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October 2, 2014

Minutes

The October 2, 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. Spader, Mr. Dixon, Mr. Kelly, Mr. Reilly, Mr. Reynolds, Mr. Ardito and Mr. Loder and Mr. Davis

Absent: Chairman Struncius, Mr. Renner and Mr. Ferguson

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



Motion by Mr. Reynolds, second by Mr. Kelly to memorialize the minutes of September 18, 2014

In favor – Spader, Kelly, Reilly, Reynolds and Ardito
Opposed - None

Memorialize resolutions

Motion by Mr. Ardito, second by Mr. Reynolds to memorialize he action and vote approving applications #2014-23 of Joseph/Lorraine Gankiewicz - 14 Danby Place – with conditions

In favor – Spader, Kelly, Reynolds and Ardito
Opposed - None

Motion by Mr. Spader, second by Mr. Reilly to memorialize the action and vote approving application #2014-32 of Macgregor’s Gym c/o Corey Macgregor – 603 Arnold Avenue – with conditions

In favor – Spader, Kelly, Reilly, Reynolds and Ardito
Opposed - None




Application #2014-34 – Coastal Equities LLC/Paul Ernst - 1507 Ocean Avenue – Block 1305; Lot -7.02 – Applicant wishes to construct a new FEMA compliant single family dwelling.

Michael Rubino, Esq. attorney for applicant. Exhibits entered - A-3 - Colored rendering proposed house, A-4 – Photo board (2 sides); A-5 – Rendering. Paul Ernst, principal applicant is present but is sick and would like to remain in the back of the room. Property purchased after a recent subdivision. The lot is 52.95 feet by 100 feet. Requesting front yard and rear yard (15.3 feet) setback along with height variance (38.43 feet). Building and impervious is below the allowable.

Allan Robinson, Professional Architect, has appeared previously before, Wall, Lavallette and Keansburg boards. Credentials accepted, stated that it is a two and one half story home. Area created for possible future elevator. Home is thirty-two (32) feet wide and fifty (50) feet in depth; modest sized home for area. He went on to describe the home. The applicant will reduce the nine foot ceiling to 8 feet in the habitable attic space by reducing pitch of roof. Mr. Spader requested that no cooking be allowed on the third floor deck. (Applicant agreed to that condition). The materials utilized will be Azek trim and cedar impression style siding will be used on the entire house. The entire foundation will be covered with a stone product. The height of the home will now be under thirty-eight (38) feet.

John Freeman, Professional Engineer, first board he has appeared before, licensed for eight (8) years; credentials accepted, reviewed flood and finished floor requirements. Ray Savacool stated that first floor elevation is twelve (12) feet. 5.9 feet is top of curb elevation. Referred to A-4 photo board and the photos of surrounding properties.

Mr. Kelly requested that a sidewalk be installed on Carter Avenue. (Applicant agreed to install a sidewalk)

Mr. Spader asked for restrictions for the third floor deck. The applicant agreed to no cooking or appliances on the third floor deck.

No audience questions/comments


Deliberations

Spader – Familiar with that part of town and the project is fitting for that neighborhood. The setbacks will line up with the neighbors. Believes it is a good fit. Satisfied with the conditions and will support the application.

Dixon – Like to commend the architect on the design. Also like the idea of the sidewalk on Carter and will support the application.

Kelly- Believes the sidewalk might motivate the neighbors to install a sidewalk also. Nice job on the design.

Reynolds – Nicely designed home but unfortunately it is oversized for the lot. We are starting from scratch and there is no reason to encroach on the rear setback. No reason the height could not have been kept within the 35 feet. I see problems with this application.

Ardito – Feels differently than his colleague Mr. Reynolds. Tend to agree more with the other side. I think it is good when the plans come before us conforming to flood code. There hardships with it being a corner lot. Pleased to see the building coverage coming in without requiring a variance. All said I think it is a good fit for the neighborhood.


