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April 5, 2012

Minutes

The April 5, 2012 Special meeting of the Point Pleasant Beach Board of Adjustment opened at 7:30 pm. The clerk read the notice of compliance with the "Open Public Meetings Act. Present were regular members: Mr. Wolfersberger, Mr. Spader, Mr. Reynolds, Mr. Kelly, Chairman Struncius, Mr. Reilly, Mr. Ardito, Mr. Renner and Mr. Loder
Alternates: Mr. Renner
Motion by Mr. Spader, second by Mr. Ardito to memorialize the minutes from the March 15, 2012 meeting
In favor: Spader, Kelly, Reilly, Struncius, Reynolds, Ardito and Renner
Opposed: None

Application - #2012-09 Roman Barsky (RB Homes) 622 Trenton Avenue (Antique Emporium) Block 72; Lot 13 Applicant wishes to renovate existing three story commercial building to a mixed use containing two commercial units and five dwelling units on the first floor; eight dwelling units on the second floor and five units on the third floor.
Steven A. Pardes, attorney for applicant. Application is bifurcated and we are just going for the use. Clara J. Johnson, owner of Antique Emporium, sworn testified that she is a shareholder of Point Pleasant Beach Furniture Company, and is a shareholder of the Antiques Emporium which leases space to multiple antique dealers. In recent times she is having difficulty filling all the spaces due to the economy.
Audience Questions
Carmen Villani, 618 -620 Trenton Avenue, attorney and property owner. Carmine is here as a private citizen and property owner. Inquired how much of the business is vacant? CJ 25 to 30% of the business is vacant.

Peter Zanowic, real estate agent with Gloria Nilson Realtors, sworn stated his observation of the commercial uses of downtown Point Pleasant Beach, being that there are twelve vacancies on Arnold Avenue at this time. Most people want to be located on Arnold Avenue between Route 35 and Bay Avenue. Peter Zanowic stated that this location is not a prime location. Mr. Reilly inquired if Peter Zanowic knew if there were more vacancies than last year and Peter Zanowic replied that it is about the same.

Audience Questions of Peter Zanowic
616 Trenton Ave Inquired how residences were renting. PZ very quickly
Mary Brusgard 617 Forman Avenue Inquired what kind of business would be interested that people would want to come to. PZ - Does not know
Carmine Villani questioned if Peter Zanowic believed the Emporium is a draw to that area. PZ no, he believes that people drive directly to the Emporium to shop; he does not believe that they park on Arnold Avenue to walk there.

Jeffrey Rutzonis, registered architect in New Jersey for twelve years, has previously appeared before the Board in Point Pleasant and Little Silver. Exhibits marked Jeffrey Rutzonis reviewed his plans of 18 residential units and two commercial spaces. Mr. Ardito stated that he had glossed over the history of the building and questioned the age of the building and if it is on the historical registry. (no)Mr. Ardito inquired what the decibels of twenty air conditioning units are. Jeffrey Rutzonis does not know. Mr. Reynolds inquired if he had tried to provide some common area for the residents? (no) Mr. Wolfersberger asked the Board Engineer if 250 square feet of common space per unit is to be provided. (yes)Mr. Kelly questioned the access for firefighting purposes. Mr. Kelly stated that it is a three story building and the ladder truck will not fit in the driveway. The architect replied that the building has a sprinkler system. Ceiling heights will remain.
Questions of Jeffrey Rutzonis
Mary Brusgard Is concerned over the sound of the a/c units. How do the applicants propose to buffer the noise? JR - They only propose a visual buffer.
Carmine Villani questioned the garbage JR proposed dumpster Inquired if his clients had ever proposed fewer units? (no)
Dennis Carmody Trenton Avenue - Are units also providing heat? JR Not discussed yet.
Mary Brusgard There is currently a fire escape on the building from the third floor; is that sufficient? JR Fire Escape will be removed. There will be more ways to leave the building once renovated.
Michael Loughran, Forman Avenue Building is located right behind his home; should I be concerned about the noise of the a/c units. JR replied that he should not be worried.
Dennis Swanson 615 Trenton Avenue questioned parking and safety of building. JR - building will need to be brought up to code.

