Borough of Point Pleasant Beach Minutes
February 1, 2018
The February 1, 2018 Special 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, Chairman Struncius, Mr. Reynolds, Mr. Dixon, Mr. Schneider, Mr. Davis and Ms. Crasper
Absent – Spader, Reilly and DePolo
Also present – Dennis Galvin, Glenn Gerken and Karen Mills
Application #2018-01 – Alyssa k. Miksis – 1001 Gowdy- Letter request to amend – Applicant is requesting to amend resolution to add heat to the potting shed.
Motion by Mr. Davis, second by Mr. Reynolds to deny the request of Alyssa K. Miksis at 1001 Gowdy Avenue –
In favor: Kelly, Dixon, Reynolds, Schneider, Davis, Crasper and Struncius
Opposed: None
Application #2018-03 – Kerri/Duane Eckelman – 5 Stony Road – Block 121: Lot 13.05 – Applicant wishes to lift existing single family dwelling and add a second story.
John Jackson attorney for applicant, stated that this a bungalow and they are seeking to lift existing house, add second floor and decking. The setbacks are uniformed on the easement. Sal Santoro, Professional architect, sworn, reviewed property and characteristics. The house is 6 inches over on height and the elevation of the finished floor is 13.65. Flood vents will be added to the block. Final construction will be true to the rendering – materials used will be vinyl cedar shake. Sal Santoro stated that this house will fit into the character of the neighborhood and does not believe there are any negatives impacts. John Jackson stated that this is a modest improvement to the bungalow. Mr. Dixon requested a fire rated wall on the west side of building on ground level. Glenn Gerken commented that Ray’s letter has the structure higher at a foot and a half. This should be confirmed by Ray Savacool. The house will not exceed 26.5 feet.
No audience questions/comments
Conditions
1. The home is to be sided with vinyl cedar impression shake shingles.
2. The crawl space must be filled to the adjacent exterior grade and any mechanicals in the crawl space must be relocated above the Base Flood Elevation.
3. The plan is to be revised to show 5/8 inch dense glass fire rated wall good for 1 hour on the western wall of the building.
4. The height of the structure shall be confirmed with the Board engineer.
Deliberations
Kelly – Glad to see a nice attractive building. I think compared to other houses we have seen in that area that this is a modest request.
Dixon – Nice bungalow style home and it fits in the neighborhood. FEMA compliant and have upgraded electrical. Minuscule request – no problem with it.
Reynolds – Stayed in the same footprint; height is diminimus. Upstairs over by 9 square feet which is also diminimus. It has curb appeal – no problem with it.
Schneider – The positives of the design far outweigh any negatives to the neighborhood. My main objection would be the height but I believe there are other houses in the area that are this high or higher. It is going to be safer and FEMA compliant and it improves the neighborhood. We have had several come up before the board and they have been on the same footprint as this one is. I think it is great.
Davis – Can only echo what has already been said.
Crasper – Feels the same way – aesthetically more pleasing than what is existing. Just a benefit.
Struncius – I think it has been well stated by everyone – I will say as we see a modernization of this area and the bungalow homes as we have gone up past the half story at times and had a second story we tried to stay modest and not over build and I think this has been consistent with those approvals. It is a good look and has dimension to it – architecturally nice and fits with what we have seen in that area.
Motion by Mr. Reynolds, second by Mr. Dixon to approve application #2018-03 – Kerri/Duane Eckelman – 5 Stony Road – Block 121: Lot 13.05 with conditions
In favor: Kelly, Dixon, Reynolds, Schneider, Davis, Crasper and Struncius
Opposed: None
Application approved with conditions
Application #2018-07 – Brian Keller/ Coventry Builder for Thomas Abraham – 1208 Ocean Avenue – Block 28.01; Lot 1.01 – Applicant wishes to demolish existing single family dwelling and construct a new FEMA compliant single family dwelling.
Mike Rubino, attorney for applicant, stated that the applicant heard what the Board was saying and has reduced the original setback variances. Mike Rubino reviewed the changes on the plan. The applicant no longer needs a height or rear set back variance. Right now there is a front yard variance request along Ocean (15.1 feet) and Washington Avenue (19.8 feet to stairs). The a/c unit will be located on the roof and the spiral staircase has been removed. This is a corner lot with two frontages.
Robert Kuhn, Professional Engineer, credentials accepted, reviewed Ray Savacool’s letter. Robert Kuhn commented that the lot is trapezoidal. Robert Kuhn stated that the existing home on the property is non-habitable at this time. A-3 is a colored rendering of the Washington Avenue side of the home, A-4 is Ocean Avenue side – colored rendering, A-5 is rear of the home – colored rendering. Robert Kuhn commented that he does not believe that the 15.1 foot setback on Ocean Avenue will not have a negative impact on the neighbor.
Brian Keller, builder, sworn, stated that the home will be sided in white vinyl cedar impression shakes, black Anderson windows and railings will be white vinyl and black.
Audience questions/comments
John Jackson for Victor and Judy Lolli, stated that the applicants are now in favor of this application but wanted to know where the photo of the fourth side is. It was explained to John Jackson that the rear stairs are gone.
Conditions
1. Home is not going to exceed the height of 35 feet.
2. The applicant is to submit a foundation landscaping plan for review by the board engineer.
3. Home is to be constructed as testified to at the time of the hearing.
4. Revised plan to be submitted prior to memorialization showing elimination of the spiral staircase and the compliance of the height.
Deliberations
Kelly – I think the applicant has made a real effort this time to eliminate some of the problems from last time. Staircase has been relocated – it is an attractive building. The setback on Washington will not be a major one. Commended the architect for making the changes. I am now very positive.
Dixon – We have a corner lot again. The variances are very reasonable – the lot is on an angle. They corrected the rear yard setback before we even got started.
Reynolds – Corner lot causes a small hardship – you worked to eliminate the rear yard setback. Will be a nice addition to the area. I have no problems.
Schneider – Corner lot creates a hardship because of the dimensions of the lot. The house is designed nicely and fits the area.
Davis – I echo what already been said – wondered if anyone was going to have concerns about the second story deck – it is a substantial deck.
Crasper – No other comments. Applicant eliminated many of the variances that existed.
Struncius – No comment
Motion by Mr. Davis, second by Mr. Reynolds to approve application #2018-07 – Brian Keller/ Coventry Builder for Thomas Abraham – 1208 Ocean Avenue – Block 28.01; Lot 1.01 with conditions
In favor: Kelly, Dixon, Reynolds, Schneider, Davis, Crasper and Struncius
Opposed: None
Application approved with conditions
Letter request – Dewey Imhoff #2014-27 – 217 Philadelphia –
John Jackson, attorney for applicant, stated that the applicant’s wife passed away since the last variance. Since then he realized that he wanted to scale back the house. The foot print will be smaller and not as high. Respectively submit that we are building a lower, small footprint home and hope that it can be done administratively. John C. Amelchenko, Professional architect reviewed the changes. Home will now be 37.36 from top of curb. The home is now a little over 3,000 square feet. Old elevation of roof ridge was 43.4 feet and now the ridge is 42.4 feet. Revised house will be further off the property line. Side yard setbacks are 17.12 and 17.08.
Motion by Mr. Reynolds, second by Mr. Schneider to approve resolution extension #2014-27 of Dewey Imhoff – 217 Philadelphia Avenue and changes to the plan.
In favor: Kelly, Dixon, Reynolds, Schneider, Davis, Crasper and Struncius
Opposed: None
Meeting adjourned at 9:10 pm
Attest: Karen L. Mills, LUA
Clerk of the Board
