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August 21, 2014

Minutes

The August 21, 2014 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. Renner, Mr. Kelly, Mr. Reilly, Chairman Struncius, Mr. Ardito, Mr. Dixon, Mr. Davis and Mr. Ferguson

Absent: Mr. Reynolds, Mr. Spader and Mr. Loder

Mr. Renner was present for the Hope Center and Brenda Nasce application.

Also present: Dennis Galvin, Board Attorney, Ray Savacool, Board Engineer and Karen L. Mills, Clerk

Court Reporter – Denise Sweet


Moment of silence for our board member James Wolfersberger

Memorialize minutes –


Motion by Mr. Davis, second by Mr. Dixon to memorialize the minutes of June 19, 2014 BOA meeting

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


Motion by Mr. Kelly, second by Mr. Reilly to memorialize the minutes of the July 17, 2014 BOA meeting.


In favor: Kelly, Dixon, Reilly, Davis and Ferguson
Opposed: None


Motion by Mr. Davis, second by Mr. Dixon to memorialize the minutes of

Memorialize Resolutions

Motion by Mr. Kelly, second by Mr. Ferguson to memorialize the action and vote approving application #2014-21 of Carolyn/James Walsh – 316 Arnold Ave – with conditions

In favor- Kelly, Dixon, Davis, Ferguson and Reilly
Opposed: None


Motion by Mr. Davis, second by Mr. Kelly to memorialize the action and vote approving #2014-25 – Richard/Suzanne Gibbs – 104 Harvard Ave – with conditions

In favor: Kelly, Dixon, Davis, Ferguson and Reilly
Opposed: None



Motion by Mr. Kelly, second by Mr. Davis to memorialize the action and vote approving #2014-22 of the Hope Center of NJ – 413 Railroad Square - with conditions

In favor: Kelly, Dixon, Renner, Ferguson and Reilly
Opposed: None

Motion by Mr. Kelly, second by Mr. Ferguson to memorialize the action and vote approving #2014-24 – Brenda Nasce – 118 Broadway – with conditions

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



Application #2014-14 – David Villane d/b/a West Prime Properties – 152 Baltimore – Block 132; Lot 11 – Applicant wishes to demolish existing single family dwelling and construct a new FEMA compliant single family dwelling. Requesting height and rear yard variances.

John Jackson, Esq., Attorney for applicant stated the applicant’s house was damaged and demolished as a result of Hurricane Sandy and he would like to construct a new 2 ½ story house to replace the damaged house. The proposed house is a single family house situated on Lake Louise. The applicant will need a height variance which will be mitigated because the house steps back from street. The rear of the house is on Lake Louise and will not impose on any neighbors. The existing pipe in the side yard is owned by the County. The County found the pipe to be in good shape and has no plans to replace it. The applicant will add a note to the plans that the applicant will allow reasonable access to the County for any repair or replacement work. Exhibit entered as A-3- Photo package

Paul Grabowski, R.A., sworn stated that the roof was stepped back to diminish any massing from the street scape and the front stairs were pulled in and the garage was pushed out for a more appealing and less obtrusive look to the neighborhood. The proposed house will be 2,969 square feet in size and the overall building height is 38 feet 4 ¼ inches which will need height variance relief. The façade of the house will consist of decorative stone material along the bottom, cedar impression siding, trim work and there will be an overhang over the garage door. The first floor will have 9 foot ceilings, and the second floor will have 8 foot ceilings. The half story has less than 500 square feet of space under 7 feet. The curb height on this site is only 3.69 feet which creates a hardship with respect to height. The average curb height in the Borough is 7 feet.

The Board members like the design of the home and found the house to be aesthetically pleasing and well suited for the neighborhood.

No audience questions comments

Deliberations

Renner – Lovely home; likes the idea of moving to roof line back. Nice addition to the neighborhood.

Kelly - I think this is a no brainer. In favor

Reilly – I like the design of the stair entrance; in favor.

Ardito – Looking at the pictures you can tell it took on quite a bit of water. Nice addition to the community and it is bring brought into compliance which is good for the community. Done some really good things with the roof line. In favor

Dixon – Agree with everything that has been said; it is a beautiful home and will be in favor

Davis: Agrees with all that has been said and is also in favor.

Ferguson – Congratulated the applicant on a beautiful design: it will be a nice addition to the neighborhood.

Chairman Struncius – The only thing he would add is the half story is allowed but not a given; the question is can the zone substantiate the half story. You are on a lake with similar homes around it. It is one of the places in town that you want elevation and it is the right look.

