416 New Jersey Avenue, Point Pleasant Beach, NJ 08742 • 732-892-1118 • www.pointpleasantbeach.org
Welcome to Point Pleasant Beach

Point Pleasant Beach News


Printable Version


February 6, 2014

Minutes

The February 6, 2014 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. Spader, Mr. Kelly, Mr. Renner, Chairman Struncius, Mr. Ardito, Mr. Dixon, Mr. Davis and Mr. Ferguson
Absent - Reilly, Reynolds and Loder
Also present – Karen Mills, Dennis Galvin and Ray Savacool
Court Reporter – Denise Sweet

Motion by Mr. Ardito, second by Mr. Renner to nominate Tom Spader as acting Chairman

In favor: Kelly, Renner, Spader, Ardito, Dixon, Davis and Ferguson
Opposed: None

Memorialization of Minutes –

Motion by Mr. Ardito, second by Mr. Renner to memorialize the minutes of November 7, 2013

In favor: Kelly, Spader, Ardito, Renner and Davis
Opposed: None

December 5, 2013 – Motion by Mr. Ardito, second by Mr. Davis to memorialize the minutes of December 5, 2013

In favor: Spader, Ardito and Davis
Opposed: None


Memorialization of Resolutions

Be it resolved by the Board of Adjustment that it hereby memorializes the action and vote approving the following applications with conditions

Motion by Mr. Spader, second by Mr. Ardito to memorialize application #2013-57 of William/Maryjane Reilly – 9 Beachcomber Lane

In favor: Spader, Kelly, Ardito and Davis
Opposed: None

Motion by Mr. Ardito, second by Mr. Kelly to memorialize application #2013-62 of Nancy/Edward Kielar – 1108 St. Louis Avenue

In favor: Ardito and Kelly
Opposed: None

Motion by Mr. Kelly, second by Mr. Ardito to memorialize application #2013-61 of Denise/Glenn Krieger – 214 Yale Avenue with conditions

In favor: Kelly, Ardito and Davis
Opposed: None

Motion by Mr. Davis, second by Mr. Ardito to memorialize application #2013-64 of Michael/Nancy Zorochin – 1503 Lake Avenue – with conditions

In favor: Ardito and Davis
Opposed: None

Motion by Mr. Kelly, second by Mr. Ardito to memorialize application #2013-38 of Margaret Semenuk and Margaret/Mario Natale – 133A and 133B Randall Avenue – with conditions

In favor: Kelly and Ardito
Opposed: None


Application #2013-60 – Charles/Susan Bachus (T.E.W. Co.) – 1200 Ocean Avenue – Block 28:01; Lot 5 – Applicant wishes to construct a wraparound deck to existing single family dwelling.

Charles Bachus, applicant, sworn, stated that he is elevating his existing house that was damaged in Super Storm Sandy and he is proposing to put a deck on the ocean side of the house (the east side). The house had a patio that extended five (5) feet onto the neighbor’s property. The patio was destroyed and the applicant has removed it. The proposed patio will have two entrances and the patio will connect each entrance with a continuous walkway. The house is on a corner lot which makes meeting setbacks very difficult. Because the house is being elevated to meet FEMA’s base flood elevation, the front stairway will need to encroach onto the front yard setback. The front yard setback will be 3.3 feet to the stairs on the Philadelphia Avenue side and 14.8 feet on the Ocean Avenue side, where 25 feet is required.



Joseph Gates, R.A., sworn and credentials accepted, stated that the following

A. The pilings are in place and it is impractical to move them at this time.

B. All of the mechanicals will be raised above the base flood elevation.

C. The finished floor will be at a height of 17 feet, which causes the need for the stairs to have additional risers.

D. The applicant will put up lattice to cover three sides (the ocean side can remain open).

E. The applicant will use the space underneath the house for storage.

F. The existing garage is no longer a garage but has been converted to a bedroom. This was done prior to the applicant purchasing the house.

G. The driveway in the northwest corner of the property will be maintained and there are three (3) available parking spaces.

H. The plans will be revised to reflect that the steps at the front (on Philadelphia Avenue) will be changed. Rather than having 3 steps and 7 steps, there will be 5 steps and 5 steps which will change the front yard setback to 3.3 feet.

