Condo project proposed at Monmouth & Pearl
Planner: Master plan calls for higher density in area of train station
BY LAYLI WHYTE
Staff Writer

RED BANK - An application to construct 14 condominium units at the corner of Monmouth and South Pearl streets has been carried until the March 15 meeting of the borough zoning Board of Adjustment so plans can be revised to allow for more open space.

At last week's meeting, Board Chairwoman Lauren Nicosia asked project architect Anthony Busch Jr., who is also a principal in the application, if it would be possible to rework the plans to provide more "green space."

The other principals in the project are Anthony Busch Sr. and Alexis Nulle.

"Have you given any thought to putting in a grassy area?" asked Nicosia of the application, which calls for 52 percent lot coverage, in the BR-1 zone, which only permits 45 percent lot coverage.

"If you decreased the number of units," Nicosia asked, "could you find a place to add some passive recreations space?"

In addition to falling short on open space, the project would require a density variance since borough zoning ordinances permit 14 units per acre, and the property is a little less than a half acre, leaving the project with a total of 30.7 units per acre.

Bulk "c" variances are also needed for the project to proceed, including those for maximum lot coverage, minimum lot frontage and minimum unoccupied open space.

Responding to Nicosia, Busch said that plans currently call for parking in the rear, behind the two buildings that would contain the condominium units.

"That ate up a lot of space," he said, adding that because of a comment by borough engineer Richard Kosenski about the lack of open space, he took it upon himself to try to move the buildings back.

"It would mean making the buildings smaller," Busch said, "and pushing them back off Monmouth Street."

Busch said it would be possible to add 8 feet in front of the building as a front yard, which would mean a total of 18 feet from the building to the edge of the curb.

Andrew Janiw, professional planner for the project, said that when considering incorporating recreation area into a project, he also considers the surrounding uses.

"I look at the proximity to parks, health clubs, gyms and restaurants," he said. "We have all of those within a walkable distance from this site. I'd rather see the residents circulate around the neighborhood."

The project, known as South Beach, proposes two, two-bedroom units, which would both likely be affordable housing units to satisfy the projects affordable housing obligation, and 12 three-bedroom units.

The project calls for two buildings, fronting both Monmouth and South Pearl streets, with ten of the three-bedroom units facing Monmouth Street, and the two-bedroom units and the remaining three-bedroom units facing South Pearl Street.

A driveway entrance would be placed between the two buildings, which would provide access to the single-car garages for each unit.

The entire project would be four stories high, with one unit on the first and second stories, and a second unit on the third and fourth stories.

Busch said that although many of the surrounding uses in the area are commercial, several attempts have been made to use this site for retail, and almost all have failed.

"Retail is something that has never worked on this site," he said.

Janiw said that the BR-1 zone is open to a variety of uses, including both single and multi-family development, retail, restaurants and hotels.

Janiw said that the Red Bank's master plan encourages density in this zone, because of its proximity to the Red Bank Train Station and several bus routes.

"The master plan calls for 320 new residential units in this area," said Janiw. "It would be impossible to create 320 new units in this area without either razing the entire area or creating pockets of higher density. This property can handle the density we're putting in place, and it can handle it well."

Janiw pointed out that Wesleyan Arms, an adjacent age-restricted residential building has 60 units per acre, which is a higher density than the South Beach proposal.

"The benefits of granting this," he said, "certainly outweigh the detriments."

The revised plans, which are expected to include more open space, are scheduled to be presented at the March 15 board meeting.