Motion by Mr. Reilly, second by Mr. Renner to approve application #2014-14 of David Villane d/b/a Westprime Properties with conditions

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

Conditions

1. The applicant is to add a note to the plans that they will never deny access to the County to service or replace the County’s pipe that runs across the property.

2. The plan is to be revised to provide for a curb cut as permitted by the Ordinance.


Application approved with conditions








Application #2014- 27 -Dewey/Deborah Imhoff – 217 Philadelphia Avenue – Block 31; Lot 9 – Applicant wishes to demolish an existing two family dwelling and construct a new FEMA compliant single family dwelling. Requesting a height variance.



John J. Jackson, Esquire, attorney for applicant stated that the will demolish a non-conforming duplex and replace it with a single family home eliminating a (d) variance. The lot is 80 feet wide and the side yard setbacks will consist of 14 and 13.46 feet. The applicant is seeking a height variance

John Amelchenko, R.A., the applicant’s architect stated that because of the size of the property, the proposed house was designed to be completely compliant, except for the height. The height variance is driven by the need to comply with FEMA Regulations and because of the curb height being 5.1 feet.
The extra 3 ½ feet height variance (38.46 requested where 35 feet is the maximum permitted) provides a flood compliant house. The space underneath the house will be a 6 ½ feet high crawl space.
The ceiling of the garage will be 10 feet high which enables the applicant to have a room over the garage that is half way between the first and second floors. This appears to lower the mass of the house close to the street. The garage is a two-car garage and the first floor will have 9 foot ceilings and the second floor will have 8 foot ceilings. The half story that is at 7 feet or less consists of 491 square feet and the hip roof recedes from the perimeter walls which help to mitigate the height of the structure. The house will be consistent with the neighborhood, will not look out of place, and will be aesthetically pleasing. The applicant will provide a landscape plan to be reviewed and approved by the Board’s Engineer. One-third of the roof line is open and does not go fully across the house which helps to diminish the height and massing. The highest point of the house will be 17 feet back from the street which will also diminish the height and massing of the house and the front stairs are recessed, the lot is oversized, there are large side yard setbacks, and the roof lines all help to mitigate the height of the house. The proposed house will be an aesthetic improvement from the slab floor duplex that is out of date, is moldy and in poor shape. The house will have an elevator from the garage to the first and second floors.

No audience questions/comments

Deliberations

Renner – Lovely home that will be a great addition to the neighborhood.

Kelly – This house fits in with the new construction happening in the neighborhood. Will be in favor

Reilly – Will be in favor of this application.

Ardito – Not much more that he can add. Loves the architecture, what he really likes the rendering showing how the house will fit in the neighborhood. Doing all the right things.

Dixon – Obviously it is a beautiful home; likes the large side yard setbacks.

Davis – Just another beautiful home with such appeal; concerned with the large mass of the home for that neighborhood. Wrestling with what the hardship is. Has come away with that it is consistant with other homes being built.

Ferguson – Have removed a “D” variance and it will complement the neighborhood.



Motion by Mr. Ardito, second by Mr. Reilly to approve application #2014- 27 of Dewey/Deborah Imhoff – 217 Philadelphia Avenue – with conditions

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



Conditions

1. The applicant is to supply a landscape plan compatible with the rendering shown to the Board at the time of the hearing to the Board’s Engineer for his review and approval.

2. The plan is to be revised to remove the existing curb cuts and replace them with a single Ordinance compliant curb cut.


Application #2014-26 – Eric Seaberg – 120A Randall Avenue – Block 149; Lot 37.02 – Applicant is lifting existing single family dwelling and wishes to construct a new second story. Requesting bldg. coverage and setback variances

John J. Jackson, Esquire, attorney for applicant stated that the house was flooded and substantially damaged as the result of Hurricane Sandy. The applicant raised the house and proposes to add a second floor to the original one-story house. The applicant was informed by the building department that since a second story will be added, the applicant will need a variance for an expansion of a non-conforming structure as well as the other bulk variances.

The applicant made a video showing the house before and after the storm which was introduced to the Board and marked as an Exhibit A-3.

