Zoning Board OKs plan to upgrade Chubby's site Project will create 140-space parking shortfall BY MELISSA KARSH Staff Writer Architect's rendering of The Bank. RED BANK - Numerous residents came out to the Red Bank Zoning Board of Adjustment's March 20 meeting to support an application to turn a downtown nightclub into a family-friendly restaurant. The applicant, of 26 W. Front St., proposed to demolish the existing two-story building, currently home to Chubby's Waterside Café, and construct a four-story, mixed-use building in its place. After hearing testimony touting the advantages of the proposal, the Zoning Board unanimously approved the application, which calls for a restaurant, to be named The Bank, on the first and second floors of the building, and two apartments to occupy the third and fourth floors. "I had some concerns about this plan but given the testimony for it I vote yes," said board Chairman Thomas V. Williams. He did raise concerns about the lack of recreation space relating to the two apartments included with the project. Most of the people in attendance at the meeting said the new proposal would be an improvement over the establishment that is currently on site. "I've been in business for 34 years on West Front Street looking at this eyesore. This is a great addition to our town and cleaning up our town. What was there beforehand with all the kids and everything, I can't tell you howmany abuses were done to my building. This change is something that we really need. It's something positive. It's really going to be a very good benefit to our town. This is such a great thing that's needed. I'm very happy to see it," said Wayne Fisler, owner ofWayne 'sMarket on West Front Street. Chubby's was the scene of a street brawl involving several hundred people after a hip-hop event in October of last year. The melee, which left one police officer injured, led the owners of Chubby's to agree to a borough sanctioned ban on hip-hop concerts and had some residents questioning the safety of the borough. Current Chubby's ownerMichael Gilson addressed board member concerns about the lack of parking available at the downtown establishment. "I think the parking problem is something that's more perceived by people. I think it's more of a matter of educating the people to where they should go in town at different times of the year to find spots," said Gilson. The applicant's attorney, Rick Brodsky, of Ansell Zaro Grimm & Aaron, identified the Globe Court parking garage as an underutilized public parking space that could be used by the new restaurant's patrons, as well as patrons of other downtown eateries. Brodsky also said the applicant entered into an agreement to reserve about 50 parking spaces for employees of The Bank so they can park in the Globe Court lot. He said parking in the lot would be a required condition of employment at the restaurant. There will also be a voucher system in place for patrons who pay the $5 fee to park in the parking garage, said Brodsky. "We anticipated buying a shuttle van to pick people up and take them to the restaurant," said Gilson. He said all advertising for the restaurant would include a mention of the Globe Court parking garage as well as the shuttle service. The application requires a "c" variance for parking, with six parking spaces- four for the residents of the apartments and two for the owners - proposed. Based on the maximum occupancy of the building, about 146 spaces would be required. The applicant was concerned about the potential cost for the deficiency in parking, which was originally around $325,000 but had been lowered to about $120,000. The $120,000 is based on the increase in the parking deficiency and the total deficiency fromscratch. "I don't know if there's any discretion fromthe board's perspective to take into account extenuating circumstances when we are looking at a significant improvement like this," said Brodsky. He said the $120,000 is a significant amount of money for the applicant and asked if the board would waive the requirement, taking into consideration the contribution the proposal brings to Red Bank. "As a practical matter, the increase in the parking demand, talking about the number of people utilizing the business now as opposed to the number utilizing the new business once we change, it's not nearly as significant as the numbers show. The numbers that are being used to calculate the contribution is based on occupancy froman approved use that goes back to 20 years ago. The use here has progressed in terms of the utilization of the property," said Brodsky. Board members decided to let the governing body decide whether there should be a parking deficiency requirement and what it should be. "Historically, this board has not waived that issue because we thought it was something more for the governing body to basically come up with whatever formula they come up with," said board attorney Kevin Kennedy, adding, "If you waive this requirement or modify the requirement, you are creating a precedent whatever standard you're going to hold this applicant to, you are going to have to hold future applicants to. So that's just something to be mindful of." Principals in the application include Gilson, Taso Lyritis, George Lyritis, Greg Milano, Steve Milano and Ted Smith. Two of the principals are the owners of the Bistro at Red Bank restaurant on Broad Street. In the end, board members responded favorably to the application and the change in the type of clientele that it would attract to the area. "I think what you're proposing is a great addition to Red Bank. I think that having it be a family-style restaurant is also great. I think what the town needs is a waterfront restaurant. I think it's a lovely project," said board member Karen Waldman. RiverCenter DirectorNancyAdams also came out and spoke in favor of The Bank coming to Red Bank, saying it would drive consumers to the downtown. "This project helps to get downtown apartments bring a 24/7 customer base and economic bump to the town," said Adams. "We're [RiverCenter] very much in support of this project and we're hoping that this board will see it the way we see it as a real boost." The other variances sought include a "d" variance formaximumfloor area ratio; and bulk "c" variances for setback fromthe centerline of the street, for maximum lot coverage and for deficient open space. One of the principals, GregMilano, said after the meeting that construction on the building would not begin for another three to fourmonths while plans are being drawn up and the board's conditions are being satisfied. He said once construction work begins The Bank could be built inside of 12 months.