The redevelopment of the Holy Spirit Church property at 701-705 Second Avenue was a focal point of the meeting, with debate over the proposed changes. The plan involves transforming the church into a multi-use space while adding a six-story residential building with 90 units, 18 of which would be income-restricted. The new design reduces the building height by 15 feet, removes one floor of structured parking, and eliminates a previously proposed theater, opting instead for office space for local nonprofits.

The building’s proposed height of 83 feet sparked contention, as it would exceed the neighborhood’s typical 30-foot residential structures. A representative defended the design, arguing that taller sections were strategically positioned toward Main Street to minimize visual impact on nearby homes. Comparisons were made to the church’s existing 70-foot height. However, council members and residents voiced concerns about potential congestion and the need for a variance to allow such height.

Parking provisions were another major concern. The development plans include 74 parking spaces, which comply with the Main Street Redevelopment plan’s requirement of 0.9 spaces per market-rate unit. Yet, residents expressed skepticism about the adequacy of this arrangement, noting existing parking challenges, particularly during weekends and peak seasons.

The project also faced scrutiny over the proposed Payment in Lieu of Taxes (PILOT) program. Residents questioned whether this would exempt the development from paying school taxes, arguing it could unfairly burden current residents. The council was urged to reconsider the PILOT agreement, balancing financial incentives for developers with community tax obligations.

John Barry, the planner, emphasized the project’s adaptive reuse of the church, incorporating elements for arts and culture while integrating new architecture with the historic building. The council was keen on ensuring that the redevelopment aligns with the city’s broader arts and cultural plans, urging ongoing dialogue with the Asbury Park Arts Council for community input.

In another significant segment of the meeting, City Assessor Michael Del Re presented the 2025 reassessment summary. He highlighted a 9.02% increase in the city’s net value from the previous year, driven by a strong real estate market. The average home value in Asbury Park stands at approximately $638,000, surpassing New Jersey’s average. Del Re explained the tax levy distribution, noting that the school district claims 51% of the total levy. The school budget accounts for a substantial portion of the $6.8 million increase in the overall tax levy, raising concerns about the financial burden on residents.

Affordable housing initiatives were also discussed, with residents seeking clarity on the definition of “affordable” in Asbury Park. The council explained that the city uses income brackets to determine affordability, with ongoing discussions about how the 18 income-restricted units in the redevelopment would be allocated among these categories.

The council also addressed a range of community concerns, including the balance between parking provisions and alternative transportation modes like biking and scooters. Residents highlighted the need for broader transportation solutions, advocating for infrastructure that supports accessible options beyond car-centric planning.