An offer to preserve the trees at right wasn’t enough to save the Y’s expansion plans, but a simple request may. (Click to enlarge)
Four days after the conclusion of a long but failed effort to win approval for a facilities expansion plan, officials of the Community YMCA last night asked the Red Bank council for a shortcut.
They want the town to designate the recreational facility as a permitted use in its zone.
Y officials, accompanied by a land-use attorney, say the request is based on a desire to fix an anomaly in the borough zoning law that allows the operation of the Atlantic Club health facility but not the Y, though both are in the professional-office zone and are located less than half a mile from one another on Maple Avenue.
The Atlantic Club designation “is an oddity, in that it’s a zone within a zone,” Y lawyer Marty McGann told redbankgreen.
Approval of the request would mean that the Y could return to borough hall with its plan, or a modified version of it, without having to confront the significant issue of a use variance, McGann said.
That would essentially leave planning and zoning Director Donna Smith Barr to determine if any other variances were required, or if the plan could be approved without public hearings.
Though a 4-3 majority of zoning board members voted in favor of the plan, it failed to get the supermajority vote required for use variances, and failed.
Pitching the redesignation idea to the council last night, the Y’s co-interim executive director, Andrea Plaza, focused entirely on the good works and outreach of the organization, which she said at 136 years is the town’s longest-running charitable organization.
In particular, she cited its free memberships to police, fire and first-aid providers; discounted membership fees for qualified families; and initiatives to combat childhood obesity.
At no point in the public presentation was any mention made of the disparate treatment in the law of the Y and the Atlantic Club.
Still, Mayor Pasquale Menna said that the Y’s request was “appropriate” under the state land use law and would be referred to the borough planner for review.
“There has to be at least a threshold basis for the change,” Menna said. “I think there are some legal issues for us to consider as a governing body. We need to meet certain standards and objectives.”
He assured Plaza that the review “is not going to be a long process.”
Afterward, McGann said that the Y had not decided whether to appeal the zoning board rejection to state Superior Court, but may yet if the council rejects the zoning-designation request.
“I think if I were a betting man, you could probably expect an appeal,” he said.
Plaza is sharing leadership of the Y with Steven Benini following the resignation, effective last Friday, of president and chief executive officer Gary Laermer.
Laermer, who headed the CYMCA for four years, left to become a senior vice president and chief development officer at the YMCA of Greater New York.
Plaza said Laermer’s departure played no role in the expansion plan’s failure at the zoning board.
…..the old jersey two step…
Where’s the grant money they got for a feasibility study about a skate park? How was that spent?
“The grant funds were all directly used to support design and construction of the skate park,” Pollock stated in a letter. “The YMCA has complied with the terms of the grant.”
Pollock estimated that $42,000 (56 percent of the grant) was spent on engineering fees to Maser Consulting, $6,500 for design consultation, $12,400 in borough application fees, $1,450 in other fees and permits, and $13,000 in staff time.
According to DCA spokesman E.J. Miranda, the YMCA was under no obligation to build the park if it was out of the financial reach of the organization.
Pollock said that when the project was first conceptualized, the estimated cost was about $250,000. In addition to the grant money, the YMCA would have had to raise $175,000 to fund the project.
According to Pollock, that money was never raised.
Pollock said that by the time the board granted approval for the project, the cost of materials had risen dramatically, and the project had an estimated cost of $350,000 to $450,000.
http://hub.gmnews.com/news/2004-11-14/Front_Page/YMCA_defends_use_of_skate_park_grant.html
Typical….change the zoning or we go to court….on no, don’t work out the issues.
Application fees? I never heard that they applied to actually build it? Staff time? For what? Where?
I sware that if the Borough Council votes to do this, I will switch my party affiliation and never vote for the Democrats in RB again.
The YMCA is completely out of control. I hope the council does the right thing, as the zoning board did before it, and rejects this request.
Robert:
I like the way you think.
I’m no lawyer but I think the required “arbitrary & capricious” threshold must be difficult to prove.
Generally Appeals aren’t meant to be easily obtained.
The Atlantic Club seems to have about the same or less square footage as the Y does now.
So just by giving the “Y” the same zoning designation doesn’t magically eliminate the serious traffic and safety problems thee expansion would cause.
