Density main concern with townhouse plan
Residents of Bluffs
troubled by application being done in two parts
The application to build townhouses on West Front Street in Red Bank, which began its public hearing last week, was met with some concern and cautious optimism by area neighbors.
The borough’s Zoning Board of Adjustment began hearing testimony on a proposal to build nine townhouses at 78 W. Front St., a lot that is slightly larger than a half acre.
The owners of the property, 78 West Front Street Associates, Little Silver, have applied to the board to construct condominium units on a parcel that currently holds a single-family home.
To build the nine units would require the board granting a number of bulk variances, a use C variance for residential density and a site plan approval.
But West Front Street Associates has asked that the application be bifurcated and are seeking approval on only a use variance at this time.
According to Martin A. McGann Jr., the attorney representing the applicants, a site plan approval will be sought at a later date if the use variance is granted.
By borough ordinance, the permitted use is 10 units per acre, and, based on the plan to build nine units on a 24,569-square-foot lot, that would equate to 15.3 units per acre.
It is primarily the density issue which has concerned the residents of The Bluffs, a 20-unit condominium development adjacent to the property.
Jay Herman, president of The Bluffs’ board of directors, told the Zoning Board there has been an ongoing dialogue between both groups and there has been some accommodation on the part of the developers.
Herman said the developers plan to use brick pavers on the driveway instead of blacktop, which would complement The Bluffs.
The developers also agreed to private trash removal, Herman said.
"There was a high level of concern regarding the property to the west of us," Herman said, "but we’ve had a very cordial relationship with the developers."
Herman said he and other members of The Bluffs have found the architectural plans very attractive and said he believes developing that property for townhouses is appropriate.
"We’re very impressed with the architect," he said, "and we’re also very impressed with the developing team."
In addition to the density, Herman also said he objected to the application being heard in two separate pieces rather than as a single proposal.
Once approval is granted for the use variance prior to site plan approval, it would greatly restrict what the board can do by way of the application, according to Herman.
"The best among us cannot envision every detail in the site plan and the Devil’s in the details," he said. "Your leverage and our leverage will change dramatically.
"The details not yet known are quite substantial," he added.
But Herman said he remained optimistic that they could reach an appropriate compromise.
"We like the design. We think townhouses are fine," he said. "I think we can get along."
Located across the street from the proposed development site is the Trinity Episcopal Church, whose rector had previously voiced criticism of the plan.
The Rev. Kenneth D. Aldrich Jr., the rector, had called the project a "city slum-like density," and had accused the developers of attempting to shoehorn as many units onto the property as possible for the greatest possible return on their investments.
But at last week’s meeting, a church spokesman expressed a more conciliatory point-of-view.
"I’m quite pleased to see the plans and drawings put forward by the architect," said Bruce Preston of Rumson, a senior layperson for the church.
Preston said he has been a member of the church’s congregation for some 40 years and has seen the area undergo some changes, not all of them good. He said the church is still quite concerned about the density of the development and what that could mean for the church and the community in the way of traffic and noise. But by what he has so far seen of the plans, he was impressed.
"I have some reservations, but they’re [the plans] quite beautiful," he said. "I think we have to look at the quality of the units and the number."
The board will continue to hear this application at its Jan. 18 meeting.