I. The house will be re-sided with vinyl siding.

The Board found that the house 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 and determined that the new position of the front stairs on Philadelphia Avenue will look more attractive. The Board determined that the new deck will be attractive and the Board was pleased that the patio will no longer encroach on the neighbor’s property. 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.

No audience questions/comments




Conditions

1. The base of the house is to be covered with lattice on all three sides, except for the Ocean Avenue side. The Board understands that the applicant may use the crawl space underneath the house for storage.

2. The house is to be re-sided as explained to the Board at the time of the hearing.

3. The front stairs (only on the Philadelphia Avenue side) are to be revised to 5 steps and 5 steps which will bring the front yard setback to 3.3 feet.

Deliberations

Kelly – Happy to see the whole block is becoming more developed than it has in the past years. That property is a jewel and any development there is a positive. In favor of application

Renner - Believes the adding of a deck on the ocean side will be beautiful. Happy that you kept the modest home.

Ardito – This is a case where you have the right to lift the existing home. Elevating the home and having the stairs for the doors had nothing to do with the board until you decided to add the deck. We are receiving the benefits of the home coming into compliance. Looking at the fact that you are not requesting a height variance; do not see anything negative and will be voting in favor.

Dixon – had some concerns with South side setback; makes sense to join front and back home. Steps are a minor issue; overall a nice little set up and will be in favor.

Davis – My comments would echo what has already been said. I like that you are just lifting the home. We are getting a flood compliant home. Request for front yard variance makes perfect sense given the elevation. See everything positive.

Ferguson – Also agrees with what has been said. Trying to visualize home in air but would like to see the lattice foundation covering on three sides. Other than that believes it is a good application.

Spader – Concern was the backyard setback; with just the cross walk being there believes the impact on the neighbor will be minimal. This property could support two properties on it, in favor.

Motion by second by to approve application #2013-60 of Charles/Susan Bachus (T.E.W. Co.) – 1200 Ocean Avenue – Block 28:01 with conditions

In favor: Kelly, Renner, Ardito, Dixon, Davis, Ferguson and Spader
Opposed: None

Application approved with conditions


Chairman Struncius is now in attendance and Mr. Spader is stepping down from acting Chairman and the following application.


Application #2014-01 – Estate of Jacqueline Dickson – 1315 Ocean Avenue – Block 17.01; Lot 19 – Applicant wishes to demolish existing single family dwelling and construct a new FEMA compliant single family dwelling.


John J. Jackson, Esquire, attorney for the applicant, credentials accepted, stated that the applicant is looking for the following variances - front yard setback of 12 feet (access easement), whereas 50 feet is the minimum required; rear yard setback of 25 feet (to stairs), whereas 30 feet is the minimum required; building coverage of 35.9%, whereas 30% is the maximum permitted; building height of 40.5 feet, whereas 35 feet is the maximum permitted. The applicant owns both the front and back lot and is seeking an additional 2 feet over the ABFE because of the flood height actually experienced by this homeowner during Super Storm Sandy. The house was severely damaged during Super Storm Sandy and has been demolished.


Paul D. Lindstrom, applicant’s Civil Engineer and Professional Planner, sworn, credentials accepted, stated that the proposed finished floor elevation will be at 23 feet which will make it safer. The existing house sustained substantial damage from the hurricane and the finished floor level was at 20.38 feet.
The steps, landings and covered porches bring the building coverage to 35.4. The house itself and the covered deck consist of 26.2% building coverage. Due to the structural and flood damage sustained on the first floor, the applicant is seeking to raise the house an additional 2 feet. The dune height will be at elevation 22 and the proposed house will be 2-story and will have roof lines that mitigate the appearance of the height of the house. The house has an ocean view and will not block anyone’s view or light. The view from the street is an intervening structure that will block most of the view of the proposed house. The eastern side of the house is against the Boardwalk right-of-way and the ocean. On the western side of the house is a driveway easement that runs along the adjoining property which is 12 feet wide. The top of curb is at 8.3 feet and the grade of the property is at 14 feet and if this house was located in another section of town, the height ordinance would be met. The home will be aesthetically pleasing, will be flood zone compliant and will be safer. The driveway is capable of parking three (3) cars and is conforming to the number of bedrooms. The proposed house will be built on pilings and the decks will remain open and will never be enclosed and there will be no patios or decks on the ground level.

