the car wash and repair shop contributed about 30 to 35 cars per hour.

Board member Laurie Marks said that that number seemed high.

"That’s what it generates. It’s a business," said Verderese.

Josh Barons, Oakland Street, said, "I didn’t know the service station was open. I have only seen cars coming in and out to go to Juanito’s."

Verderese said that, with the project in such close proximity to the train station, it was a "transit-friendly land use" and that the vehicle traffic would be reduced.

"There will be significantly less than what could possibly be built there and less than what is built there now," said Verderese. "It meets the state’s plan for smart growth."

Heather Smith Reeps, of Oakland Street, said the project will eliminate the parking lot currently on the site which, she said, accommodates 46 vehicles. She asked if Verderese had given any thought to the parking overflow created by the Count Basie Theatre, Oakland House and Juanito’s.

Verderese argued that the lot was not a legal parking lot.

"It was never approved," said Verderese. "They (patrons) will have to find another place to pay and park their vehicles."

Michael Reeps asked Verderese if he had conducted a traffic survey. Verderese said his estimates were only theoretical and that the traffic survey would be conducted for the next application.

Zoning Board Attorney Kevin Kennedy asked, "Not having done traffic survey, are those theoretical numbers accurate?"

Verderese said that they were.

The application is being carried to the Planning Board meeting to be held Feb. 6 at 7 p.m. Erving said it will give the board members a chance to visit the site and evaluate the traffic situation.