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April 20, 2017


APRIL 20, 2017 BOA minutes

The April 20, 2017 Regular Meeting of the Board of Adjustment opened at 7:30pm. The clerk read the notice of compliance with the "Open public meetings act." Present were Board members: Mr. Kelly, Mr. Reynolds, vice-chair Reilly, Chairman Struncius, Mr. Dixon, Mr. Schneider and Ms. Crasper
Absent – Reynolds and Davis

Also present – Chris Reid, Charles J. Rooney, Engineer and Karen Mills, Clerk

Memorialize minutes –
Motion by Vice-chair Reilly, second by Mr. Spader to memorialize the minutes of February 16, 2017
In favor: Spader, Kelly, Reilly, Dixon, Schneider, DePolo and Crasper
Opposed: None
Motion by Vice-chair Reilly, second by Mr. Kelly to memorialize the minutes of March 16, 2017
In favor: Kelly, Reilly, Struncius, Dixon, Schneider and Crasper
Opposed: None

Memorialize Resolution
Motion by Vice-chair Reilly, second by Mr. Kelly to memorialize the action and vote approving application #2017-04 of PMG/ Exon resolution – 200 River Avenue with conditions
In favor: Kelly, Reilly, Dixon, Schneider, Crasper and Struncius
Opposed: None


#2017-06 – Danny/Giovanna Amato – 303 New York Avenue – Block 41; Lot 2 – Applicant proposes to construct a two-story (with livable attic space) single family FEMA compliant dwelling with swimming pool.
John Jackson, applicant’s attorney requested the application be adjourned. The applicant has decided to purchase the additional lot. He does not believe that they will require a variance but he would like to not withdraw at this time in case the new structure does require a variance. John Jackson waives any statutory requirements.
Motion by Mr. Spader, second by vice –chair Reilly to adjourn application 2017-06 of Danny/Giovanna Amato
In favor – Spader, Kelly, Reilly, Dixon, Schneider, DePolo and Crasper
Opposed: None

#2017-08 – Lombardi Residential LLC – 409 Richmond Avenue – Block 93; Lots 18 – Applicant wishes to expand first floor commercial use and add two stories of residential apartments above.
John Jackson, attorney for applicant, commented on the Lombardi’s reputation for building in town and reviewed the high end quality construction projects. The family has long standing ties in the community. Their proposal is to take a property that has a real estate office located in the lower level and upgrade it and add residential units (2 additional apartments) and a commercial unit (700 square feet).
Robert Burdick, Professional Planner/Engineer, sworn, reviewed the Board Engineer’s letter. Robert Burdick described the surrounding area and uses and stated that the specific piece of property is a unique property with limited access to the property. Robert Burdick described the variances that were necessary and the relief requested.
The Board questioned parking; the applicant will utilize Borden’s parking lot. Robert Burdick testified that no additional property is available to mitigate the variance relief requested. Mr. Dixon is concerned at how many businesses count on this lot for parking.
Robert Burdick opined that the proposed construction provides use to otherwise vacant land and that proposed construction is aesthetically pleasing and that the proposed project promotes the objectives of the Point Pleasant Beach master plan and the purposes of the Municipal Land Use Law; that the benefits of granting the relief requested substantially outweighs any detriments.

Robert Burdick stated that there are no substantial negative impacts arising from the proposal and it will not impinge on the light, air, or privacy of the surrounding property owners.

Matt Lombardi, applicant, sworn, stated that he is a local building contractor and has completed several construction projects in the area. He is the owner of the property and will manage the property after completion of the addition. The proposed construction shall be 3 floors where only 2 floors are permitted. The bedrooms of the proposed apartments will be located on the 3rd floor. The living room, kitchen, and dining room will be located on the 2nd floor. Mr. Lombardi stated that the proposed project furthers the objectives of the Master Plan and the proposed addition is designed to fit into the character of the neighborhood. Mr. Kelly inquired if there is going to be any commercial cooking. (No) Applicant agreed to plant trees and

Audience questions/comment
Paul Bonsper, sworn, questioned the parking in Borden’s lot, so many businesses are using it now. Technically there is a three hour limit on parking but it isn’t enforced. Worried about snow ploughing with extra cars parking overnight. The applicant will have to present the project to the parking Authority since the sidewalks would be located on their property.

