High-end condos approved for BFS

High-end condos approved for BFS
BY KENNY WALTER Staff Writer

Project Manager Peggy Steinhauser points out design features of a luxury condominium project approved for the Beachfront South redevelopment zone. LONG BRANCH — Both the CityCouncil and the Planning Board have signed off on a proposed 11-unit luxury condominium development along the Long Branch oceanfront.

The council, which is the city’s redevelopment agency, passed a resolution approving the project with a 3-0 vote at the April 13 meeting, and the Planning Board followed up with an 8-0 vote to approve the site plan at its April 20 meeting.

The projected building will stand on the corner of Ocean Avenue and North Bath Avenuewithin the Beachfront South (BFS) redevelopment zone, one of the city’s six redevelopment zones.

The developer for the project is Long Branch Ocean Avenue LLC, which is part of the Tajfel Group, East Windsor.

According to Tajfel Group Co-President Carey Tajfel, the condos are scheduled to be priced between $900,000 and $1.25 million.

The attorney representing the developer, John Giunco, of Giordano, Halleran & Ciesla, Trenton, said that complying with the redevelopment standards was a big challenge.

“We spent a long time trying to bring a design to the table,” Giunco told the Planning Board. “The city requirements are very difficult and they are imposed in a very strong manner, and there is little leeway.

“It contains no variances or waivers and is in compliance with the redevelopment guidelines of this section,” he added.

The proposed building will contain 11 twobedroomunits to be built on what was once the site of a single-family home that may have served as a boarding house.

Project Manager Peggy Steinhauser, KZA Engineering, Manasquan, explained some of the amenities that each unit is expected to include.

“Each unit will have their own patio or balcony toward the east, southeast exposure toward the beachfront,” she said. “There is also a pool area and a hot tub proposed.

“There is a gated access to a small boardwalk that will take you toward Ocean Avenue and the boardwalk area,” she added. “The rooftop is fully accessible, with areas for barbecuing for families with small private gatherings.

“There is a small spot for sunbathing and some open areas that lend themselves to family or other social events.”

Giunco described the rooftop to the council.

“There are a couple of unique features, such as the rooftop,” he said. “The rooftop is going to contain a patio area and some patio areas exclusive to certain users.

“There is a green area on the roof, along with a barbecue recreation area,” he added. “There will be solar panels to use a solar energy source.”

The property is 0.55 acres, with most units around 1,800 square feet and including two and a half bathrooms each.

The design features numerous environmental components, including 10-foot-wide landscape buffers along the property lines and solar panels on the roof.

In reference to all the environmentally friendly amenities for the project, Giunco said the developer would look to obtain rebate money for some of it.

“If that rebate is available, my clients will apply for it,” he said.

The design also provides 22 parking spaces, two for each unit, and the design for the parking was heavily scrutinized.

“There have been numerous issues with that, but he has basically satisfied our concerns,” Planning Board member Kevin Hayes said.

However, neighboring residents still expressed concern over additional cars and traffic that the units will produce.

“I’m concerned about being the next-door neighbor, about traffic and where the guests are going to park,” BFS resident Jack Breslin said. “If they each have a car and they have a guest, where are they going to park?”

“They are going to have to park as close to the vicinity as they can get,” Steinhauser said.

Another neighbor questioned the barbecue area on the rooftop.

“Where is all this noisy barbecuing going to take place?” Diana Multare asked.

Multare also praised the design, however, particularlythehighshrubberythatwill act as a buffer.

“The less opportunity I have to see the buildings, the better,” Multare said.

BFS resident Harold Barbrow also praised the project, particularly that the project will be completed without the use of eminent domain.

“It is an interesting, well-thought-out project,” he said. “One of the great things about it is it was done without the use of eminent domain, which I think is a great thing.”

The groundbreaking for the condos is expected to be next spring.