Loder – This is a large house and I am concerned with what Mr. Reynolds pointed out with the encroachment in the rear of the home. Dealt nicely with the setback issues and am looking in favor of this application.

Davis – The initial impression is this is a very large house with is what becoming a neighborhood of very large houses. It becomes a more stable neighborhood with less rentals. Overall what the town ets out of this is a modern large flood compliant home.

Chairman Reilly – I do share Mr. Reynolds concerns but there are other things that offset those concerns. A new, flood compliant home and I am likely to be in favor of this application.



Conditions


1. There is to be no cooking or grilling to occur on the third floor rear deck.

2. The building will have Azek trim, cedar impression style siding and foundation will be have a stone faηade as described to the Board at the time of the hearing.

3. The applicant agreed to install a sidewalk along Carter Avenue at the direction of the Board’s Engineer.

4. The home is not to exceed 38 feet in height.

Motion by Mr. Kelly, second by Mr. Ardito to approve application #2014-34 of Coastal Equities, LLC with conditions

In favor: Spader, Dixon, Kelly, Ardito, Loder and Chairman Reilly
Opposed: Reynolds

Application approved

Application #2014-37 – James/Holly Harris – 302 Niblick Street – Block 104; Lot 19 – Applicant wishes to add an addition consisting of a bathroom and a bedroom to existing 1 – ½ story single family dwelling.

James Harris, applicant sworn, stated that he is looking for a variance for 4 inches to add a half story to allow his 86 year old mother to move in with him. They want to convert the downstairs so she can have some privacy. They would like to maintain the same building line. This will not have any impact on the building coverage. They would like to square off the room but will not require any additional coverage.

No audience questions

Deliberations

Spader – I think it is a very reasonable request.

Dixon – No problems with this

Kelly – Have no problem with this application.

Reynolds – I understand why we are here for 2 inches; I think it is a total waste of time and money

Ardito – Have no issues with this what so ever.

Davis – Sorry for your troubles and that you had to appear here.

Loder – No issues with this application

Reilly – This is truly diminimus; in favor

Motion by Mr. Reynolds, second by Mr. Loder to approve application #2014-37 of James/Holly Harris

In favor: Spader, Dixon, Kelly, Reynolds, Ardito, Loder and Chairman Reilly
Opposed: None

Application approved

Application #2014-40 – Craig Alsdorf – 312 St. Louis Avenue – Block 107; Lot 10.01 – Applicant wishes to demolish existing single family dwelling and construct a new FEMA compliant single family dwelling.


Let the record reflect that Mr. Kelly has stepped down from this application.


Deliberations

John Jackson attorney for applicant. Craig Alsdorf applicant and builder, sworn, is the contract purchaser, stated that the home is storm damaged. Home will be basically built in the existing foot print and improving the statistics slightly. He will build the home and sell it as a single family home. The lot is 50 feet by 50 feet. The existing home on the lot has been gutted and treated for mold but is very old. Craig Alsdorf went on to review the plans. Living area on first floor is 702 square feet; second floor is 718 square feet. Height of home will be around 34 feet; surrounding homes are 35 feet if not higher. 8 foot garage height, 1st floor- nine foot ceilings; 8 foot second floor ceiling. Craig Alsdorf stated that he will break up the siding - white outside wide corner post; bands around the windows (white Azek) and banding to break up the first and second floor. Mr. Ardito is concerned about the aesthetics. Mr. Spader commented that this is an unusual situation and this home looks like a standard modular. Craig Alsdorf stated that it is not a modular. The Board would like to see the updated plans prior to memorialization.

No audience questions/comment


Spader - As mentioned earlier, this is a very unusual situation for the part of town that it's in, with a 50 by 50 foot lot. Things do change. I wish the renderings were a little more helpful as far and looking at the thing. It does have, again, the look currently of a modular. But there are some interesting little design characteristics, the cantilevered sign. I think there's a lot of potential for a little bit of trimming to make it fit. I think the clarification as far as the one foot and maybe moving it back away from the neighbor, you know. Is it a big deal? No. You're probably going to have to do a little bit of a k-turn to get into the garage anyway. There doesn't seem to be much of a solution to that. And I think I can support it unless I hear something really unusual here.

