Parking Issues Raised in Ocean Grove
Coaster Photo
A proposed 63-unit condominium project in Ocean Grove would overshadow these three homes on Lawrence Avenue.
By JOANNE L. PAPAIANNI
A state certified real estate analyst attempted to alleviate concerns about parking in the already parking-starved historic district of Ocean Grove during a recent hearing on a proposed condominium project.
Following a study, Jeffrey Otteau, testifying for Regal Homes, the developer of the proposed 63-unit complex, said he believed the parking allocation for the project was adequate.
Plans calls for one parking space per unit.
Otteau said after his study of the area he concluded that one-person households are the largest single type seen within that demographic, constituting 40 percent of residences.
Otteau said he found that the households living near train stations were smaller in size than those further away.
“One person households were the largest single type,” he said.
Otteau said that this prototype own fewer vehicles, drive fewer miles and have lower transportation expenditures.
He said that findings from the Brookings Institution, regarding “location-efficient neighborhoods,” with public transportation and close retail establishments matched his findings as well.
The Brookings Institution is a national research firm located in Washington, D.C.
The main focus of Otteau’s presentation was the alleviation of parking worries in the area, which he stated would not be greatly impacted because residents of the households he studied own only 1.03 vehicles.
“In my opinion the parking allocation is adequate,” said Otteau.
This is the second special meeting held by the zoning board regarding this application. At last month’s meeting residents complained about the height of the three buildings, the number of units proposed and the impact of more vehicles on the already parking-deficient neighborhood.
Plans for the complex call for one parking space for each unit. Regal Homes attorney Jennifer Krimko stated several times over the course of the testimony that since township zoning ordinances don’t require any parking be supplied, her client is exceeding parking requirements.
Otteau also testified that owners within the demographic study generally do not have children and those purchasing family vacation homes in the area tend to buy detached single family homes.
He added that baby boomers tend to buy larger retirement homes and are “looking for tranquility.”
Vacation buyers in that demographic, he said, purchase homes larger or as large as their permanent homes.
He said that those purchasing condominiums are usually owner/occupied and represent smaller households overall.
Otteau said that buyers purchasing homes for investment purposes are no longer part of the equation.
“The investor buyer has exited real estate,” said Otteau. He added that purchasers can not rent their homes for as much as it costs to carry them.
Also he said that “flipping houses,” whereby purchasers buy and try to sell houses at a profit, is no longer profitable.
“Resale is in doubt, the market has hit a wall,” said Otteau.
Board Member Charles DeMaria asked Otteau how he would categorize the area.
“How do you consider the area seashore, urban?” asked DeMaria.
“All are appropriate seashore, commuter, semi-urban,” replied Otteau.
Using Middletown as an exception to Otteau’s findings, DeMaria said, “There are errors in your analysis. Is Ocean Grove a bedroom community to New York City?”
Otteau conceded that Middletown would not be a good comparison, but said Asbury Park, Bradley Beach, Long Branch and Monmouth Beach fit his profile.
In other testimony the project’s engineer Jeffrey Spalt said the size of the buildings has been reduced.
Presentations were halted at the March 29 meeting after it was determined that the close proximity of the buildings violated township fire codes.
The buildings were reduced from 82.5 percent of the property size to 79 percent.
During the testimony Krimko presented a hypothetical proposal of the property using existing codes, which would not require any variances. The current proposal requires several variances, including one for height and density.
The hypothetical building would house retail stores on the first level, offices on the second and apartments on the third. It would be 35 feet in height, almost 10 feet shorter than Regal Homes’ proposal.
Answering residents’ concerns about diminished sunlight in the location, architect Scott Roth presented two sets of drawings illustrating shadows being cast by the Regal Homes proposal against the hypothetical building.
In his opinion the difference between the two projects would be minimal.
DeMaria questioned Roth about the impact of the sunlight on the three houses which will be left standing on Lawrence Avenue and will be surrounded by the three condominium buildings which will be in a U formation.
Krimko replied, “We are not saying there are no shadows, we are saying there is no difference in the shadows with permitted use.”
Board Member Aileen Isenberg, referring to the three homes, said, “In spring, winter and fall there will be shadows. Only in summer will they not be shadowed at 4 p.m.”
“We are not creating any additional detriment than a permitted use would,” answered Krimko.
During the meeting there was a discussion between zoning board secretary Rose Havey and Krimko regarding the decision to leave the three houses standing.
Krimko said that she was told by the zoning board that the three houses could not be included in the demolition to make room for the complex.
“That’s not true Jennifer,” said Havey, who added that the developers came in “piecemeal” with plans and she asked them why the three houses were not included in the plans.
Regarding the three homes, Webb Avenue resident Steve Palmer asked, “Will they ever get sunlight?”
When Roth replied that they will not get direct sunlight, Palmer said, “So they’ll only get sunlight bouncing off other houses?”
The meeting was adjourned due to time constraints. Two more experts in traffic and planning are slated to testify at the next meeting planned for May 31 at 7:30 p.m.
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