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August 7, 2013


The August 7, 2013 Regular meeting of the Point Pleasant Beach Planning Board opened at 7:30 pm. The Chairman read the notice of compliance with the "Open Public Meetings Act. Present were members: Mr. Migut, Mr. Winter, Mrs. Loder, Mr. Pasola,Mr. Highton, Mr. Paesano, Mrs. Mills (recused from this application and acting as clerk) and Chairman Neumaier
Absent: Councilwoman Tooker
Motion by Mr. Migut, second by Mr. Highton to approve submitted vouchers for payment.
In favor: Migut, Winter, Pasola, Neumaier, Loder, Highton, Paesano and Mills
Opposed: None

Motion by Mr. Winter, second by Mr. Pasola to approve the minutes of July 3, 2013
In favor: Paesano, Highton, Winter and Pasola
Opposed: None

Motion by Mr. Winter, second by Mr. Pasola to memorialize the action and vote denying application #2013-356 of the Clayton Family LLC Site Plan/Subdivision – 801 – 813 Arnold Avenue
In favor – Paesano, Highton, Winter, Neumaier and Pasola
Opposed: None

Ordinance #2013-30 – Ordinance submitted to Planning Board for review and recommendation – amending heights of homes to 35 feet in LC zone. Mr. Pasola commented that it is to give relief to those damaged in the zone and feels it is a good change to the ordinance. Mr. Winter also commented that the existing homes will be able to add a second story where the concern from council would be that we might get more modular homes but home owners need relief. Mr. Paesano stated that it makes sense.
Motion by Mr. Pasola, second by Mr. Winter to recommend to Council to adopt Ordinance #2013-30
In favor: Migut, Winter, Pasola, Neumaier, Loder, Highton, Paesano and Mills
Opposed: None

Mr. Pasola and Mrs. Mills have recused themselves from the following application

John J. Jackson, attorney for the applicant stated that the property is owned by the Bezerra family who also own other buildings in the Borough. They are seeking approval to utilize existing space of a portion of the building at 524 Arnold Avenue for a liquor store business, named Wine Point. There will not be any expansion or additional building to the structure already existing. The space that is in question was formerly occupied by a hardware store and a women’s fitness center called Curves. Mr. Prasada Raju Indukuri, will own and operate the Wine Point. He has other high-end liquor stores and his emphasis is on providing upscale wine for retail sale. There are several other businesses in the building and the proposed business will not compete with the proposed liquor store. The parking lot easement, provided to the Board, showed an unlimited shared parking arrangement. All three tenants can use the parking lot freely. The Wine Point is a retail use which is permitted in the Zone. The retail liquor store is compatible with the area and the nature of the use will generate foot traffic and enhance other businesses in the downtown area.
Gregory Cox, the applicant’s architect stated that the building is actually two buildings; the original structure was a hardware store and it was constructed in 1890. That portion has always been used as a hardware store. In 1960, an addition was built onto the building which expanded the hardware business on the main level and a basement level. The Wine Point proposes to lease the part of the addition which was built in 1960 and consists of approximately 7,000 square feet of space. There is an existing loading dock which will be utilized for the delivery of goods to the Wine Point. The applicant will bring the look of the addition into more of an architectural conformance with the historic hardware portion of the building. The applicant will build a steep pitched roof and gable on top to mimic some of the decorative design elements on the hardware store but will not increase the square footage of useable space. The brick will be painted to match the color of brick of the hardware store. The decorative overhangs are proposed for the front and back. The front overhang extends over the property line. The overhang currently exists; this improvement will change the pitch. The applicant will obtain County approval. The loading dock will be made smaller; a gable will be added to pull the elements from the front of the building to the back of the building. It will be an aesthetic improvement and a desirable visual element to the downtown area. There will be two doors that will be used by customers. One on the Arnold Avenue side and also on the parking lot. The approximately square footage is 7,000 square feet and a portion will be used for cold storage and the existing utility pole in the parking lot will remain in the same location. The parking was recently restriped and approved and the downstairs will only be used for storage. The rear door will be enlarged from 3 feet to approximately 16 feet.
Nicholas Verderese, the applicant’s traffic expert stated that he observed parking characteristics and did a parking count in the parking lot. There are fifty-five (55) available parking spaces; there are also two (2) bike racks in the parking lot. There is ingress only from south bound Route 35 and there is ingress and an egress on American Way. Liquor stores have a quick turnover in the parking lot. Customers only stay for a few minutes, purchase their goods, and then leave. The week day peak time for parking lot usage is around 5:00 p.m. when customers may stop by on their way home from work. The peak time for parking lot usage during the weekend is around 2:00 p.m. on both Saturday and Sunday. Nicholas Verderese did a traffic count to see how the parking lot is utilized. The count started on Friday from 4:30 to 7:00 and saw that of the 55 parking spaces, at 4:30 there were 25 spaces used and the number dropped to 15 past 6:00 p.m. The majority of the parking use was for Joe Leone’s. On Saturday, he did a count from 11:00 a.m. to 2:00 p.m. and then from 4:30 p.m. to 7:00 p.m. The parking lot had from 35 to 45 vehicles from 11:00 a.m. until 2:00 p.m. After 1:30 p.m. there were never more than 30 cars using the parking lot. At 4:30 p.m. there were about 25 cars using the parking lot and between 6:00 p.m. and 7:00 p.m. there were only 7 cars in the lot. The applicant will add an additional “Do Not Enter” sign to indicate there is no exit onto Highway 35 and he will add striping and painted arrows to indicate the flow of traffic out of the parking lot. There is a concrete slab at the base of the rear door where the applicant will add yellow striping in front of the door and will install bollards for added safety. The loading dock area will also have striping. There is existing lighting on the pole near the bike racks and lighting in the door area on the building and the sign above the entrance to the Wine Point will also add to the lighting.

