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March 7, 2013

Minutes

The March 7, 2013 Regular 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. Kelly, Mr. Reilly, Chairman Struncius, Mr. Reynolds and Mr. Ardito
Absent: Mr. Spader, Mr. Loder, Mr. Renner, Mr. Davis and Mr. Shamy

Motion by Mr. Reynolds, second by Mr. Ardito to memorialize the action and vote approving application #2012-29 of Robert and Jean Angrisani with conditions
In favor: Wolfersberger, Kelly, Reilly, Struncius, Reynolds and Ardito.
Opposed: None

Application #2013-05 – Ronald and Wendi Reid – 154 Baltimore Avenue – Block 132; Lot 12 – Applicant wishes to demolish existing single family structure and construct a new single family dwelling.

John Jackson, attorney for applicant gave his opening statement and introduced John C. Amelchenko, professional architect, sworn. John Amelchenko went over existing conditions. A-3 entered – photos of existing home and damage. Reviewed what would be needed to repair and elevate home and it exceeded 50%, this home was not a good candidate for improvements and decided to go forward with a new conforming structure. A-4 – Colored rendering of proposed home. John Amelchenko stated that they are building to some “V” zone standards. Ray Savacool stated that the home is not “V” zone compliant. The home will be 37 feet high and the base of the home will have decorative stone on the masonry and foundation plantings. Lowering the roof would affect the architectural style and aesthetics. There are trellises and they dropped the finish floor above the garage to break up the massing. The home is 3800 square feet of living space on a 8200 square foot lot; 2 car garage, 5 bedroom home. The home has 30.58% building coverage and the overage is due to the extra stairs needed with the home meeting the ABFE. A-5 – aerial view of home. Mr. Reilly inquired where the door on the South elevation goes. (Garage) The applicant has agreed to a deed restriction that the space under the first floor will not be utilized as living space. The home will be natural colors with white trim with Cherokee colored doors.

No audience questions/comments

Deliberations

Wolfersberger – Stated that he would like a landscaping plan and waived comments.
Kelly - Torn because of what the Planning Board and /council have required. Has no problem and believes it is a great plan.
Reilly - Is torn also knowing council requirements; has not heard hardships. Old homes can be 38 ˝ feet; new homes 35 feet, will affect the look of the town.
Reynolds – Variance of 37 feet and the new ordinance is not in place yet. Believe if homes that are raised are 38 feet believes new homes should also be 38 feet.
Ardito - The house is very attractive; it will fit into the neighborhood and the house itself is not a 37 foot mass, it is not one continuous roof, it is broken up where you do not see a big mass and this makes it fit into the neighborhood at this height. The house is dictated by the flood requirements; 2 foot free board is because of safety, duct work, insulation and mechanicals. The height of the water was over 10 feet and you want some additional safety; this is something that has to be considered in the case. This will be a very safe structure; In favor
Davis - Believes overall that it is a great house design.
Struncius - Asked for clarification of “top of curb” which means the higher the curb the less structure you will have. Special reason could be the height of the top of curb and it is on a lake and floods without a storm. Does not believe they are going over the top and the home has balance. In favor


Motion by Mr. Reilly, second by Mr. Reynolds to approve application #2013-05 of Wendi and Ronald Reid with conditions
In favor: Wolfersberger, Kelly, Reilly, Reynolds, Ardito and Struncius
Opposed: None
Conditions
1. The home is to be built in accordance with the drawings shown to the Board at the time of the haring.
2. The crawl space has substantial height due to flood prevention measures and is never to be used as habitable space. This restriction is to be imposed on the property by a Deed Restriction which is to be reviewed and approved by the Board’s Attorney prior to recording and it is to be recorded prior to the issuance of a building permit.
3. The applicant is to submit a landscape plan to the Board’s Engineer for his review and approval. The landscape plan must show foundation planting to screen the foundation.
4. The applicant will add a window to the garage.


Application - #2013-03 – William and Maryjane Loss – 13 Niblick Street – Block 130; Lot 7 -Applicant wishes to demolish existing single family structure and construct a new single family dwelling.
John Jackson, attorney for applicant, stated that they want to build another beautiful John Amelchenko design. John C. Amelchenko, sworn, reviewed the plans. 7400 Square foot lot located on Lake Louise; the garage that is located on the bulk head will be eliminated. Previously had designed a conforming home prior to the hurricane, but now with the height a variance is needed for the stairs and the height. Would like to have 2 feet of free board to protect mechanicals etc. Exhibit A-4 – Colored rendering of home Entire home is constructed on a crawl space surrounded by lattice fencing. Area above the garage floor has been dropped to reduce the massing. Only certain portions of the home are at 37 feet. There is a minor variance for building coverage largely due to the steps. Mr. Wolfersberger pointed out that the riparian rights are included in calculating building coverage. Exhibit A-3 – Aerial photograph entered John Amelchenko explained that the home had been designed prior to the hurricane and was completely conforming. Mr. Wolfersberger commented that the home could be moved back to feet to conform to the front setback and John Amelchenko replied that they are trying to preserve the backyard space.




