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January 22, 2014

Minutes

The January 22, 2013 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. Reilly, Mr. Kelly, Chairman Struncius, Mr. Reynolds, Mr. Ardito and Mr. Davis
Absent - Spader, Renner and Loder


Application #2013-61 – Denise/Glenn Krieger – 214 Yale Avenue – Block 141; Lot 5 – Applicant wishes to construct a 13 foot by 26 foot in ground swimming pool.

Denise and Glenn Krieger, applicant sworn. Glen Krieger stated that they are requesting the following variances for their backyard swimming pool. They are on a corner lot and have some challenges

A. Pool requested is 13 feet by 26 feet.


B. For an existing front yard setback (Yale Avenue) of 23.49 feet, whereas 25 feet is required.

C. For an existing front yard setback (Chicago Avenue) of 15.30 feet, whereas 25 feet is required.

D. For an existing rear yard setback of 29.78 feet, whereas 30 feet is required.

The Board found the following:

A. The Applicants seek to construct a pool on a corner lot with limited space and a front/backyard layout.

B. The Applicants neighbors approve of the project with a desire that the pool be located as close to the Chicago Avenue side of the lot.

C. The pool will have a three foot apron around its perimeter.

D. A five foot setback on the Chicago Avenue side of the lot does not provide sufficient protection from the street and sidewalk traffic; the proposed three foot apron further reduces the clearance.

E. The Applicant agreed to move the pool location 5 more feet off of the Chicago side to conform to the front and rear yard setback.

F. A 10 foot setback on the Chicago Avenue side of the lot will provide better protection and is more consistent with the requirements for the SF-5 Zone.

G. The proposed construction provides additional room for the Applicants to construct a patio while still maintaining conformance with the allowable lot coverage.



The Board found that there are no substantial negative impacts arising from this proposal and will not impinge on the light, air, or privacy of the surrounding property owners. The benefits of this proposal outweigh its detriments.

Deliberations

Kelly – Has no problem with application as long as the pool is moved back.

Reynolds – Moving the pool back five feet for a total of ten off the street makes it work for me.

Ardito – Having gone over the engineer comments and keeping it under 50% impervious and the ten foot off of Chicago I will be fine with this.

Davis – My comments would reflect that of Mr. Ardito; It is a very tight spot to put a pool and feel better with it back an additional ten (10) feet.

Reilly – Requested conditions read. Had two concerns – both have been addressed, will be in favor.

Motion by Mr. Reynolds, second by Mr. Ardito to approve Application ##2013-61 of Denise/Glenn Krieger – 214 Yale Avenue – Block 141; Lot 5 with conditions

In favor: Kelly, Reynolds, Ardito, Davis and Vice-Chair Reilly
Opposed: None

Conditions

1. Impervious coverage shall remain under 50%.

2. Applicant shall submit final plans to the Board Engineer for his review and approval prior to the issuance of any building permits.

3. The pool shall be constructed with a 10 foot setback on the Chicago Avenue side of the lot.

4. Applicant shall not construct a fence that encroaches into the front yard.

Application approved with conditions


Application #2013-62 – Nancy Kielar – 1108 St. Louis Avenue – Block 32; Lot 10 – Applicant wishes to demolish existing single family dwelling and construct new single family dwelling at the ABFE.

Nancy and Joe Kielar, applicants sworn stated that there home was destroyed by the hurricane and have a corner lot which causes a hardship. They are seeking the following variances: front yard setback (Philadelphia Avenue) of 18 feet (to steps), whereas 25 feet is required; rear yard setback of 20 feet (to structure) and 16.5 feet (to A/C/ units), whereas 30 feet is required. The home was substantially damaged by Super Storm Sandy with an estimate of over $100,000.00 in damage. A letter of Substantial Damage was not issued by the Borough, the applicant determined it was more feasible to knock down the structure and build new. The old structure was demolished and the applicant proposes to construct a new code compliant dwelling. The property is a corner lot on St. Louis and Philadelphia Avenue and the applicant’s neighbors approve of this request.

Frank Aiello AIA, Professional Architect stated the old structure was in compliance with the rear yard setback but had a non-confirming front yard setback at 17.9 feet. The proposed new home will have a conforming front yard setback and a non-conforming rear yard setback at 20 feet to the structure.
The new home will be constructed in compliance with FEMA and be elevated 12 feet above grade, whereas FEMA only requires 11 feet. The mechanical equipment will be located in space above the garage which is approximately 200-300 square feet in size. The space above the garage is only to be used for storage and will not be used for habitation. The proposed new home is designed to be comparable in size and will fit in with the larger surrounding homes in the neighborhood. The rear yard setback was reduced on the new home to accommodate a two car garage, which will open up one space on the street. The applicant must obtain permission from the governing body to move the curb cut over 8 feet to the left to accommodate the proposed new driveway. The existing curb cut will be closed. The reduced rear yard set beck is less obtrusive than a detached conforming garage closer to the front yard. The proposed house will be 2,400 square feet in size and it will consist of three (3) bedrooms and 2 ½ baths. The façade of the house will be Cedar impression vinyl siding and the trim will be Azak board. The roof will be a Timberline roof. The siding on the west and south side of the home will be lowered to the same level and the Applicant will plant foundation landscaping. The applicant will provide a landscape plan to the Board’s Engineer for his review and approval.

The Board found that the applicant is constructing a beautiful home. The house will be a wonderful addition to the area, will be aesthetically pleasing, and will be an improvement to the housing stock of the Borough of Point Pleasant Beach. There are no substantial negative impacts arising from this proposal and will not impinge on the light, air, or privacy of the surrounding property owners. The benefits of this proposal outweigh its detriments.

