New Trend of Mixed Use Very Popular
By Muriel J. Smith
ATLANTIC HIGHLANDS – The Planning Board last week unanimously approved a variance for Kalian Company, for property at 60-68 First Avenue, paving the way for construction of a commercial and residential use project where there is currently a vacant lot and a beauty salon.
Mazin Kalian of Tinton Falls filed the application on behalf of Atlantic Highlands Associates II, LLC, for construction of commercial space on the first floor and 13 one-bedroom and five, two-bedroom units above. Kalian is president of the company he founded in Red Bank in 1986 which has done construction throughout New Jersey as well as in Pennsylvania and Tennessee, specializing primarily in single family homes, adult communities and mixed uses. The company has been listed among the 100 best construction companies in the United States.
This will be the Red Bank builder’s second major project on First Avenue. He recently secured a demolition permit and took down the former Skipper’s Shop at 100 First Ave. Plans were approved by the board in 2012 to build four apartments on the second floor and one or two professional offices on the first floor. The builder said last week he anticipates breaking ground for that construction within the next few weeks.
Last week’s approval settled the question on whether a loft is considered a separate floor as maintained by the zoning official who denied a building permit on that ground. Local ordinances do not spell out any definition for a loft, but require that no construction in the historic business district be more than 40 feet in elevation. According to the plans submitted to the board, the project remains under 40 feet and the planning board opted to term the “lofts” mezzanine space for the purposes of approval.
The one-story building now at 68 First Ave. is owned by Fred Rast, mayor of Atlantic Highlands, and currently a beauty salon in the building is owned by Lou Fligor, councilman.
Councilman Jack Archibald, who sits on the planning board, recused himself from action on the variance, as did Martin Hawley, fire marshal.
Archibald recently lost a hotly contested mayoral election to Democrat Randi LeGrice, a Democrat, after Rast, the Republican mayor who is not seeking another term, issued a letter to all borough residents urging they vote for LeGrice. Hawley was appointed by Rast to his present term and stepped down from acting on the application since he is a paid borough employee. Although planning board members are appointed by the mayor, it was determined by the planning board attorney there was no conflict of interest in their acting on the application for the mayor’s property.
The plans call for five two-bedroom apartments on the third floor, each with a loft for the second bedrooms, along with eight one-bedroom units on the second floor, and commercial space at street level. Although the building will also have an elevator, the builder pointed out appurtenances such as elevator shafts are allowed on rooftops and can exceed the 40-foot limitation. Monthly rent for the units is expected to range between $1,700 and $2,500.
During the two-hour public hearing, neighbors on Second Avenue, which is adjacent to the proposed construction, were advised the parking lot on Second Avenue which several years ago received a variance for use in a residential district, is not being considered for use by the new project. The plans note that 82 parking spaces will be required, but the municipal lot adjacent to the post office will be used to meet that number.
Allan Dean, whose historic house and property are immediately adjacent to the proposed construction, said he feels the project is a good one for the borough but questions whether the scope is too large. He admitted to having mixed feelings about the project. A member of the planning board in 2006, Dean wants assurance the geological structure of the land beneath the vacant lot can support the added construction and will not create water and drainage problems which have been evidenced there in the past. He has also voiced concern if pile drivers are used in construction, would they be detrimental to his own more than a century year old home, located within 50 feet of the site.
Balconies planned for the second floor of the new complex would be opposite homes on Second Avenue, the properties to the rear.
Kalian, who is currently building Cottage Gate at Little Silver, adjacent to the railroad station, and has built thousands of homes in several states, said the lofts over the third floor apartments would not be visible from First Avenue. He estimated rentals would range from $1,500 to $1,700 for one-bedroom units and $2,500 for the two bedroom units. The property would also be apartments on upper levels and retail space at street level, similar in style to the proposal at 60-68 First Avenue.
Cottage Gate, across from the Little Silver Railroad Station, is a group of four buildings containing 21 two story family two homes ranging in prices that started at $580,000 during the pre-construction phase several years ago. Buildings one and two are almost completely sold out, and construction is ongoing on the fourth and final building. Owners’ homeowners association pays for grounds upkeep for the complex.
In Union Beach, where many homeowners are still not back in their residences after Super Storm Sandy, Kalian also offers a variety of model homes for sale beginning at $247,000 on residentially owned property. The company has built adult communities in the eastern and southwestern part of the United States as well as 71 housing units at Forsgate Country Club, one of Kalian’s constructions of golf course communities.
