Borough of Point Pleasant Beach August 18, 2022
The August 18, 2022 the 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, Vice Chair Reynolds, Mr. Pasola, Secretary Schneider, Mr. McGee, Mr. Driber, Mr. Neill, Ms. McFadden and Chairman Struncius
Also, present –Ben Montenegro, Ray Savacool and Karen Mills
Denise Sweet – court Reporter
AGENDA
Motion by Mr. Pasola, second by Mr. Kelly to memorialize the action and vote approving #2022-31 of Jay/Jane Reynolds (Gimbert) – 808 long Point Lane – Block 118; Lot – 18 & 18.01 – with conditions.
In favor: Kelly, Schneider, Pasola, McGee, Davis and Neill
Opposed: None
Motion by Mr. McGee, second by Secretary Schneider to memorialize the action and vote approving application #2022-21 – Vincent Rivera – 322 Broadway – Block 160; Lot 1 – with conditions
In favor: Kelly, Schneider, Reynolds, Pasola, McGee and Driber
Opposed: None
Motion by Mr. Pasola, second by Mr. McGee to memorialize the action and vote approving application 2022-23 – Thomas /Tiffany Killian – 305 New Jersey Avenue – Block 50; Lot 1 – with conditions
In favor: Kelly, Schneider, Reynolds, McGee and Driber
Opposed: None
Motion by Mr. McGee, second by Mr. Pasola to memorialize the action and vote approving application #2022-20 – Christina/Arlene Leffler – 120 Randall Avenue – Block 149; Lot 37.01 – with conditions –
In favor: Kelly, Reynolds, Schneider, Pasola, McGee and Driber
Opposed: None
Agenda
#2022-35 – Michael/Diane Manzo – 303 Woodward – Block 92; Lot 18/18.6 – Applicant is demolishing current structure and wishes to construct a single-family residence – seeking height, deck square footage and fence variance.
Chairman Struncius, Mr. McGee and Mr. Driber have stepped down from this application.
A1 – Certified Variance Application
A2 –Architectural Plans by Aquatecture, John Amelchenko, R.A., entitled Manzo Residence, dated 6/17/22 (7 sheets); Survey of Property with Topography by Ronald W. Post Surveying, Inc, dated 10/22/21
A3 – Power Point Packet (9 pages)
8/17/22 Board Engineer Report of Raymond W. Savacool, P.E., P.P.
John Jackson, attorney for applicants reviewed the requested variances.
John Amelchenko, R.A., sworn, credentials accepted, stated that the applicant and his wife are the title owners of the subject property and the subject property is located in the LR zone. Single family residential homes are a permitted use in the zone. There is an existing riverfront single family home on the subject property. It is his intent per the plans submitted to demolish the existing home and site improvements to construct a luxury riverfront single family home with associated driveway, pool, outdoor kitchen, terraces and fencing; while complying with all Flood Plain ordinance requirements. He confirmed that the subject property is located in a Coastal A flood zone and therefore the building height maximum is 32.5’ from BFE. He noted that the existing home to be demolished is 43.37’ as measured from BFE, whereas the home proposed by the application is 35’ from BFE. As such, variance relief is required; however same is a significant reduction from the height of the existing home on site and further noted that homes located in the V flood zone are allowed 35’ height as measured from BFE. He testified that to design the home to meet the 32.5’ criteria, the home would lose the half story and roof top deck which provides for a panoramic view of the river and Manasquan River Golf Course (across the river) which is a unique aspect of the subject property location. John Amelchenko noted that the half story designed otherwise complies with all requirements of the Ordinance and the modest dormer utilized in the design is an aesthetic component of the overall architectural design.
Due to the significant size of the property and long runs of fencing, he designed the proposed fencing to provide for stone bases with stone columns and vinyl.
Deliberations
Kelly – Certainly is a beautiful home and I have no problems with it.
Schneider – I agree This house will be a show case. Design is beautiful. We a fortunate that the lot is not being sub-divided
Pasola – Beautiful home – variances they are seeking I see no problem with them. They kept the ceiling heights down.
Dixon – Nice design – Will not intrude on the neighbors – Do not see any problems.
Davis – Lovely home – appreciate there was some thought to try to keep the old home. I understand why they decided not to. The deck is more than twice what is allowed but there is no detriment to the area.
Neill – I think that everything that you are asking for took in consideration to your neighbors. I will be in favor
Reynolds – I do not think the height will be a problem in that neighborhood. The house is going to be beautiful. Great job
Conditions
- Applicant shall provide a Landscape plan, subject to the review and approval of the Board engineer, prior to issuance of a Certificate of Occupancy.
- Applicant agreed as a condition of constructing its proposed fencing on the existing drainage easement, that if the Borough required access to the easement for any repair/maintenance projects that it shall be the owner’s obligation to remove and replace the fencing to allow for the timely completion of said projects.
Motion by Mr. Pasola, second by Secretary Schneider to approve application #2022-35 – Michael/Diane Manzo – 303 Woodward – Block 92; Lot 18/18.6 with conditions
In favor: Kelly, Schneider, Pasola, Dixon, David, Neill and Reynolds
Opposed: None
2022-17 – John/Pricilla McDermott – 301 Newark Avenue – Block 20 Lot: 1 – Applicant wishes to add second story, new siding and windows.
(Carried from May 19, 2022 without notice)
Tim Middleton representing the applicant cleared up the boards concerns about the home being flood compliant.
John Freeman, Professional Engineer, credentials accepted. John Freeman reviewed and presented that the home meets flood requirements.
Deliberations
Kelly – You have cleared up his concerns
Schneider – Resolved the issues
Reynolds – Agree, problem solved
Pasola – Agree – flood height cleared up
Dixon – Agree – questions answered
Davis – Echo what has been said
McGee – Agree –
Driber – Gave board engineer credit for catching the issue
Struncius – Excellent work
Motion by Secretary Schneider, second by Mr. Davis to approve 2022-17 –of John/Pricilla McDermott – 301 Newark Avenue – Block 20 Lot: 1 with conditions
In favor: Kelly, Schneider, Reynolds, Pasola, Dixon, Davis and Struncius
Opposed: None
Application approved with conditions
2022-26 – Constance Mancini – 303 Trenton Avenue – Block 79; Lot 2 – Applicant is looking to raise primary structure and expand rear deck; also looking to expand deck on rear structure.
Ray Bogan, attorney for applicant. Connie Mancini, sworn, testified to the changes she wants to make to the dwelling. She plans on lifting the front home and add a deck to the rear garage. She wants a secondary egress for safety. Mr. Pasola inquired about the placement of the deck. (West side) Mr. Kelly has concerns if there is an easement there. Applicant is willing to reduce garage deck by 5 feet. They just want enough space to navigate by the door.
Richard Larkin, neighbor questioned how close the rear staircase comes to his property line.
Nancy Charos, neighbor questioned if it is just for safety why can’t it go to the backyard.
Duda, applicant’s fiancé/builder reviewed the construction. They have no specific proof on apartment has been there since the 70’s. There has been a reduction in impervious coverage.
The Board would like to give the applicant more time to research the property for proofs of pre-existence.
Motion by Mr. Pasola, second by Secretary Schneider to carry application 2022-26 of Constance Mancini – 303 Trenton Avenue – to November 3, 2022 without notice.
In favor: Kelly, Schneider, Reynolds, Pasola, Dixon, Davis and Struncius
Opposed: None
Meeting adjourned at 10:10pm
Attest: Karen L. Mills, LUA
Clerk of the Board
