Planning board approves revised plan for two two‑family buildings at 183 Doctors Parker Boulevard

Red Bank — The Planning Board voted to approve a conditional subdivision and site plan for a two‑building development at 183 Doctors Parker Boulevard after reviewing revised architectural and engineering plans and negotiating conditions to limit future occupancy changes and ensure shared maintenance.

At a meeting the board approved the application with conditions that require the applicant to revise landscaping, meet outstanding technical comments from planning staff, and record deed restrictions preventing attic or basement occupancy without returning to the board. The approval also requires a binding cross‑maintenance agreement (similar to an HOA covenant) for shared driveways, utilities and stormwater systems.

The applicant's architect, Mr. O'Neil, said the latest drawings altered the front building's fenestration and side elevation to better match neighborhood houses and added a metal roof element to articulate the entry. "We made architecturally a change to the fenestration pattern on the front building," he said, describing standardized window sizes and a belvedere intended to bring daylight into the unit cores.

Engineer Mr. Garrido described site changes that reduced lot coverage and simplified stormwater infrastructure. "We eliminated the kind of the two parking lots'we were able to eliminate both these parking lots and sort of just put three stalls off the main driveway," he said, adding that the revision allowed consolidation from two underground detention basins into a single, larger facility and created more central green space.

Board members pressed the team about potential future finishing of basements and attics. Planning staff and members noted the buildings were designed so those spaces could be finished in the future, but they wanted the board to retain review authority before any conversion. One member said basement bathrooms can create an "attractive nuisance" that increases pressure to convert basements into separate living units. The applicant agreed to a deed restriction that the attic "can't be occupied without coming back" to the board and that basements will remain unfinished except for rough plumbing stubs; the approved condition permits an unfinished basement with a half bath only if the board first reviews any future occupancy changes.

The board also required the applicant to revise its landscaping plan to meet the tree‑replacement caliper calculation under the borough's tree ordinance (cited during the meeting as "6.6"). The applicant said it plans to replace six removed trees and will supplement the proposed plantings to meet the ordinance and the Shade Tree Committee's comments.

Members discussed ancillary matters including generator placement and the role of battery storage. One member recommended discouraging noisy generators and encouraging whole‑house lithium battery systems (Powerwalls), but agreed the council — not the planning board's conditional site approval — is the proper venue to consider broader ordinance changes.

On technical points, the engineer said impervious coverage for Lot 12.03 dropped from 63% to 56.2% and Lot 12.04 from 67% to 57.9% under the revised plan; the team acknowledged that variances are needed and had been advertised.

The approval was conditioned on the applicant satisfying all outstanding technical comments from planning staff, recording the deed restrictions and filing a cross‑maintenance agreement covering plowing, trash access, utilities and stormwater maintenance. Board members said they will review the draft maintenance agreement before granting final sign‑off.

Votes at a glance - Resolution approving 170 Broad Street (Block 104 Lots 14 & 15): motion passed (recorded abstention noted during roll call). - Approval of 183 Doctors Parker Boulevard (Block 90, Lot 12.01): motion to approve passed by roll call with stated conditions; applicants must meet planning staff comments and record required deed and maintenance documents.

The board adjourned after noting several possible future agenda items, including parking ordinance revisions and discussions of permeable driveways and energy storage standards.