By JF Grodeska
ATLANTIC HIGHLANDS – In a nearly four-hour special meeting, the borough planning board heard detailed plans, variance requests and expert testimony about a proposed development at 160 First Ave., the current home of Mike’s Convenience Store and Scenic Liquors.
The development by Kalian Management LLC, a borough-based company, requires eight separate building code variances and members of the public were quick to voice their opposition.
Kalian proposes to demolish the current single-story masonry building to construct a four-story mixed-use building with 1,413 square feet of retail space on the first floor, 11 residential units on the second and third floors and eight residential units on the fourth floor.
Variances are required for, among other things, the number of stories – borough ordinance mandates three; the building height – 43.97 feet where a maximum of 40 feet is allowed; and nearly 100% impervious coverage where the maximum allowable is 75%.
Additionally, in a small borough where parking has always been problematic, Kalian asked for a variance reducing the 66 parking spaces mandated by the town to 55. Several other requested variances are also well outside the scope of current borough building requirements.
During the meeting, architect Richard Garber of GRO Architects, PLLC, Jersey City, gave the planning board a comprehensive PowerPoint presentation complete with artistic renderings of the project, technical drawings and schematics. Members of the planning board questioned Garber regarding his design as it relates to parking (both on and off the street), pedestrian safety, the removal of trees and greenery, and the location of utility poles and services not represented in the plans. The board also questioned how deliveries would be made to the retail space as there is no provision in the plans; trucks would have to double-park on East Garfield Avenue to load and unload.
After the architectural presentation, the public was invited to ask questions of Garber and make comments regarding the design. Those ranged from the building creating a blind spot for drivers and delivery trucks blocking East Garfield traffic, to the removal of trees and greenery without comparable replacement and affordable housing units.
However, a common theme for residents seemed to be the size and scope of the project and how it would fit in with the character of the borough.
“Atlantic Highlands is a small Victorian town on the New Jersey shore,” according to the borough’s website.
“Many of Atlantic Highlands’ Victorian homes have been preserved and restored, adding to the charm of small-town living, and providing interesting walking tours in the historic district.”
Most residents attending the meeting agreed that the building was out of step with the look and presence of the town and wondered why Kalian Management would present a proposal that ignored so many borough ordinances.
Kalian is no stranger to Atlantic Highlands, having completed building projects at 158 First Ave., 60 First Ave., and 2 Hennessey Blvd. All of these projects share a common theme of first floor retail space with multiple residential apartments above.
The meeting adjourned just before 11 p.m. The board will reconvene at 7 p.m. Aug. 3 at Atlantic Highlands Borough Hall.
The article originally appeared in the July 20 – 26, 2023 print edition of The Two River Times.