And there’s no are no parking lots or streets on the other side of Maple from the Atlantic Club.
How would the Mayor and Council even begin to entertain this YMCA request, when the Y still has the town in litigation limbo, over who really owns 51 Monmouth Street.
A borough asset in their possession and use and they (YMCA) claim that we the taxpayers still owe them over $500,000 in renovation costs to the Relief Engine firehouse.
Where is our reverter clause Mayor Menna?
free memberships to police, fire and first-aid providers? for which towns?
For Red Bank
Why is there opposition to taking private sector money — both from Red Bank residents and non-residents — to invest in an institution that so ably serves the needs of Red Bank and surrounding communities?
In any rational economic development model, the borough would be coming to the YMCA and asking what could be done to facilitate this tremendous project.
How much would the borough have to raise taxes to build a community center that will deliver the services envisioned by this project?
Surely this project would add to Red Bank’s image as a fine place to live. How much is that worth in higher property values — supporting the tax base?
What about all of those Y members who don’t live in Red Bank? They’re getting a free ride aren’t they? Well, no. After all, they patronize Red Bank businesses who, in turn, pay taxes.
It is time to do away with all of the rigamarole and get this project under way. The people of Red Bank — both young and old deserve nothing less. Our elected representatives need to stand up and do the right thing.
FreeMoney, I humbly disagree. I am of the opinion that several of your assumptions are fallacious.
First, you’ve made the assumption that the current Y serves ably the needs of Red Bank (and the surrounding communities). A simple demographical check of the RB population shows this is not the case. Unfortunately, as a percentage of Y membership, the direct Red Bank community is uncomfortably under-represented – that is to say the vast majority of Y members come from OUTSIDE this community. If the Y expands, it is safe to say that expansion will come from OUTSIDE this community.
Second, to the residents directly surrounding this facility, such a tremendous project equates to a tremendous headache – in terms of added congestion, increased noise levels (after and during deafening construction banging), and increased danger – in an already perilous stretch of Maple Ave. I like going to Monmouth Park, but I would not want to live next to it.
Third, Red Bank is already a nice place to live; this project adds nothing to the quality of life in town, and in fact dramatically lowers the quality of life in the directly affected neighborhood.
Fourth, the casual link between patrons of the Y and patrons of downtown businesses is mere speculation. I would love to see the cross-marketing data to support a casual relationship. If local business patrons happen to be Y members, there may exist a correlation between the two, but it is a leap of faith to say that being a Y member CAUSED that patronage. Correlation does not mean causation. After all every time it rains I bring my umbrella, does that mean my umbrella caused the rain?
And finally, given the recent past regarding Y expansion projects, the track record is abysmal. The monumental failures at 51 Monmouth Street (let alone the financial controversy), and the lack luster impact at the location on Drs. Parker Blvd do not bring confidence in the Y’s institutional decision making process, in fact, quite the contrary.
It is easy to get caught up emotionally in this effort, but the facts on the ground in the immediate surrounding community (the direct impact zone) suggests that this effort will cause much more trouble than it is worth. I fully support the decision reached.
..the Y also squandered a $75,000 grant to build a skatepark…on what seems like very bogus stuff….add that to the list of stupid pet tricks.
Regarding Y membership, the membership figures do not include school children from Red Bank that use the facility. Where would the children of Red Bank learn to swim, for example, if not at the Y?
Yes, there is near-term disruption caused by any project such as that proposed by the Y — but consider what the facility will look like in 10 years or 20 years time. If Red Bank is to avoid all construction-related problems then it will be frozen in time — and deteriorate, lowering property values. After all bricks and mortar don’t last forever.
Finally, as to non-Red Bank Y members patronizing local businesses, think about it. How many people are going to drive in from Oceanport to get a bagel or from Middletown to do their grocery shopping if they are not coming to the Y to use the gym or drop a child off for swim practice.
It is true that much is made about the emotional side of the Y. I believe that this is about cold, hard economics. Perhaps it is time for the borough council to gather some cold, hard facts. Why not sample the patrons of local businesses — where are the patrons from, why are they shopping in Red Bank? How many non-member children use the Y? What are their alternatives? What is the impact of the Y on Maple Avenue traffic? How long would construction take? How many jobs would be created?