Conditions

1. The home is to be built in accordance with the drawings shown to the Board at the time of the haring.
2. The crawl space has substantial height due to flood prevention measures and is never to be used as habitable space. This restriction is to be imposed on the property by a Deed Restriction which is to be reviewed and approved by the Board’s Attorney prior to recording and it is to be recorded prior to the issuance of a building permit.
3. The applicant is to submit a landscape plan to the Board’s Engineer for his review and approval. The landscape plan must show foundation planting to screen the foundation.
4. The two car garage is to be demolished.

Deliberations

Wolfersberger – If this were somewhere other than on the lake would probably not be in favor because of the height. It depends on the location in town, being on the lake it is beautiful and the architect did a beautiful job. Be inclined to vote in favor.
Kelly - The 37 feet is not an issue. It looks especially nice with the home to the east; inclined to vote yes.
Reilly – If it had been a big block house would have been inclined to vote no. Mr. Amelchenko did a wonderful job; in favor.
Reynolds - With the financial investments that people are making in these homes he can understand the height. In favor.
Ardito - The house looks good; it will fit into the area. It is a design where there is not a lot of mass up high. Having the features at the first floor level bring the eye down and the porch is fantastic. Elevating the house because of the new elevation and putting some safety, do not have a problem with that.
Struncius - What we have to consider here are there are not other variances. This application was not even before us until height became an issue.



Motion by Mr. Reilly, second by Mr. Reynolds to approve application #2013-05 of Wendi and Ronald Reid with conditions
In favor: Wolfersberger, Kelly, Reilly, Reynolds, Ardito and Struncius
Opposed: None





Application - #2013-04 – John and Barbara Resch – 324 Elizabeth Avenue – Block 13.04; Lot 15 - Applicant wishes to demolish existing single family structure and construct a new single family dwelling.
John Jackson, attorney for applicant.
This is a home that is located across the street from “Lake of the Lillies”. The applicants are requesting a building coverage variance. John C. Amelchenko, architect, sworn. Exhibit A-5 entered - Aerial photograph. 5,250 square foot lot; existing one and a half story dwelling. A-4 photograph of existing home located in the SF – 5 zone. Home is located in the “A” flood plane with ABFE of 11 feet. Existing home is not conforming and after evaluating existing home it was determined to build a new home. Existing home is 37.54% and new home will be 35.78% coverage. Existing home has 75.94% impervious coverage; new home will have 45.06% impervious coverage. Eliminating front yard setback variance and side yard variance; Existing easement on east side of property for access to the neighbor to access their garage. This structure in many ways is an improvement from the one that exists today. John Amelchenko believes the stacked porch softens the facade of the building. The master bedroom flows onto the balcony to take advantage of the view. John Amelchenko stated the home is approximately 3,000 square feet and is comparable to other homes in the area. The only difference from the other homes is the flood elevation which will be required of the other homes. There will be a thin brick around the perimeter foundation.
John Resch, applicant, sworn stated that he had looked for a home for 6 or 7 years up and down the coast. His business has an office in Brick and they found this home and they love it. He and his wife are considering moving here year round. They had considered renovations but then decided to build new. Ray Savacool questioned the plans and why his does not see the half story east and west gable and made sure the habitable attic space accounted for that space. (yes)

Audience questions/ comments
Bonnie Scotto, 322 Elizabeth – has absolutely no problem with this beautiful house going up.

Conditions

1. -The applicant is to build the home as shown to the Board and as described at the time of the hearing.

2. The applicant is to submit a landscape plan showing foundation plantings to the Board’s Engineer for his review and approval.

3. The existing masonry garage is to be removed.

4. The lowest level decking area is to be open planking to allow for aquifer recharge. The area under the deck is to be of a pervious material.

5. The foundation finish is to be a thin brick veneer.

6. The driveway is to be removed to the limits of the driveway easement and the existing curb cut is to be removed.


Motion by second by to approve application #2013-04 of








Deliberations



Kelly – Happy to see materials in the rear removed; believes it is overpowering for the lot. Glad he does not have to frame the gables. The void in the front bothers him, it is their property and he is not going to micro manage it.

Reilly- Very much in line for the look for Elizabeth Avenue; thinks the building coverage is mitigated by the porch design. Neighbor is here praising it, will probably vote in favor.

Reynolds – Loves the look of the house. There were a lot of non conformities and most of them have been improved.

Ardito – Also likes the design and believes it is appropriate for the area. First impression was that it was huge; the rendering gives a better perspective. The porch and roof line breaks it up, still concerned with over all coverage. It is an improvement from existing structure. All in all thinks it is appropriate and probably will be in favor.

Wolfersberger – I am looking at this as being on Lake Louise; if it was a block or two away I would be voting against it. Will vote in favor

Struncius - Will throw caution to future applicants who design to 30% and then throw amenities on it; having said that I look at the neighborhood and other homes and does believe that it appropriately fits. The porches do have and openness to them; it does have great aesthetic value and it will be beautifully done. The height does have special reasons because it is Lake Front. Because of the zone and the neighborhood I believe it fits very well.

Motion by Mr. Ardito, second by Mr. Reilly to approve application #2013-04 of Barbara and John Resch with conditions.


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


Motion to adjourn at 10:10pm
Attest: Karen L. Mills, Clerk of the Board


Published April11, 2013 | Board of Adjustment Minutes | 1562


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