Prasada Raju Indukuri, the owner of the Wine Point, stated that he proposes putting in the Wine Port and has previous experience with liquor stores. Although his passion is wine, which makes up 65% of his sales, he will also offer other alcoholic beverages for retail. The store hours will be Monday through Saturday from 10:00 a.m. until 10:00 p.m. and on Sunday from 10:00 a.m. until 7:00 p.m. He will employ from 4 to 5 people and the employees will not park in the parking lot but will be required to park off site. The maximum store occupancy load is 25 people. The deliveries will be made mostly on Tuesday, Wednesday and Thursday. There will not be any Saturday or Sunday deliveries.
He always orders from the same vendors. They will know the routine of where to deliver, how to enter and exit the parking lot, and where the storage space is located. Because of using the same vendors, his operation is very organized.
The delivery trucks are less than 30 feet in size. There are no large trailers that will deliver to the Wine Point. Mr. Indukuri believes there is a market for his type of liquor store because he said about 25% of the customers comes from Point Pleasant Beach to his other store located in Wall Township.
There will be small carts that will be available for use inside of the liquor store; however, they will be kept inside and will not be permitted in the parking lot.
John Bezerra, applicant owns the building and other buildings in Point Pleasant Beach. He has made some façade improvements in the past but will re-do the outside of the old hardware store to make it all blend together and look more aesthetically pleasing. The other existing tenants consist of Creative Experience, a children’s party place. It is a place where parents usually just drop off the children for a party and return later to pick them up and Joe Leone’s Deli which closes at 7:00 p.m. No employees park in the parking lot. They park on the street or use municipal parking lots.
The Board determined that the proposed use is very compatible with the other uses in the building and that the impact of a liquor store is a lot less than other retail operations that would be permitted. The Board determined that the proposed upgrades to the existing building will be an aesthetic improvement to the downtown area. The Board finds that the proposed use fits with the Master Plan and is a vast improvement of what is there at the present time. The Board felt that the applicant addressed the pedestrian traffic concerns and finds that the parking lot will be adequate to accommodate the business. Surrounding properties will not be negatively impacted by this proposal. The Board finds that all requirements of Preliminary and Final Site Plan approval have been satisfied provided the conditions of approval are met.
Mr. Migut – It is a pleasing upgrade to the building. It is a specialty shop and will be a nice addition to the downtown.
Mr. Winter - In favor, all questions have been answered.
Mrs. Loder – In favor – fits in with the Master Plan. Certainly a vast improvement to what is there now.
Mr. Highton – Some reservation about the parking but overall it fits in nice with the Master Plan and is an aesthetic upgrade. In favor
Mr. Paesano – Concern is with the rear entrance and the intensified use of the parking lot; if pedestrian concerns are addressed will be in favor.
Chairman Neumaier – Concern is the parking; parking is an issue with whatever business goes in. Aesthetics are a plus; we have to rely on the expert testimony. In favor

1. The basement area will be limited to storage.

2. The brick must match the color of the hardware store brick.

3. The approval is contingent on the continuation of the existing parking easement.

4. The applicant is to provide bollards and additional striping in front of the parking lot entrance in consultation with the Board’s Engineer, which must include adequate consideration of pedestrian safety.

5. There are to be no shopping carts in the parking lot.

6. This proposal is subject to the wine/liquor store licensure.

7. All cardboard refuse is to be stored internally within the building until trash pickup.

8. Publication of a notice of this decision will be published in the Ocean Star at the cost of the applicant.

Motion by Mr. Winter, second by Mr. Migut to approve application #2013-358 of 524 Arnold Avenue Associates, LLC, Associates.
In favor: Migut, Winter, Loder, Highton, Paesano and Neumaier
Opposed: None
Application approved with conditions

Meeting adjourned at 10:05pm
Attest: Karen L. Mills, Clerk of the Board

Published October03, 2013 | Planning Board Minutes | 1691

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