1. The existing fence shall be removed.

2. No commercial food/restaurant establishment shall be permitted at the site.

3. The applicant shall submit landscape/tree plantings to the Board Engineer for approval.

4. Applicant shall comply with the Borough parking regulations.

5. The sidewalk directly abutting the existing parking stalls in the Borden lot shall be a six foot wide sidewalk.

6. Any proposed sidewalk shall tie back to the existing paver sidewalk on Richmond Avenue and any sidewalk extension shall be constructed of paver blocks to match the existing downtown streetscape.


Spader – likes the project; thinks it looks good, enhance the area. Would think the Parking Authority has adjusted their practices since the town has grown. If there is a problem they will probably adjust the regulations. Believes the driveway should be utilized for tenants.

Kelly – I like the idea and plan. Believes it will enhance the downtown area. Hate to see the trees go. Substantial trees should be planted. Parking will be haphazard and afraid some people will park upfront for spite. Believes the plan is workable

Reilly – Thinks it very attractive and will be a plus for the downtown area. Agrees with John Jackson that it is better to have a busy vibrant business district. Generally in favor but have some concerns.

Dixon – Beautiful building but has a problem with the parking. Ray’s idea about getting two or three cars in the backyard is a good idea. The employees could park in the rear – they arrive in the morning and leave in the afternoon. Parking still bothers me.

Schneider – Nice plan, good fit. According to the Master Plan we are trying to encourage additional businesses and jobs. Would like to see some parking spaces in the rear of the building.

DePolo – Always admire the applicant’s projects – they do a classy job. Concerned with the parking – applicant maximizing the use of his property and giving nothing back. They have a third floor occupancy that will be parking overnight in the lot and the cars for the businesses will get forced out on the street and then into the residential neighborhood. It is sort of a hamster wheel. Just think there is too much property being used with nothing being given back and do not see what the advantage to the community is. Kind of where I am leaning.

Crasper – The building is a definite upgrade to the township. Like everybody else I have a concern about the parking. There are times I have driven through that parking lot a few times to find a spot, but that is what we deal with here.

Struncius – first I will say that the applicant agreed to all site plan adjustments – that is a positive. We look at the use going to the 3rd floor has special reasons with it being an enhancement and residency to the downtown area- see that as a positive criteria for going to the third floor – the fact that the third floor is dormered and ties in architecturally is a real benefit. So then we have to weigh the negative impact as everyone has outlined it is the parking that has the potential for a negative impact. The next thing I have to go on is experience and I have been there many many times and never have had a problem finding multiple parking spaces. The most intense use of the lot is the evening when all the restaurants come into play and this is when the businesses that drives the parking during the day will be closed. That is how I come to terms with the negative impact of the parking. I think the other things are much more positive in terms of bringing those things to the Master Plan, of residential, commercial aesthetic and vibrant downtown. I think this will end up being a signature building in the back of that lot.

Chris Reid reminded the applicant that he must go to the Parking Authority for approval of the placement of the sidewalk. The Board requested that they wait till after the summer season to begin construction and the applicant agreed.

Motion by vice chair Reilly, second by Mr. Spader to approve application #2017-08 of Lombardi Residential LLC, 409 Richmond Avenue with conditions

In favor: Spader, Kelly, Reilly. Dixon, Schneider and Struncius

Opposed: DePolo

Application approved with conditions

Meeting adjourned at 9:50pm
Attest: Karen L. Mills, LUA
Clerk of the Board

Published June19, 2017 | Board of Adjustment Minutes | 2593

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