Deliberations

Kelly – Commends the architect with coming up with a modest home. 100% support this.

Reilly – Very very attractive home and will fit nicely into the environment. Was concerned when you had an opportunity for conformity with setback where 30 feet is required but you went for 20 feet, but it takes one more car off the street. Unless I hear something different I will be voting in favor.

Reynolds – I agree it is a very attractive modest home; you could have asked for more. Agree with the second car garage. You have done a good job and will be in favor unless I get convinced otherwise.

Ardito – Sorry that you experienced what you did with the flooding. What you are doing is aesthetically pleasing and will fit well in the neighborhood. You are building a flood compliant home. This is a good thing; keeping it well within building coverage. You could have gone bigger. Except for the rear setback you have done a pretty good job and I will be in favor.

Davis – Echo everything he has heard so far. Beautifully designed home. This is a great improvement to the housing stock and will be in favor.

Struncius – Not much more to say; little bit of advantage with the curb cut. You paid attention to roof line adjustments; you could have had a detached garage, this was the balance. It is easy to say yes to this because it is beautiful and not over the top. Very positive about it.

Motion by Mr. Reilly, second by Mr. Ardito to approve application #2013-62 of Nancy Kielar with conditions.

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

Application approved with conditions


Conditions

1. The siding on the west and south side of the home shall be lowered to the same level as the siding around the garage.

2. Applicant shall submit a landscaping plan to the Board’s Engineer for his review and approval prior to the issuance of any building permits.


Application #2013-64 – Michael/Nancy Zorochin – 1503 Lake Avenue – Block -13.03; Lot 1 – Applicant wishes to demolish existing single family dwelling and construct a new FEMA compliant single family dwelling.

Michael and Nancy Zorochin, applicants sworn. Nancy Zorochin stated that they are requesting a front yard setback of 11.78 feet to Lake Avenue, whereas 25 feet is required; front yard setback (for stairs) of 5 feet, whereas 25 feet is required; front yard setback of 10.53 feet to Carter Avenue, whereas 25 feet is required; a rear yard setback of 4.05 feet to the stairs and 7.53 feet to the building, whereas 30 feet is required.

The home was destroyed by Super Storm Sandy; the Borough issued a letter of Substantial Damage deeming the home more than 50% damaged. The applicants seek to construct a new home on the lot as their permanent residence. The proposed home has a smaller foot print than the damaged home but will have two stories, whereas the former home only had one and a half stories. The home will be elevated and constructed to meet FEMA flood elevation guidelines. The new home will be 2,000 square feet. Photo board entered as A-3.

The applicants do not propose to move the new home further back on the lot as they desire to maintain their already small backyard and driveway so they can park multiple cars on the driveway as it extends the full width of the lot. The driveway will be delineated from the backyard so as to prevent the parking of cars in the rear yard. The home will be constructed with cedar impression siding and the exposed concrete around the structure will have a decorative stucco finish. The proposed home will be constructed with a deck on the north side. The front steps extend straight out leaving approximately a 5-6 foot setback. The proposed setback is in line with the existing homes on the street. The home is located on a corner lot, which poses additional difficulties.

Frank Costa, of 300 Elizabeth Avenue supports the application and does not have any negative issues. They have been good neighbors.

The Board determined that the house will be modest in size and that the lot can accommodate the house and the Board was pleased that the applicant agreed to do some decorative features to make the house more attractive and the home will be compliant with the base flood elevation and the house will be brought up to the building code both of which improve public safety. The benefits of this proposal outweigh its detriments.



Deliberations

Kelly – Glad you kept the setback in line with the other homes. Aesthetically I think you could do a lot better; I will yield to my colleagues before I make a decision.

Reilly – I understand what these folks are trying to do. They want a balance of backyard and parking cars. I do agree that you should do whatever you can do to not end up with a boxy house. Just make sure it is the best you can do. Will likely be in favor.

Reynolds – I like what I see; I too think that the elevation is a little boxy. I am glad that you are doing cedar impressions. I think it will be a nice house. My concerns are not strong enough for me to vote against this.

Ardito - I also am sorry that you experienced what you experienced with the flood. You are forced into coming into compliance. We have to look at certain things; pleased that you are not looking for something taller. Problem is corner lots are horrible to work with. We look at the footprint and ask if you will work with us. Keeping the home in line with the others on Carter is a good thing but we have more of a wall with the two stories. We are getting some agreement that you can break that up. Positives definitely outweigh the negatives so I will be in favor.

Davis - Very sorry for you having to go through this process. I do think it is an attractive home. These corner lots are always difficult. Will be in favor.

Struncius – Anytime that you have a corner lot we have to be open to what that represents. We know how difficult it is to meet the setbacks. I am glad that you went one level higher with the finishes which make it better. Will also be in favor

Motion by Mr. Ardito, second by Mr. Reilly to approve application #2013-64 of Michael and Nancy Zorochin with conditions

In favor: Reilly, Reynolds, Ardito, Davis and Struncius
Opposed: Kelly



Conditions

1. The exposed concrete wall around the ground level of the home shall be constructed with a decorative stucco finish.

2. The driveway shall be delineated from the backyard.

3. The façade of the house shall be constructed with Cedar impression siding.

Application approved with conditions



Meeting adjourned at 9:20pm


Attest: Karen L. Mills, Clerk of the Board


Published March07, 2014 | Board of Adjustment Minutes | 1794


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