Still No Resolution in West End Synagogue Application

The Long Branch Zoning Board of Adjustment heard more testimony on Monday night, but did not reach a decision on a proposed plan .

Chabad of the Shore wishes to build a 2-story building that contains a 200-seat sanctuary, a 200-person capacity multipurpose room with a kitchen on the second floor; and a five classrooms, office space and a room for religious services on the second floor. The plan would include the demolition of a old movie theater on Ocean Avenue and two stores north of the structure.

A synagogue is not a permitted use in the commercial zone, so Chabad of the Shore is looking to obtain a use variance to use the site and also obtain some minor bulk variances for parking and setbacks.

Chabad of the Shore's land-use attorney Robert Tripp said the plan has been changed since the last time the board heard the application in June.

Tripp said the original application included a temporary and movable wall that would separate the sanctuary and multipurpose. After hearing comments from the board at the last meeting, that wall has now been changed to a permanent structure.

Tripp also testified that each room has a maximum capacity of 200 people, and that there would never be that amount in both rooms at one time.

Zoning Board Chair Terry Janeczek said the problem is enforcing this stipulation.

"No city has the manpower to enforce all these different conditions of approval," Janeczek said. "It's a concern with any variance, not just this one, to be fair."

Tripp said the large parking lot that would be constructed behind the synagogue would contain 50 parking spaces. He said the city's ordinance states that one space must be made available for every four people who can sit in fixed seating area, such as the synagogue, or an area without fixed seating such as the multipurpose room.

Several board members questioned if that would be adequate seating for a building that will include the synagogue, multipurpose rooms, classrooms and office space.

Janeczek also said she was concerned about the parking, because it has been said that the lot would be shared with the public when Chabad does not need the spaces for its own events, but that there is nothing stopping the group from closing it off to the public.

The entire blacktop area behind the theater and the neighboring buildings are considered part of the property and are part of the site plan. The blacktop area is currently used as a free parking area by residents who visit West End.

Several West End business owners have said they do not agree with the application because of the possible loss of parking for the area and the fact that the building is not a permitted use in the commercial zone.

Others are worried that if the application is approved, that it could affect what is done with the site where several businesses and homes . The site is currently a grass lot, and there have been no applications by any of the former building owners to rebuild at this time.

The night ended with testimony from architect Allen Wetzman, who will return  to answer questions from the board and public at the next meeting on Sept. 24 at 7 p.m. A traffic expert and other professionals are also expected to give testimony at the next meeting.