Darrell Alvarez, R.A., applicant’s architect sworn stated that the lot is a nonconforming 24 foot wide lot, which makes it very challenging to meet setback requirements and the existing house was raised to provide for an 8 foot clearance underneath the house. The house will be 4.2 feet above base flood elevation. The applicant is seeking to expand his living space by adding a second story. The house currently has 3 bedrooms, a bathroom, kitchen area and a small living area in the front. One of the bedrooms on the first floor will be eliminated which will provide space for the internal stairs to the second story to be incorporated. The second floor will include a master bedroom suite and two bedrooms (9 feet, 6 inches in size) and a bath. The existing building coverage, with the new stairs included will be reduced as the existing shed is being removed. The outside stairs will be open which will allow for aquifer recharge. The other houses on the street are set back at the same front yard setback so the streetscape will be consistent at the same line. The garage will fit two cars and the existing chimney will be relocated to be within the inside footprint of the house. Windows cannot be added to the second floor side elevations because the walls must be fire rated. The applicant will add a band board to the sides of the house to make it look more attractive. The heating system is a split system. One condenser unit will be in the back and the other unit will be in the attic. The applicant will obtain permission from Council to remove a street tree. The applicant will replace the tree. The siding will be brought down to within 3 feet of grade in the front and rear of the house and the foundation finish will be painted stucco. The garage will be used to house cars and for storage. No habitation is permitted in the garage. The driveway may be moved to a mirror image of the existing plan to maximize street parking if it is deemed necessary.

Ray Carpenter, P.E., the applicant’s engineer, sworn stated that the building coverage will be reduced by 3% from what currently exists because the shed has been removed. The new building coverage percentage includes the stairs, decks, and landings minus the shed. The driveway is 10 feet wide and the proposed curb cut is 12 feet wide. The applicant will need to obtain permission from the governing body for a curb cut. Although there will be a loss of one (1) on-street parking space, the applicant will provide 3 parking spaces (2 garage spaces and 1 space underneath the house).

No audience questions/comments

Deliberations

Renner – Agrees that it is a neighborhood in transition and he likes what he sees. Consistent with what is being built. Genuinely in favor of this application.

Kelly- Will be a lot better then what was there. Concerned with the effect on the neighbors’ homes. Seems to me that when say you are providing two additional parking spots does not hold water because you will park in the front of your home and the driveway. I think it is a nice idea but it will be a problem down the road.

Reilly- Once I understood that coverage was being reduced I got more comfortable with plans. There are concerns that need to be addressed but will leave that to Mayor and Council. It will not keep me from voting in favor.

Ardito – Not going to discuss curb cuts at all. You were faced with challenges and not being able to put windows on the second story is a challenge. Not fond of the color in the rendering. Likes the colors being utilized on the new homes; this color not doing it for him.

Dixon- Does not have a problem with the house; also not happy with curb cuts. It is taking away from summer parking, but will be in favor of home.

Davis- First of all thinks the non-conformity of the lots in the area affects the design. Believes this is attractive and the neighborhood is becoming whimsical. The designs are unique.

Ferguson – Mr. Alvarez did a great job designing the home. Would never tell you what color your home should be. I think it will work out; in favor. Best of luck.

Struncius- Curb cut will be left to Mayor and Council. This is an area that floods; important to break up elevation. This is the look that is happening in that area. We are getting an upgrade with safety and aesthetics.

Motion by Mr. Reilly, second by Mr. Renner to approve application #2014-26 – Eric Seaberg – 120A Randall Avenue with conditions

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

Application approved with conditions

Conditions

1. The applicant is to obtain the permission of the governing body to remove the existing street tree. The applicant is to replace the street tree with a new tree as selected by the Shade Tree Commission at a minimum caliper of 2 ½ inches.

2. The siding is to be brought down to within 3 feet of grade in accordance with the Ordinance on the front and rear of the building. The Board leaves the height of the siding on the sides of the home to the discretion of the applicant.

3. The applicant is seeking to park automobiles underneath the house. This can only be accomplished if the governing body approves curb cuts. Should the governing body deny this request, there is to be no parking on this site. The Board expects that in order to limit the impact on off-street parking, the governing body may wish to move the garage to the other side of the front façade; and if so, the Board hereby grants the applicant permission to grant that change.

4. The architectural plan is to be revised to show a band board on the side elevations.

5. The chimney is to be removed from the exterior and relocated to so it is within the footprint of the interior of the house.

6. The garage doors are to be recessed. If the governing body does not approve the curb cut, the garage door will remain but it will not be recessed.



Meeting adjourned at 10:05pm

Attest: Karen L. Mills
Planning/Zoning Secretary, LUA


Published September19, 2014 | Board of Adjustment Minutes | 1953


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