And, again, if the Y is not allowed to expand its services is Red Bank willing to spend the tax dollars necessary to develop a community center that delivers the same services? Surely the people (particularly children) of Red Bank deserve nothing less.
Freemoney, I appreciate the civil discourse. Just to clarify, did the rejection of this latest grand application close down or otherwise diminish the use of the existing facility? Does this rejection prevent the Y from maintenance or upkeep on the existing structure? Not at all – so area children who use the facility can still use the facility – none of that is prevented. The many area children who use the Y to learn to swim can still (and will) do so without this expansion. What IS prevented, at least at this instant, was a bid to expand greatly the Y’s mission and capacity – nearly doubling in size – that huge expansion is at issue – nothing more. Many in the opposition welcome Y expansion, albeit on a somewhat smaller scale and taking into true effect, the impact on local traffic patters.
I realize many school children from Red Bank use this facility, but in the capacity for after-school/before-school care, and none of that care includes the pool (as far as I know).
Also, much of this after/before school care is contracted-out and funded through various state grants from NJDOE – the very same grants (for pre-kindergarten programs in particular) which the new Governor is threatening to cancel. If these programs are canceled, there will certainly be an impact on the Y’s financial position. No discussion of this has taken place (to my knowledge) in the public domain.
Nobody opposed to this project has advocated for Red Bank to curtail all expansion or development efforts. Nobody has suggested that Red Bank should remain “frozen in time”. Quite the contrary, many residents prefer Red Bank because it is fairly progressive and diverse, relative to some of the surrounding towns, which seem almost quaint in their portrayal of Rockwellian America.
That all said, I would be eager to assist the town council (or the Y itself) engage in a public policy survey, after all I am a statistician. I love data. Cold, hard economic facts, as well as visitor utility preferences, visitor parking perceptions, and a whole host of other cross-marketing questions could be answered with a proper survey. Gleaming such knowledge, the public’s tolerance for many local controversial decisions could be greatly enhanced. But unfortunately, survey’s do cost money – something in rather short supply at the moment. Even if a statistical analysis were performed gratis (which for my part anyway would be), the survey taking and data gathering phases of such research are generally costly. Unfortunately true objectivity is rarely free. However, that said, with a proper pool of willing (and more importantly objective) volunteers, a survey can be performed rather cheaply.
I moved to NJ 6 months ago and am still trying to figure out just how things work up here. The YMCA saga is one of the most baffling. Even though we live in Oceanport we joined the Y because we were members in Texas and therefore did not have to pay a joiner fee. As a matter of fact, the Y there was in my very residential neighborhood–4 blocks from my home. It was considered a selling point for realtors especially after it was modernized and remodeled. Yes, on weekends there were some traffic and parking issues when people from OTHER TOWNS came for basketball, soccer and baseball games. I never heard of anyone even hint at a negative impact on the neighborhood and it was on a residential street that was not nearly as busy as Maple.
I work out at the Y 3-4 days a week and do the bulk of my grocery shopping at Super Foodtown on my way home. I also stop for bagels and products from bath junkie because I am right there. I’m sure that many of other Y members from “out of town” do the same thing.
At least now I am a bit clearer on why the zoning board denied the expansion. I could not figure out how the new, modern plan could be any worse visually than the ugly box that is there now–neither of which compliment the aging victorians on Maple. Red Bank does not really want people from the outside unless they are feeding a meter.
mbr -
Being from Texas I am sure you have a better appreciation for auto sports then most others in Monmouth County. I urge you to grab a lawn chair and cooler and camp out on my front lawn over here on Waverly Place. Bring on over some of that Lone Star Beer. You can catch the Drag Racing Association of Soccer Moms in full competition. The oversized SUV is the vehicle of choice. Being a Texan you might also appreciate that just like in bull riding, this is a one-handed competition. Yep, one hand on the wheel, and if the other comes off the cell phone, you are disqualified. Each race starts on Broad Street and ends in the YMCA parking lot. Waverly might be the most narrow street in Red Bank so the competitors can’t run side by side, so we put them on the clock. The Red Bank Police Department endorse these races by never patrolling the street. This is good because all the children on Waverly love watching the SUVs speed by.