Allenhurst OKs Redevelopment Plan
By JOANNE L. PAPAIANNI
The Board of Commissioners in Allenhurst moved the redevelopment of Main Street one step closer at their meeting Tuesday night, after approving the plan with only minor changes in side yard setbacks.
The redevelopment plans for the eight-acre site call for mixed use with retail on the ground floor, and second floor residential. It also would allow for the possible demolition of the Jersey Central Power and Light building.
Gloria Yeranian, who owns property on Main Street where the now closed Green Gorilla is located, said the way the original proposal was written, with 10 foot setbacks on both sides of her 30 foot property, it would render her land unable to be developed.
Yeranian said the plan in the southern gate of the borough, appeared to provide more open space than building.
Planner Fred Heyer, of Heyer and Gruel Assoc., suggested making the setbacks a combined 20 percent of the bulk of the property, making the setbacks only 6 feet on each side.
About 35 people filled the meeting room to comment on the plan that has been three years in the making.
Most were concerned that if the guidelines in the plan were strictly adhered to they would need costly variances, if they choose to redevelop their own properties.
Unlike most redevelopment plans, Allenhursts allows for the appointment of several developers, property owners included.
The board could also decide to hire one developer.
Scott Nelson, of Main Street, asked the board if he could leave his property as it is within the redevelopment area and the board said yes.
I can stay as I am Ive had four years of worrying for naught, Nelson said.
But Commissioner Christopher McLoughlin said a developer, when one is chosen, may come in and say they need his property for redevelopment.
But McLoughlin and other officials emphasized that developers would have to make a reasonable offer to property owners.
No one can predict what will happen in a year, McLoughlin said.
Redevelopment Attorney Paul Fernicola assured residents that eminent domain would only be used if an agreement can not be made between developers and property owners.
He said the issue of eminent domain was, in fact, settled when the redevelopment zone was created and approved in 2004.
I hope that no property is condemned, Fernicola said. We hope that all parties can come to a meeting of the minds and have a closing, like any closing.
Later in the meeting McLoughlin said commissioners are hoping eminent domain will never have to used. It was added on the advice of legal counsel.
If you dont have a plan with eminent domain, you dont have a plan, McLoughlin said.
The plan also includes
the adaptive re-use of the JCP&L building.
John Morgan of Spier Ave. said including the adaptive re-use of the JCP&L building limits the creativity of developers.
If you say you have to use the same foot print, you drastically reduce the creativity, Morgan said.
But Fernicola said there is language in the plan stating that the building could be torn down.
Two representatives from JCP&L attended the meeting, with Dave Roberts saying he and the company are anxious to have the RFPs (request for proposals) sent out.
Roberts said the company has some consternation about plans after changes were made.
We havent had a chance to fully comprehend the changes, he said.
Roberts said he was concerned the company may lose one third of its building to a park.
Fernicola said there is no way of knowing what redevelopment plans will actually look like until proposals are made.
The only way to know is to send out RFPs and get some feedback, he said.
Planning Board Member Frieda Shalam voiced concerns about aggravating the soil under the JCP&L building during construction, especially if residential units are built there, changing the environmental standards from commercial to residential.
People will be drinking that water and showering with it, she said.
Contamination has been found at the site in the past, but Fernicola said the site is now before the Department of Environmental Protection and would have to be cleaned up before construction could take place.
He said it will be up to developers to made sure the area is cleared of contaminants.
As a public utility they have an obligation to clean up the property for it to be developed, Fernicola said.
He said construction could not begin until a no further action required letter is received from the DEP.
Spier Ave. resident Dr. Richard Fernicola said he was not confident that the DEP would properly enforce its own regulations.
Im down on the enforcement arm of the DEP, we are acting like the DEP is a knight in shining armor. I hope Allenhurst doesnt suffer, Dr. Fernicola said.
After hearing from residents commissioners all agreed that the redevelopment plans would be flexible and not rigid, which seemed to ease residents concerns.
Its the nature of the redevelopment process to come up with other ideas, Heyer said.
One resident asked about the proposal in the plans to construct eight single family homes between Elberon and Hume Streets when there is little parking in the area already.
I have an experience on a daily basis of trying to park there, he said.
The homes would have to adhere to historical standards in the borough.
Resident Jim Caufield suggested reducing the number of homes and building three tennis courts instead, with additional parking.
We could made the beach club a world class facility, he said. if we lose this opportunity to have open space in the borough, well lose it forever.
McLoughlin did not give an estimate of when the redevelopment would actually begin.
A lot depends on when the RFPs are answered, he said.
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