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Planning Board approves minor subdivision at 64 Locust Avenue with limited frontage relief
Summary
The board approved a subdivision of an oversized waterfront lot at 64 Locust Avenue into two residential lots, granting limited variance relief for lot frontage; applicant counsel and professionals described a flipped driveway, required parking, and drainage measures, and a neighbor voiced support with minor requests.
The Red Bank Planning Board approved a minor subdivision application for 64 Locust Avenue (Block 39, Lot 4) on July 22 after testimony from the applicant's attorney, engineer and architect and a brief public comment period. Rick Brodsky, speaking for applicant K and G Realty Group LLC, said the application splits an oversized waterfront parcel to create a new conforming 50-by-100 front lot while the rear lot will retain a larger waterfront home; the board granted limited relief related to lot frontage and front-yard parking configuration.
Engineer Joseph (Joe) May testified that the property contains approximately 27,000 square feet with 75 feet of frontage on Locust and about 360 feet of depth, and that the proposed front lot will meet most bulk standards while the applicant seeks variance relief for a 25-foot frontage area. "We did, address and resolve the parking deficiency with respect to the newly proposed lot up on Locust by, essentially flipping the driveway," Brodsky said, explaining that the revised Exhibit A-6 relocates the driveway so each lot can provide two parking spaces required under RSIS. May told the board public water and sewer will serve the houses and that the development has low expected traffic impact.
Architect Matt Cronin described the proposed 2.5-story wood-frame house, with a covered front porch, first-floor study and a habitable attic of less than one-third of the floor below; he said dormer windows will be egress-sized casement windows and the plans will be corrected to show the flipped driveway and corrected elevations. Neighbor Steven Houck (60 Locust Avenue) spoke in support of the application and recommended mirroring the dormer orientation to avoid direct window alignment with his property; Houck said he preferred the revised driveway because it improves local parking and front-door access.
Board members asked for revised plans to show landscaping or a fence to delineate the two driveways and suggested privacy screening along the rear property line. The board also discussed stormwater; the applicant said an underground detention structure is being built at the rear of the site and that soil testing and a dry well could be provided if required. After discussion, a motion to approve the application passed on a recorded roll-call vote with the board members voting in the affirmative.