John Rea, licensed traffic expert, requested by applicant to study the parking situation. Referenced his report: Retail space generates 5 to 6 times the need for parking spaces than the residential. Important issue here is the fact that what is being proposed is that the residential parking requirement is less than the commercial requirement. 27 parking spaces are required for the 18 residential uses; 16 spaces for the commercial. Ray
Savacool agrees with the numbers; just not the conclusion. Ray Savacool believes the residential parking should be focused more on site; and the commercial for the public lots. John Rea believes the residential parking will be less demanding on the neighborhood. John Rea stated that he believes the commercial will generate a bigger parking demand. Mr. Spader inquired if the applicant had tried to purchase additional property for parking? (No)Mr. Ardito inquired where the twenty-five residential parking spaces will be located. (On the east side of building)Mr. Ardito inquired out of the twenty-five spaces, which ones will be designated for the residential units. John Rae replied that one space would be assigned to each unit.
Audience question for John Rae
Sarah Lovgren, 608 Trenton Avenue Considering there is only parking on one side of Trenton Avenue which is three hour parking , she is wondering where the other residents will be parking. John Rae believes the residents will be parking mostly on site. He referenced some on street parking; Sarah Lovgren stated she is very familiar with the parking and most areas are restricted.
Lisa Muller, 605 Trenton Avenue Asked John Rae if he was aware that there is a parking lot on Trenton Avenue that is about to be removed. (no)
Mary Brusgard , Forman Avenue She questioned the time that a commercial customer parks for (one hour) and residents park much longer so I would think that you would need more residential parking. She also asked where John Rae found parking on Forman Avenue. He said he noted where unrestricted parking was located.
Brian Savage, 616 Forman Avenue Stated that he does not want a car parked everyday in front of his home. John Rae said that he should then be in favor of this application. John Rae believes commercial use will take up more parking. Brian Savage believes that the increased residential will cause more of a parking problem.
William Lovgren, 608 Trenton Avenue Inquired about the building in Bradley Beach John Rae keeps referring to.
Sarah Lovgren, 608 Trenton Avenue Asked how long it took to rent those apartments. John Rae did not know the answer. Sarah Lovgren stated that she is very familiar with that building and she is pretty sure that it took a long time to rent them all.
Dennis Swanson, Trenton Avenue He said that what john Rae is saying is that this will make parking better? (yes) John Rae said that if this was a successful commercial space that there would be more parking. Dennis Swanson said that the commercial business now is closed at 5pm and he can find a parking space and once it is mostly residential there will be fewer spaces.

James Giordano, licensed professional engineer in the state of New Jersey stated that the trash enclosure would be located in the Southwest corner of the property. He believes that would be adequate for this building; he reviewed the parking plan and bumper stops and stated the parking spaces would be 9 by 18 foot parking spaces. He also touched base about being able to buffer the sounds of the a/c units by having them in a parapet. Mr. Spader questioned the landscaping; inquired if any plantings could be installed. (yes) Ray Savacool questioned trash collection because the dumpster location does not seem to work. What would they be proposing and how would the garbage truck get in the lot? Ray Savacool said that they cannot mandate private collection in a residential building. Mr. Reynolds stated then eighteen cans could be out on the curb. The applicant is willing to work out a solution for the garbage should the application be approved.
Questions for the Engineer/none

Motion by Mr. Spader, second by Mr. Wolfersberger to carry application 2012-09 of RB Homes to May 3, 2012 without notice.

In favor: Wolfersberger, Spader, Reilly, Struncius, Kelly Reynolds and Ardito
Opposed: None

Meeting Adjourned 10:20pm

Attest: Karen L. Mills, Clerk of the Board


Published April23, 2012 | Board of Adjustment Minutes | 1358


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