Zoners OK Monmouth University Dorm Project
Zoners OK Monmouth U. dorm project
Published in the Asbury Park Press 09/2/05BY CAROL GORGAWILLIAMSCOASTAL MONMOUTH BUREAU
WEST LONG BRANCH — The Board of Adjustment voted 5 to 1 late Wednesday night to to approve a $12 million plan by Monmouth University to construct a 196-bed dormitory, six tennis courts and parking areas in a residential section of this suburban community.
Only board member Samuel Guidetti voted against the proposal, which the board has been considering for more than 18 months.
Board Chairman Rocco W. Christopher, board Secretary Irven Miller and board members Robert Springman, Bruce R. Gassman and Brian D. Geiger voted in favor of the measure, which has attracted passionate proponents and opponents.
Miller, Springman and Christopher are alumni of the school but, Board Attorney Thomas Klein earlier had determined since they derive no financial benefit from their association, their participation in the application presented no conflict.
Opponents disagreed.
"One of the other things that is extremely unsettling to us, in this time of political corruption, are these people who are Monmouth alumni and think it is OK to vote on this application," said Joseph G. Hughes, who heads the West Long Branch Coalition of Neighbors. Along with his wife, Pamela J. Hughes, he hired Long Branch attorney James M. Siciliano to fight the project, which he contends would create noise and light pollution, drainage problems and a decline in property values and open space.
"Everyone knows you love your alma mater and root for the home team," Hughes said last night.
Monmouth University President Paul G. Gaffney II said Thursday the process was long and costly for the university, but he hoped nearby residents walked away a little more convinced of the school's intention to be a good neighbor. The school made numerous design concessions during the approval process.
Gaffney also said the school would wait the 45-days in which an appeal is permitted to see if project opponents plan legal action. Siciliano has said he is prepared to take the case to court if the application is approved. He could not be reached for comment last night.But Hughes expressed disappointment with the vote and said he would appeal, hoping a judge would see the zoners' attempt to justify their vote as arbitrary and capricious.
"Obviously we disagree with the decision made by the zoning board, and we think the five yes votes on the application really constitute no votes for the quality of life in our neighborhood," said Hughes, saying he was shocked that the board could listen to the emotional testimony of opponents and not recognize what he said was clearly a substantial detrimental impact on his residential neighborhood.
He saluted Guidetti's "courage" for saying the case really belongs before the Planning Board and Borough Council, which could make decisions about the borough's master plan and whether the borough's institutional zone should be expanded.
The university plan calls for a 196-bed dormitory and an accompanying 126-space parking area on Cedar and Pinewood avenues. Six tennis courts, a 20-space parking lot and a drainage basin are called for on the old Kilkare Farm tract on Beechwood Avenue, along with a restroom, which would be available during the day for people at the courts.
Siciliano and university attorney Marc D. Policastro exchanged words late Wednesday when Siciliano objected to the board's decision to grant preliminary approval to the project. Final approval would come after the site plan is updated by school engineer William E. Fitzgerald. Board engineer Bonnie Heard termed the process of updating the documents after preliminary approval "routine," but Siciliano said any change could result in the possibility he would need more testimony.
Miller noted the board already has received the information from Fitzgerald, who just needs to add it formally to the plan.
"The process is entirely legal," Policastro said. "In many towns, it is routine . . . This is just grandstanding," he said of Siciliano.
"These people are going to have water in their basements" because of what opponents term problems with the proposed drainage system "and you're saying it is grandstanding," Siciliano said.
"If the college doesn't do what they're supposed to do, they'll never build," noted Klein, adding the board could still stop the project if the plans weren't updated.
The three-story dormitory, which would be 42.3 feet high, will be about 48,800 square feet and would be the largest residence hall on campus, Siciliano said.
"You've got to stop somewhere," he said of university expansion. ". . . It is just too large for this area. It doesn't belong in this area."
Policastro said the board should look objectively at the application. "This case is not about emotion," he said. "It is about planning."
Miller asked the board, which agreed, to approve nine conditions on the application. He said it was "inherently beneficial" to the community. The conditions include posting bonds for road restoration and detention basin maintenance and that the Kilkare Farm property have sidewalks.
"Kilkare Farm will remain an open space as much as possible," Springman said. "It is a good option for that property."
Geiger said with two children at home approaching college age, he would like to see them live on campus instead of in the community. Hughes said this demonstrates Geiger's personal bias and not a sound understanding of zoning law.
Hughes said he hoped the university would choose now to abandon the plan. He said neighboring Long Branch would love to have a dorm for the university and suggested the school look elsewhere.
"Once again, we ask the university to stop this from happening," he said.
