Chabad of the Shore is seeking approval of plans to convert this vacant movie theater in West End into a synagogue complex. KENNY WALTER A proposal to convert the former West End movie theater into a state-of-theart synagogue complex drew opposition from residents and business leaders in the city at the Long Branch Zoning Board hearing on June 11.
The Chabad of the Shore is seeking approval of an application that includes variances to convert the building, vacant for 20 years, into a synagogue, a multipurpose room, classrooms and office space. The proposed use of the building at 607 Ocean Ave. is not permitted under the city’s current zoning. The building, assessed at $1.6 million, is owned by Ocean Avenue Partners LLC.
Board member Leslie Schneider questioned the nonprofit Orthodox Jewish group’s application, which includes various conditions that she said would be unenforceable.
“The problem is we are not a policing agency,” she said to the 50-plus people attending the meeting. “So we could put 100 conditions in, but there is not the manpower or wherewithal to enforce all the conditions.
“When we put conditions in for use, it is very hard for us to control that,” she added.
One of the features that received the most criticism from the board is a 200-seat sanctuary and another 200-seat multi-purpose room that would be separated by a retractable wall. Rabbi Leibel Shapiro told the board the wall would remain up at all times.
Steven Tripp, of Wilentz, Goldman, Spitzer, the attorney representing the Chabad, said the 21,000-squarefoot, two-story complex would also include a kitchen and a 60-space parking lot on the property located between Brighton Avenue and West End Court.
The project would sit on nearly ¾ of an acre and would require a use variance because religious uses are not permitted in the city’s C-3 zone.
Tripp said the application would also need bulk variances for setbacks and parking compliance.
Many board members expressed trepidation about the application, however, and the most controversial portion of the meeting came when it was disclosed that the Chabad has been hosting religious services at the current offices at 620 OceanAve., which is not a permitted use.
“I am concerned that we are already discussing conditions that you are required to accept and you already have conditions that you are supposed to meet with the existing facility that you have,” board member Robert Dooley said. “You do run a lot of programs out of your facility right now, and you are doing that without permission. “That is a concern for me because now you are asking us to grant permission where you are already not meeting conditions,” he added.
Shapiro said the Chabad has leased the office for about five years, and about 2 ½ years ago began holding religious services there.
“When we opened that facility, it evolved to where it is today, and that is why we are looking to build a permanent place that would be appropriate according to the ordinances,” he said.
“The reason we are here tonight is because we’d like to do it right,” he added.
Shapiro said that in years past, the Chabad has also operated out of the Jewish Community Center in Deal Park, Monmouth University in West Long Branch, and has rented other buildings in Long Branch.
Themain opposition to the proposal came from the West End Business Association, which hired Red Bank attorney Ronald Gasiorowski to represent the group during the series of hearings.
Gasiorowski questioned Shapiro on why the Chabad originally leased the approximately 1,500-square-foot office space on Ocean Avenue if there was no intention of conducting religious services.
“When you leased the space, if you did not intend to host religious services and conduct classes, why did you need [1,500] square feet?” he asked. “Tell me why your testimony would be credible, since you in fact have been violating ordinances of Long Branch knowingly for four or five years.”
Shapiro explained that the Chabad has looked for several years for a new location before finally settling on the former movie theater.
“The problem the other facilities had was a lack of parking,” he said. “After a lot of work and tremendous expense, we finally found a facility that had parking.
“We are looking to bring it back to life, clean it up and pave over the parking.”
According to Shapiro, while the majority of the congregation live within walking distance of the proposed synagogue, the parking lot is necessary for those coming from a distance.
Zoning Board President Terry Janeczek said the board would bewary of the impact the Orthodox Jewish congregation would have on the surrounding neighborhood because of past issues involving synagogues.
“Please understand that we have been this route before,” she said. “We are very concerned, and it is going to be a point of contention for us.”
Shapiro frequently said during testimony that the location is ideal for the Chabad because more than half of the congregation lives within walking distance. “Next to it on Ocean Avenue there are large developments that we service,” he said. “Most of the people walk, and we need to be in a place where they can get to easily.
“Most importantly, we chose that site because that site has parking,” he added. “We wanted to make sure we had parking for people that participate.”
Members of the board expressed concerns over the parking lot, which is commonly used by customers of businesses in West End, an area of the city where parking is in short supply.
Shapiro said the Chabod and the city could reach an agreement that would allow the parking lot to be open to the community when it is not needed for the congregation.
Tripp also explained that traffic would not be a problem during the majority of the year.
“This is a use that the courts have recognized is inherently beneficial,” he said. “It is a use that would benefit the area and serve a number of residents in the immediate area.
“Essentially, we think the vast majority of the time, probably 360 days of the year, there will be little to no impact,” he added.
Shapiro said about 10 people currently attend the weekday services, and attendance at weekend services ranges from 20 people in the winter to 70 in the summer.
Tripp went on to say the synagogue would mostly host small-scale events, services and classes and would have increased attendance for only a handful of religious holidays.
Shapiro said that he does not expect to host more than a few weddings at the facility.
He also said the complex would be used for a mentoring program for special-needs children and a Sunday school program that includes five teachers and between eight and 15 students per class.
Rabbi Shapiro also explained that attendance would peak on Saturday mornings but even then would result in between 10 and 20 cars for the 60-space parking lot.
According to Shapiro, while the services are Orthodox Jewish services, they can be attended by people of any faith.
“Services are run in an Orthodox manner, but most of the people who come don’t consider themselves observant,” he said.
The board will continue to hear testimony at a future meeting.