JOHN MOOR, MAYOR
CITY OF ASBURY PARK AMY QUINN, DEPUTY MAYOR
ANGELA AHBEZ-ANDERSON, COUNCILMEMBER
ONE MUNICIPAL PLAZA
EILEEN CHAPMAN, COUNCILMEMBER
ASBURY PARK, NEW JERSEY 07712 YVONNE CLAYTON, COUNCILMEMBER
PHONE: (732) 775-2100 LILLIAN L. NAZZARO, ESQ., CITY MANAGER
WWW.CITYOFASBURYPARK.COM JOHN B. HAYES, DEPUTY CITY MANAGER
LISA ESPOSITO, RMC, CITY CLERK
Technical Review Committee
To: Municipal Council
From: Michele Alonso, PP/AICP, Director of Planning and Redevelopment on behalf
of the Technical Review Committee
CC: Joseph Maraziti, Redevelopment Counsel
Kevin Kennedy, Redevelopment Counsel for developer
Date: October 28, 2024
Re: TRC REVIEW
209-213 Fourth Avenue, LLC
201 Kingsley Street
Block 4003, Lot 7
The TRC met on June 10, 2024 to review proposed redevelopment for Block 4003, Lot 7, 201 Kingsley
Street. Present members of the TRC were Michael Nelson, Architect from CCH, Michael Sullivan, Planner
from CCH, Sam Avakian, Board Engineer from Avakian Engineering, Barbara Krzak, Planning Board
Chairperson, Yvonne Clayton Councilwoman, Michael Sheehan of the DEP and Michele Alonso, City
Staff, Director of Planning and Redevelopment. Since the TRC meeting CAFRA has asked for design
changes regarding elevation and flood proofing the building.
The project is for a three-story restaurant bar with a separate wine shop on the ground floor. The site is
currently a vacant grass lot. The lot is 6,000 square feet and undersized. 78% of the lot will be the
building. The facility will primarily front on Kingsley Street. The remainder of the property will be service
areas and a small landscaped area in the rear. There is no parking to be provided.
The building style proposed is modern. The building design breaks the building into two with a change in
design midway through the building. The southern Kingsley façade has large openings for diners with
large heavy columns and retractable large windows. There is a third-floor dining terrace with cable
railings and open trellis or a pergola over this half of the building. The northern Kingsley façade has a
more classical look with no balconies and a cornice. The windows are large and fixed. The wine shop will
occupy the northern part of the ground floor. Restaurant and bar are the remainder of the building.
Fiber cement panel is the primary façade material. There are louvers at the bottom of the building as a
flood mitigation measure required by CAFRA. Since the TRC the architect has chosen to carry the louver
design throughout part of the façade and is proposing louvers on the upper stories as a design element.
The façade fronting Second Avenue matches the southern Kingsley façade. The façade facing Third
Avenue carries the design around the corner. The rest of the facade is more utilitarian and has a service
entrance. The Western façade faces the parking lot of a residential building, but will be visible. It is fiber
cement panel with small windows scattered throughout the façade. Space for a mural was added to the
west side of the building for a small portion of the wall.
The applicant is working with CAFRA on their stormwater plan and permitting and has made
modifications to the building based on their comments. The building has been raised and flood louvers
are at the ground floor. Landscaping will be compliant with the Waterfront Redevelopment Plan and
contain some native species.
Design Waivers requested
The building proposed is modern, but complies with the design standards overall, but has deviations
from specific architectural elements.
Facade Signs shall be designed integrally with the storefronts, no larger than 3 feet in height by any
length, and shall not be translucent. Back lit double story signs are proposed for two frontages.
(1) Building Elements - Attachments – Material- Balconies and Railings shall
be made of wood or metal. cable rails are used
(3) Building Parts - 3. The openings on a frontage must remain within a void to-solid ratio of no more
than 45 percent with each facade measured independently. The Western façade does not meet this
requirement.
(4) Building Parts - 4. The solid-to-void ratio of the frontage includes fenestration (windows), porches,
arcades, loggias and balconies. The minimum requirement for fenestration on façades shall be 20
percent. The Western façade does not meet this requirement.
(5) Building Parts – 10 - All windows, except storefronts, shall be operable as hung or casement. Sliding
and awning windows shall not be permitted…A majority of the windows shall be rectangular with a
height-to width ratio between 1:1.6 and 1:3. There are fixed windows on the façade.
(6) Building Parts – 12 Under no circumstances shall the windows be installed flush with the outer
surface of the façade. Installation should be flush with the interior wall. Windows are designed to be
flush with the outer surface of the façade.
(7) Building Parts – 13 Window sills should be provided, and lintels may be shown. The window sill
should slightly overlap the width of the window opening but not project more than 2 inches. Window
sills are not provided.
(9) Building Frontages - 10. Adequate parapets shall mask any negative impact from street level, as well
as horizontally from adjacent building. Applicant shall verify if the parapets are tall enough to screen the
mechanicals and venting.
Variance relief requested
Minimum lot size in the waterfront redevelopment plan area is 15,000 square feet. The lot is 6,000
square feet. The developer does own the adjacent parcel, but has not included it in this proposal. There
is no parking requirement and no parking is required.
Recommendations:
The TRC had recommended that the developer not have any encroachments in the Right of Way and the
developer has removed them. In lieu of a large blade sign over the Right of Way, the Developer has
proposed two two-story back lit sign on the side of the building- on facing Kinglsey Street and one facing
Second Avenue. This sign does require design waivers. However, they do not face residential
development. It is recommended that their lighting output remains low.