Published in the Asbury Park Press 09/2/05BY CAROL GORGAWILLIAMSCOASTAL MONMOUTH BUREAU
WEST LONG BRANCH — The Board of Adjustment voted 5 to 1 late Wednesday night to to approve a $12 million plan by Monmouth University to construct a 196-bed dormitory, six tennis courts and parking areas in a residential section of this suburban community.
Only board member Samuel Guidetti voted against the proposal, which the board has been considering for more than 18 months.
Board Chairman Rocco W. Christopher, board Secretary Irven Miller and board members Robert Springman, Bruce R. Gassman and Brian D. Geiger voted in favor of the measure, which has attracted passionate proponents and opponents.
Miller, Springman and Christopher are alumni of the school but, Board Attorney Thomas Klein earlier had determined since they derive no financial benefit from their association, their participation in the application presented no conflict.
Opponents disagreed.
"One of the other things that is extremely unsettling to us, in this time of political corruption, are these people who are Monmouth alumni and think it is OK to vote on this application," said Joseph G. Hughes, who heads the West Long Branch Coalition of Neighbors. Along with his wife, Pamela J. Hughes, he hired Long Branch attorney James M. Siciliano to fight the project, which he contends would create noise and light pollution, drainage problems and a decline in property values and open space.
"Everyone knows you love your alma mater and root for the home team," Hughes said last night.
Monmouth University President Paul G. Gaffney II said Thursday the process was long and costly for the university, but he hoped nearby residents walked away a little more convinced of the school's intention to be a good neighbor. The school made numerous design concessions during the approval process.
Gaffney also said the school would wait the 45-days in which an appeal is permitted to see if project opponents plan legal action. Siciliano has said he is prepared to take the case to court if the application is approved. He could not be reached for comment last night.But Hughes expressed disappointment with the vote and said he would appeal, hoping a judge would see the zoners' attempt to justify their vote as arbitrary and capricious.
"Obviously we disagree with the decision made by the zoning board, and we think the five yes votes on the application really constitute no votes for the quality of life in our neighborhood," said Hughes, saying he was shocked that the board could listen to the emotional testimony of opponents and not recognize what he said was clearly a substantial detrimental impact on his residential neighborhood.
He saluted Guidetti's "courage" for saying the case really belongs before the Planning Board and Borough Council, which could make decisions about the borough's master plan and whether the borough's institutional zone should be expanded.
The university plan calls for a 196-bed dormitory and an accompanying 126-space parking area on Cedar and Pinewood avenues. Six tennis courts, a 20-space parking lot and a drainage basin are called for on the old Kilkare Farm tract on Beechwood Avenue, along with a restroom, which would be available during the day for people at the courts.
Siciliano and university attorney Marc D. Policastro exchanged words late Wednesday when Siciliano objected to the board's decision to grant preliminary approval to the project. Final approval would come after the site plan is updated by school engineer William E. Fitzgerald. Board engineer Bonnie Heard termed the process of updating the documents after preliminary approval "routine," but Siciliano said any change could result in the possibility he would need more testimony.
Miller noted the board already has received the information from Fitzgerald, who just needs to add it formally to the plan.
"The process is entirely legal," Policastro said. "In many towns, it is routine . . . This is just grandstanding," he said of Siciliano.
"These people are going to have water in their basements" because of what opponents term problems with the proposed drainage system "and you're saying it is grandstanding," Siciliano said.
"If the college doesn't do what they're supposed to do, they'll never build," noted Klein, adding the board could still stop the project if the plans weren't updated.
The three-story dormitory, which would be 42.3 feet high, will be about 48,800 square feet and would be the largest residence hall on campus, Siciliano said.
"You've got to stop somewhere," he said of university expansion. ". . . It is just too large for this area. It doesn't belong in this area."
Policastro said the board should look objectively at the application. "This case is not about emotion," he said. "It is about planning."
Miller asked the board, which agreed, to approve nine conditions on the application. He said it was "inherently beneficial" to the community. The conditions include posting bonds for road restoration and detention basin maintenance and that the Kilkare Farm property have sidewalks.
"Kilkare Farm will remain an open space as much as possible," Springman said. "It is a good option for that property."
Geiger said with two children at home approaching college age, he would like to see them live on campus instead of in the community. Hughes said this demonstrates Geiger's personal bias and not a sound understanding of zoning law.
Hughes said he hoped the university would choose now to abandon the plan. He said neighboring Long Branch would love to have a dorm for the university and suggested the school look elsewhere.
"Once again, we ask the university to stop this from happening," he said.
posted by Danielle Seals at 1:00 PM
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