Stuart Dickson, applicant, sworn, stated that the deck on the original house dislodged which caused damage to the block foundation. There were about 3 or 4 inches of sand inside the first level of the existing house.

Christopher Rice, AIA, sworn, credentials accepted commented that the house will be less than 2,700 square feet in size and will be 2-story. This is a house that is used by the family and it is their intention to replace the house at a height to weather any future storms. The façade of the house will be comprised of wood cedar shingles and will have a metal seamed roof. The applicant will use clap or bead board to go around the pilings on all sides. There will be a door with a lock and the applicant will use this space only for storage. The roof will have a multi-gabled roofline which will aid in bringing the height of the house down visually. The house will have five (5) bedrooms and the first floor will be an open floor plan.

The Board finds 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. The benefits of this proposal outweigh its detriments.


Deliberations

Kelly – Presentation was wonderful. Home will be beautiful and looks better than the one facing the street. Hopefully you will be back for that one.

Renner – Has a problem with the presentation; it is hard to envision how much mass we have there and how it impacts the adjacent structures. Building coverage bothers him; it will be the location. Have to take some things on faith. Other than that it is a gorgeous looking home.

Ardito – To the Dixon family – sorry you had to endure the storm. Case was presented well. When I see a height of 38 or 40 feet you cringe; but then you see the conditions that exist. You will be starting at 14 ½ feet top of curb. There are two architects that come before the board and present them very well and you are one of them. You work with the plan to get the eye down from the roof line and have accomplished it well with this design. The house is not massive – the positives way outweigh the negatives here.

Dixon – Echoes most of the comments. This is what a Jersey shore home looks like. The professional have shown this is the way that it has to be done. It is a beautiful home – I hope that you enjoy it. I will definitely approve this.

Davis - You are here because your house is wrecked. I think all the positives which are created by this structure outweigh the negative. Was initially concerned with the coverage but with the size of the lot and decking make perfect sense. I compliment the architect.

Ferguson – I think it is a beautiful home. Will be in favor.

Struncius - When the mass was discussed I see the use of gables to break that up but optimizing floor space. For the reasons of safety and aesthetics I think this is a solid application



Conditions

1. Decks are to remain open
2. There are to be no patios
3. Home to be constructed as described t the time of the hearing
4. Crawl space is to only be used for storage
Motion by Mr. Ardito, second by Mr. Renner to approve application #2014-01 – Estate of Jacqueline Dickson – 1315 Ocean Avenue – Block 17.01; Lot 19 – with conditions



In favor: Kelly; Renner; Ardito; Dixon; Davis; Ferguson and Struncius

Opposed: None

Application approved with conditions

Application #2014-04 – Christopher/Lisa Whelan – 211 Homestead – Block 133; Lot 13 – Applicant wishes to build a new FEMA compliant single family dwelling.

John J. Jackson, Esquire, attorney for applicant, credentials accepted, stated that the applicant is seeking a front yard setback of 17.67 feet (to stairs), whereas 25 feet is required; rear yard setback of 26 feet (to stairs), whereas 30 feet is required; building height of 37 feet, whereas 35 feet is the maximum height permitted; building coverage of 30.10%, whereas 30% is the maximum permitted.

The applicant’s house sustained a lot of damage during Super Storm Sandy. The applicant will replace the existing house and will raise the house to 14 feet to have a margin of safety for future storms.
The house will be 2-stories with an unfinished attic having a 6 ½ foot ceiling. The crawl space underneath the house will be 5 feet in height. It will only be used for storage. The house is of modular construction. The applicant was able to move the location of the pool over which will not require a variance.