Dixon: Obviously, it's an unusual lot. We have very little room to work with to begin with. And there is a home there. Something needs to be done with it. I like what you have, what you could do with the property. I like the idea of a little bit of a backyard. With the little extras that The Board has mentioned to you, I think it should be fine.
Reynolds: I, too, should mention that it's an unusual lot in the neighborhood, but I don't know what's unusual about something that has been there since 1922. I don't think it needs to be moved. Quite frankly, if we were to flip it, I wouldn't vote on it without re-noticing it. I think it's good. I think that as long you go with what you said, the banding and just dress it up a little bit, I think it will be fine.
Ardito: Well, right out of the gates you had a hardship with lot size. And not that you're presenting to us a Mc Mansion because 1,400 square feet is fairly modest. But then again we have to look at what's going to fit on that lot, and that was your challenge. We saw what happened to the home when it's not flood compliant, it gets water and it got damaged, and, obviously, you're putting the money into this and also the requirements we have now for making sure that you build to the proper flood elevations. Certainly, will have this house compliant. True, you're about four feet above what the base flood is there, but in order to have the garage, which I think is very positive for this case for off street parking and such, and storage that you'll have. So there is no need for any additional buildings on that property which couldn't really accept them anyway, that's good., but with that elevation comes those steps. And when I looked at this case initially, the first thing that jumped out at me, again, wasn't the size of the house or some of the setbacks that are apparent, it was the aesthetics. I'm glad that you are working with us and that you can come back with renderings that will show a prettier version of this particular home, and I really wish that there was something that could be done to the steps other than just putting lattice there because that won't fit into the neighborhood as it exists right now. You will have an entry to that home that, in my opinion, is just not attractive. I still believe that the positives outweigh the negatives and I would be supportive of this.
Loder: Thank you, Mr. Chairman. I like what you've done with this design based on the uniqueness of the lot itself and the fact that you've improved the setbacks and you've improved building coverage and you're adding a new home that will be flood compliant to the rules in the town. So I'm looking to vote in favor of this application.
Davis: Mr. Alsdorf, I want to commend you for what I think is a very thoughtful design on a very difficult lot. Clearly, The Board articulated the positive and negative criteria that you would have to meet and I think you've done so very well. It's nice to see what I think is a modest home that fits a niche in the community that is disappearing, in my opinion. It's very easy to design a big, beautiful house because there's a lot of room to work. There is an art to designing a small house and make it look nice and I think you've done a nice job here and made something that's going to be a very functional and well fit in piece to the neighborhood.
Chairman Reilly: As Mr. Ardito put it so well, you had challenges starting with the size of the lot and what you have, and I think you've worked it very, very well. I like the particular attention provided to the yard for a small family or whatever that was very, very important to me. I wasn't worried about that one foot, quite frankly, especially since you've got upwards of five feet on the other side. And if there was a problem in the yard, your next door neighbor is certainly one who would know about it. He would be on top of that because it's his business. I didn't have much concern about that. I did have some concern about the renderings. I think we might have had different reactions from people about better rendering. If you take care of that and some of the things that we talked about, I'll be in favor of this.
Motion by Mr. Spader, second by Mr. Loder to approve application #2014-40 – Craig Alsdorf – 312 St. Louis Avenue – Block 107; Lot 10.01 – with conditions
In favor: Spader, Dixon, Reynolds, Ardito, Loder, Davis and Chairman Reilly
Opposed: None
Application approved with conditions


Meeting adjourned at 9:10pm

Attest: Karen L. Mills, LUA
Clerk of the Board


Published November07, 2014 | Board of Adjustment Minutes | 1980


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