County recognizes sound planning in local projects Broadway Arts, Wilson Hall, Bingham Hall receive merit awards BY CHRISTINE VARNO Staff Writer Above: Rendering of Broadway Arts Center Below: Monmouth University's Wilson Hall LONG BRANCH -- A plan to revitalize the once vibrant arts district in downtown Long Branch has won kudos from the county. Broadway Arts Center (BAC) was one of five county projects recognized last week as representing Smart Growth in Monmouth County, a county official said. At the Monmouth County Planning Board's Annual Dinner held Oct. 25 at Branches in West Long Branch, redeveloper Broadway Arts Center (BAC) and the city of Long Branch received the 2006 Monmouth County Planning Merit Award. Other recipients of the merit award were: the Woodrow Wilson Hall Roof Restoration project at Monmouth University in West Long Branch; the Bingham Hall restoration project in Rumson; and the 2005 Master Plan Amendments in Holmdel. Receiving the 2006 Honorable Mention award at the ceremony was the Freehold Market Place in Freehold Township. "The Planning Merit Award is the highest of awards," Monmouth County Planning Board Director Bob Clark said in an interview last week. The awards, he said, "highlight projects that serve as examples of exemplary planning." "Criteria for this award are good planning," Clark said, "and making sure these projects conform to the policies of the county's master plan. Among these are the protection of natural resources, encouraging mixed-use development and creating a strong central business district. That is why BAC's plan for Long Branch was recognized, he said. "It is an excellent example of a comprehensive plan," Clark said. "It includes mixed-use development and connects the beachfront development with a new commerce core." A group of about 20 protesters who gathered outside Branches the night of the dinner disagreed. Broadway resident and building owner Kevin Brown said the award was honoring a plan that would permit eminent domain to be used to acquire properties in the area. "The plans and the contract are in dispute through litigation a number of property owners in the area have filed in Monmouth County Superior Court," he said in an e-mail last week. According to Brown, the property owners are asking to be included in the redevelopment "as they have present uses that are either allowed or beneficial to the growth and care of the overall community," Brown wrote. "These owners have been flatly denied the right to remain and be included and have been threatened with eminent domain if they do not succumb to the heavy handed process of the [Long Branch Mayor Adam] Schneider Administration," Brown said. The Broadway Center is a mixed-use, residential-retail-entertainment project aimed at revitalizing the lower Broadway area, according to a summary of the project by the county. Broadway Center is a two-block, 8-acre redevelopment area set two blocks inland from the city's shoreline. Plans for the Broadway redevelopment zone call for razing the existing properties in the zone and developing a $180 million project. Plans call for 500 housing units, ranging from town homes, apartments and houses to live/work studios, 190,000 square feet of retail, art and restaurant space and 1,400 parking spaces, according to the county's summary. Principals in BAC are members of the Katz, Siperstein and Pereira families, who own eight of the 57 properties in the zone. The redevelopment zone extends from Second to Memorial avenues and from Union Avenue to the south and Belmont Avenue to the north. "[The Monmouth County Planning Board] is trying to recognize good planning," Clark said. "We are hopeful that [the awards] will encourage other municipalities to do similar projects in their towns. "Hopefully, people who may not be aware of certain developments may say, 'Let's try this,' " Clark said. He explained that early in the year, the Planning Board sent letters to municipalities, developers, planning boards and environmental groups in all 53 towns in the county, asking for nominations for the awards. "We mailed letters to 300 or 400 people and whatever we got back we reviewed for the award," Clark said. The nine-member Planning Board selected a subcommittee and staff members to review the nominated projects, Clark explained. The subcommittee then presented its recommendations to the Planning Board, which made the final decisions, Clark said. The awards have been given out since 1984, Clark said. A merit plaque was also given for the Monmouth University Woodrow Wilson Hall project because it has preserved a historically significant landmark building, according to a summary of the project by the county. Wilson Hall was constructed in 1927 and was designed by Philadelphia architect Horace Trumbauer. It was designated a National Historic Landmark in 1985 and currently serves as the main administrative building and houses many classrooms for the university. When the roofing system was failing and no longer water tight, the university engaged a historic preservation architectural firm to prepare a schematic design document to examine existing conditions and propose options for the restoration, according to the board. The university then retained a team of restoration contractors experienced in dealing with buildings of historic significance, the board said. The university committed $3.2 million and secured $1.5 million in a grant from the New Jersey Historic Trust Fund to undertake the project. The entire roof, terraces, balustrade and statuary and the copper and glass skylight have been completely rehabilitated. In addition, quarry tile pavers were replaced and the perimeter limestone balustrade and statuary were cleaned, stabilized and repaired. "The project integrated modern adaptations within a historic framework and the historic treasure was preserved for future generations," the board said in its summary. In Rumson, the board recognized the Bingham Hall Restoration Project with a merit award. Bingham Hall was built in 1842 as a nondenominational house of worship. Throughout the years, the hall was used as a meeting place for various town functions and groups as well as a school classroom. Due to lack of funding, the structure deteriorated, became unsafe and was closed, according to the board. The Borough of Rumson used its endowment fund that is funded through private donors to revitalize the hall. The renovation addressed many deteriorating conditions and substandard components, the board said. In an effort to maintain the historical design of the building, new siding replicating what was once on the exterior of the building was used. Also, the cedar roof and the cupola on the roof were restored and decorative moldings that duplicated the original look were installed. "The restored Bingham Hall will become a focal point in the community," the board said in the program. "Bingham Hall is used by various groups, such as the Woman's Club, Senior Citizens Club, Boy Scouts, Girl Scouts, Cub Scouts, Brownies and recreational sports groups. The hall was selected "because of the revitalization of this historically significant landmark building with strong private sector participation." Holmdel's 2005 Master Plan Amendments also received a merit award for their approach to planning for the development of the last remaining large undeveloped tracts of land in the township, according to the board.