Robert C. Burdick, P.E., P.P, applicant’s engineer, sworn stated that the existing house was severely damaged by Super Storm Sandy and the applicant is proposing to replace the home. The front yard and rear yard variances are caused by the house being raised to meet FEMA requirements. The height variance is necessary because the applicant is requesting to raise the house to elevation 14 to ensure safety from flooding caused by future storms. The building coverage excess is .1% over what is permitted (5 square feet). The prior side yard setback variance of 1.8 feet will be eliminated due to the new house being moved to a conforming location.

The foundation is currently high because there is a 7.6 feet elevation in the front. The applicant will bring down the siding to 3 feet and the applicant will put a cultured stone finish on the foundation to make it look more attractive. The cultured stone will also be wrapped around the front columns.
The front porch is open and will give the front of the house some dimension and the existing curb cut will be moved over to the driveway location. The façade will have cedar shake impression shingles.

Lisa Whelan, applicant, sworn stated that the home has been in the family for over 50 years. Exhibit A-3 – Photo of home in Spring Lake that the applicant used for reference. The house sits a little higher so there were no flood concerns prior to Super Storm Sandy which caught them by surprise. The garage area in the previous home was at elevation 7 and had 3 feet of water. The applicant is asking for only enough of a cushion to survive another storm and to get a little bit of storage underneath the house. The fence on the east side of the house will extend through the mid-point of the home. The applicant will add lattice or some foundation material and foundation plantings around the storage area underneath the house.


Richard Wojewodzki, the applicant’s builder, sworn stated that the applicant worked very hard to achieve a specific look for the house and she attempted to avoid any variances. The dormers in the front of the house were made smaller to create symmetry. The height of the first floor is 9 feet and the second floor is 8 feet. The Board found that the house 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 Board determined that the height and setback variances are driven by the need to raise the house higher. Although the applicant requested an additional 2 feet in height than what FEMA requires, it was because there is a concern but the proximity of Lake Louise. The Board understood the applicant’s desire to be cautious. The benefits of this proposal outweigh its detriments.

Audience questions/comments

Victor Damato, 209 Homestead, sworn – Questioned the new home affecting the electricity. Not a question anyone can answer and he was directed to JCP and L.

Deliberations

Spader – Explained that you need an extra foot between floors with a modular home. Going for 2 ½ stories without a garage. The applicant has worked hard to develop this home and will be very supportive of this application.

Kelly – Also very supportive of this application. That area is very susceptible to flooding and it is very prudent to have the home higher.

Renner – Was frightened by the pictures that came home and seeing the new pictures have helped. That home will make the street more attractive. You have done your homework; will be in favor.

Ardito – Explained the flood requirements – and said that is what the issue is – exceeding flood requirement by two (2) feet. This comes down to safety – down the road the requirement could be higher. Looking at that and the height variance request and believe it is a good thing. In favor

Dixon - Likes the idea of the columns. I understand you wanting to get back in your home. In favor

Davis - For all of the reasons articulated I will be in favor of this application. It will be a lovely place for you and your family.

Ferguson – I believe you designed a beautiful for you and your family. Best of luck.

Struncius - Nothing much more to add except that back in the 70’s there used to be some great block parties on Homestead.





Conditions

1. The crawl space underneath the house is only to be used for storage.

2. The pool and the mechanicals are to be placed in a conforming location on the lot.

3. The siding is to be cedar impression shingles with dimensional shingles on the roof.

4. The siding is to be brought down to within 3 feet of the ground.

5. The columns are to be wrapped with a decorative stone and the rest of the area under the porch will be enclosed with lattice or other foundation screening.

6. The fence on the east side of the house will extend through the midpoint of the home.

Motion by Mr. Kelly, second by Mr. Davis to approve application #2014-04 – Christopher/Lisa Whelan – 211 Homestead – Block 133; Lot 13 with conditions

In favor: Spader, Kelly, Renner, Ardito, Dixon, Davis and Struncius
Opposed: None

Application approved with conditions

Meeting adjourned at 10:55pm

Attest: Karen L. Mills, Clerk of the Board


Published March21, 2014 | Board of Adjustment Minutes | 1805


Municipal Forms Download for Android Download for Iphone
Download for Iphones
Download for Android


Add/Remove/Update Your Contact Information
SwiftReach Networks, Inc.

Municipal Forms

Power Outage

Hurricane Sandy Information