Developer would convert Colony House to condos
Application seeks approval for interior, exterior renovations
BY MELISSA KARSH Staff Writer

Architect's rendering of the Colony House after renovations.

RED BANK - The Riverside Avenue apartment complex may be getting an update.

A proposal to convert the complex into $500,000 condominium units came before the Red Bank Zoning Board ofAdjustment Jan. 3.

The applicant, Signature Communities, is proposing to renovate the interior and exterior of The Colony House, a 68- unit apartment complex located at 122 Riverside Ave., and to convert the apartment units into condominiums.

Currently the 68-unit rent controlled apartment complex only has tenants living in 28 of the units. Many of the tenants were present at the Jan. 3 meeting to hear the proposal and discuss their concerns about the application.

"On a street that right now does not have adequate parking. with a building that has a very high vacancy rate. . .I'm concerned where will the parking be?" asked Peter Schkeeper of Bodman Place.

The project requires several "d" variances for floor area ratio, density and maximum elevation. The variance that met the most resistance from board members was a "c" variance for parking. Under the proposal, 70 parking spaces, including one space for people with handicaps, are proposed, but based on the Residential Site Improvement Standards (RSIS) about 79 spaces would be required for the site.

The 70 parking spaces would be split between two lots, one of which would include 38 spots on-site at RiversideAvenue and 32 spots in an off-site lot that fronts on Bodman Place.

Thirty-six of the parking spaces on the Riverside Avenue lot include garages for tenants upon request.

"I don't think that anyone who moves to a luxury condominium wants to come without their car. Right now on Bodman Place it is quite a problem to find a parking space. We have a lot of problems with parking," said Marilyn Runyon, Bodman Place, addressing the fact that each condominium unit is being allotted only one space.

Board members seemed to be concerned by the parking situation as well, and Board Engineer Richard Kosenski asked the applicant to look into putting additional parking spaces behind the garages.

"I think one parking space for one unit is unrealistic, and I will not accept this application for approval based on that," said board member Sam Balacco.

Another concern board member Christopher Ferrigine expressed was about the displacement of the residents currently occupying the building.

"Basically, the people who are presently in there would have to buy the condominium units or find another residence." said Ferrigine.

The applicant's attorney, John A. Giunco, of Giordano, Halleran & Ciesla, said that his client would follow all New Jersey statutes regarding the proposal.

"It's my client's intention that as they go through the conversion that they would offer the units to the current tenants and honor all the obligations under the statute in terms of notice," said Giunco. "The renovations will go forward whether the building is partly occupied or unoccupied, and if necessary [to] work around the existing tenants until such time [when] the proper arrangements are made in accordance with statutory obligations."

The applicant is also proposing new terraces for each of the units in order to enhance the waterfront views from the complex, which is located in the WD, or waterfront development, zone.

"We're trying to enhance the beauty of the building and trying to improve the lifestyle of the building by providing balconies in all the units so they can come out and appreciate some outside living as well," said the applicant's architect, James J. Monteforte of Monteforte Architectural Studio in Neptune.

"[We are] reorganizing the units and are trying to create more open space in the unit, a nicer flow in each unit [and] trying to bring the buildings up to a more acceptable standard of code compliance," he said.

Monteforte also said all of the units would be accessible to people with handicaps.

The principal in the application is Charles Silberberg, who owns the Renaissance complex located at the Long Branch oceanfront, which includes condominium apartments and townhomes.

The other variances sought include a "d" variance for maximum floor area ratio, where a floor area ratio of 1 is permitted and the floor area ratio of 1.78 is proposed.

"There are no proposals to alter or in any way change that existing footprint as it currently sits on the property today," said the applicant's planner, Christine A. Cofone, of the variances that, she said, would not be further exacerbated by the proposal.

The other two "d" variances include one for density needed for this application, where garden apartments are not to exceed a density of 40 units per acre for properties adjoining the Navesink River and fronting on Riverside Avenue and 57 units per acre is being proposed; and a variance for maximum elevation where a maximum elevation of 75 feet is permitted and more than 10 percent above the 75 foot elevation is proposed.

The bulk "c" variances include a variance for minimum front yard setback where a minimum front yard setback of 50 feet to Bodman Place is required, and the existing setback is 15.74 feet; and a variance for a combined side-yard setback is required where a combined side yard setback of 40 feet is permitted and the existing combined yard setback is 34.12 feet.

A "c" variance is also required for maximum lot coverage where a maximum lot coverage of principal and accessory structures of 25 percent is permitted and 26 percent is proposed.

Two design waivers are also required since the applicant is proposing to keep the existing parking stall markings which are not "hairpin" style and all parking stall markings are required to be "hairpin" style. The second design waver is needed for the minimum width of the entrance and exit drives where 24 feet for drives carrying two-way traffic is required and 10 feet is proposed for the 32 stall parking lot.

Newly elected Zoning Board Chairman Thomas Williams carried the application to Feb. 7, and asked the applicant to look into using solar energy or other energy saving technology in the common rooms of the building.

Also at the beginning of the meeting, board members Raymond Mass, Jesse Garrison and Ferrigine were all sworn in to serve new terms after their former terms had expired, and former board chairwoman Lauren Nicosia was elected as the vice chair, the position Williams previously held.