The Zoning Board of Adjustment earlier this year narrowly rejected an application to build three townhomes on an irregularly-shaped lot within a single-family zone on St. Georges Avenue.
Become a Patron!
For RahwayRising.com’s 15th anniversary, consider a $15 contribution via PayPal or Buy Me a Coffee – or support local news all year round by becoming a monthly Patron.
The applicant, 2265-2291 St. Georges Avenue, LLC, sought preliminary and final major site plan approval plus a use “D” and bulk “C” variances, according to minutes of the January 23 Zoning Board meeting. Variances were needed because townhouses are not permitted within the R-2 zone and because 15,000 square feet are required for three-family units while the property has 14,684 square feet available.
The proposed two-story townhouses would include two three-bedroom end units with an interior that would be two bedrooms plus a study. Each would be about 1,444 square feet with a single-car garage. Nine parking spaces would be provided in the front of the building, exceeding the requirement of seven spaces. The rear area would have open common space but each would have a 5×4 patio and private screening.
Use variances require five votes for approval but the application (#13/22) only received four votes in favor (Commissioners Joann Gemenden, Adrian Zapotocky, James Heim and alternate Robert Parson) and three against (Chairman William Hering, Vice Chairman James Pellettiere and alternate Richard Zdan), according to minutes of the January meeting.
The property at 2265-2291 St. Georges Ave. (Block 255, Lot 36) is located between Linden and West Lincoln avenues. The property is about one-fifth of an acre and is assessed for $60,000, which generated property taxes of $4,213 last year, according to property records. It was acquired for $185,000 in October 2021 by Diverse Development, LLC.
Oversized lot for a single-family lot
It’s an oversized lot for a single-family lot and because of its shape (66×141) is difficult to subdivide, according to Anthony Gallerno of Cranford-based Harbor Consultants, engineer for the applicant. There is almost 82 feet of frontage along St. Georges Avenue but the lot tapers in the rear with frontage of 24 feet on Winfield Street, not providing enough space for parking or a backyard.
This is a mixed-use block on St. Georges Avenue with only two single-family houses in the area but different types of housing and businesses on that side of the street, Gallerno said. The block includes a salon, dentist, psychic, and former tavern.
Pellettiere and Zdan suggested that two townhomes instead of three “may be beneficial to the layout of the property,” according to the minutes. Some of the hardships pointed out in the testimony are created by proposing three units instead of two, Zdan said. With no front yard and only a parking area, he feared it could become a precedent with loss of front yards in the R-2 zone as there would be no other properties in the neighborhood with a front yard parking lot. Gemenden agreed that having a parking lot in the front yard is not what neighbors would like to look at.
Uncomfortable with density and parking
Zdan said he was uncomfortable with the density and parking. Other commissioners who voted against the application suggested it was too big for the property amid other concerns overall. While Gemenden had reservations about the scope of the development, she voted in favor.
Situating the townhomes perpendicular to St. Georges Avenue would use up more green space and increase impervious coverage, Gallerno said in response to a suggestion from Zdan.
Developer Greg Randazza testified that he’s developed more than 280 properties, including five houses in Rahway recently. The townhouses would be an homeowner association with a common area instead of splitting the property into three small lots. Two longer units instead of three units was not considered, according to the minutes. Randazza said the townhouses are substantial in size and are maximizing the units with the parking available.
During the public comment portion of the meeting, Shara Cocuzza of Winfield Street raised concerns about water and flooding that she has dealt with in the past, such as Hurricane Ida. She presented more than a dozen photos of her property flooding various times since 2000.
The rear portion of the property would have an underground water detention system connecting to Winfield Street. The applicant is required to mitigate additional runoff that will be caused by the development, according to Gallerno. The system holds back the water and releases water to the storm drains to control the runoff, he said, with no more runoff from the property than there currently is or possibly less.
Become a Patron!
For RahwayRising.com’s 15th anniversary, consider a $15 contribution via PayPal or Buy Me a Coffee – or support local news all year round by becoming a monthly Patron.
