Borough of Point Pleasant Beach FEBRUARY 21, 2019 REGULAR MEETING
The February 21, 2019 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. Schneider, Chairman Struncius, Mr. LePore, Mr. DePolo and Ms. Crasper
Also present: Dennis Galvin, Ray Savacool and Karen Mills
Court Reporter – Denise Sweet
Absent – Mr. Spader, Vice Chair Reynolds, Mr. Dixon, Mr. Davis and Mr. McGee
Memorialize Minutes
Motion by Mr. Schneider to memorialize the minutes of January 10, 2017, second by Mr. Kelly
In favor: Kelly, Schneider, LePore and Struncius
Opposed: None
Application #2019-01 – Agnes Stass – 210 Harvard Avenue – Block 146; Lot 9 – Applicant wishes to enlarge existing decks with roofs.
Agnes Stass, applicant, sworn stated that she has raised her home and now would like a little bigger front porch since they need to be replaced. The builder used inferior products and now needs to be redone. Agnes Stass would also like a roof over the back porch. Agnes stated that the porches will not have a negative impact on the neighbors – The neighbors have done the same thing. Photos entered as A-3 and A4; Stairs will come out a little further. Applicant is still under the required building coverage.
No audience questions/comments
Deliberations
Schneider- Do not have an issue with it – I see a safety factor. Current stairs are extremely steep – just for the safety aspect alone it is a go for me.
Kelly – I agree – these are minor adjustments – I do not any problem with this at all.
LePore – I agree with the Board members – there is no issue what so ever in regards to this applicant.
DePolo – I also agree – this will help with the applicant’s accessibility issues. The requested amounts are deminimis. I am fine with it.
Crasper – Current front porch is really narrow – hard to navigate – in favor
Struncius – Inquired if Mike Gardner reviews the plans before it is built- RS (Yes) Aesthetically there are some things going on that it all has to end up working in the end.
Motion by Mr. Kelly, second by Mr. DePolo to approve application #2019-01 – Agnes Stass – 210 Harvard Avenue – Block 146; Lot 9 with conditions.
In favor – Schneider, Kelly, LePore, DePolo, Crasper and Struncius
Opposed: None
Conditions
- The materials used are to be as described to the Board at the time of the hearing.
- The finished look of the porches will match the neighbor’s home as shown in Exhibit A-3.
Application approved with conditions
Application #2019-04 – John/Ruthann Boyle – 4 Harvard Avenue – Block 129.02; Lot 1.02 – Applicant is seeking a certificate of pre-existing non-conformity of a multi-family structure.
John/Ruthann Boyle applicants, sworn, stated that they purchased the home in 2001 as a two-family. Dennis Galvin directed the applicant to prove that when it was constructed that it was a valid two-family home at the time it was created. Dennis Galvin said you have to prove that it was not created illegally. Ruthann Boyle said they submitted documents with the application and that when they purchased it in 2001 there were 2 water meters and gas meters. They have two witnesses that are long time realtors. One photo show that there is an exterior staircase; there is no way there could be an interior staircase – It is not a spacious building. They have a 1988 permit to replace two water heaters. Dennis Galvin told the applicants that they have to find out what year the zoning changed to prove it is a valid two family. Dennis Galvin said that they need the right proofs.
Motion by Mr. Kelly second by Mr. LePore to carry Application #2019-04 – John/Ruthann Boyle – 4 Harvard Avenue – Block 129.02; Lot 1.02 – to February 28, 2019 without notice
In favor – Schneider, Kelly, LePore, DePolo, Crasper and Struncius
Opposed: None
Application #2018-28 – MEJ LLC c/o Mark Joosten – 127 Randall Avenue – Block 136; Lot 3 – Applicant wishes to add a new covered porch and connect existing detached garage and renovate.
John Jackson, attorney for applicant, stated that the applicant is looking to connect the existing garage to the dwelling, covered front porch and create a deck on top of the garage. Power Point presentation entered as A3. Verity Frizzell, Professional Architect, sworn, crdentials accepted, reviewed the proposed plan. Porch will be extended across front of home and be covered and will improve the aesthetics of the property; shed will be removed; concrete driveway replaced with pavers; small concrete patio in rear will be removed and slate path replaced with pavers. Chairman Struncius asked Board Engineer for explanation about garage no longer being accessory structure once it is connected to the main dwelling. Chairman Struncius clarified that it would be connected by an open stairs. Mr. Kelly is concerned that the garage will not be safe enough to hold a roof top deck. Garage will only have electric. Verity Frizzell commented that the riparian rights come upon the land. Bulk head repaired and moved out; technically not the homeowners and cannot be used in calculations. (220 sf) changed the percentages to building coverage of 37.4%. Reduced impervious from 63.3% to 53.2% by swapping out concrete for pavers. The garage roof deck will increase light and air.
No audience questions/comments
Mark Joosten, applicant, sworn, stated he has been in the area since 1998, sold the original property two years ago and then purchased this house. Hoping to move here full time in the future. The garage in the back takes up a lot of space and blocks the air flow. Stated he has no intention to rent the home. Mr. DePolo concerned with the sound carrying from roof top parties. Mark Joosten stated he won’t have big parties – Chairman Struncius commented the home can be rented or sold at any time. John Jackson said there is a fine Police Department to enforce noise ordinance.
John Jackson said this will be a fine asset to the neighborhood.
Deliberations
Schneider- Randall Avenue is a unique Street; I am not sure there is a house on Randall that has not had a variance. As long as the garage is staying a garage – I think the steps open up that area. Aesthetically the front porch makes the house look complete. As long as all the siding matches as depicted in the rendering.
Kelly – I think this is one of the nicer homes on Randall Avenue. I commend the architect for the planning and the presentation. I have no objection with the deck on the roof; my only concern is the quality of the structure of the garage. Certainly commend you on keeping the walkway to the deck. No objection to it just want the architect to take a look at the load carrying weight with all the people that will be on the deck.
LePore – Aesthetically superb job- the front changes just make the house. Removal of the garage roof has increased the value of your property because of the improvement to the views.
DePolo – The porch completes the home and makes it more attractive – trying to be open minded about the deck. Worried about the domino effect and everyone wanting a garage roof top deck. Cautiously optimistic.
Crasper – Front porch definitely looks a lot better – not used to seeing that kind of deck. I think the deck is going to be a problem.
Struncius – I know the deck looks big but it is not on the third story – it is not super elevated. It could be coming out of sliding doors and walking out on their deck. The balance of aesthetics are good things to weigh. Front porch really does add to the look of the home. Concern is always there about the noise. This deck is not up at the 20 foot level – so what going on there is yard activity. I think the aesthetic value opens it up – the garage unusually crowded the home with the roof. It is modestly connected and impervious coverage has been reduced. The excessive building coverage was a pre-existing condition.
Conditions
- The shed and its path are to be removed.
- The stairway is not to be covered or enclosed.
- The applicant is to replace the landscaping in consultation with the Board’s Engineer.
Motion by Mr. Schneider, second by Mr. Kelly to approve Application #2018-28 – MEJ LLC c/o Mark Joosten – 127 Randall Avenue – Block 136; Lot 3 – with conditions
In favor – Schneider, Kelly, LePore, DePolo, Crasper and Struncius
Opposed: None
Application approved with conditions
Application #2019-03 – Kevin Ende/Sarah Elias – 125 Randall Avenue – Block 1136; Lot 2 – Applicant wishes to construct a new 12’ by 26’.5” first floor deck and 5’ by 26.5” second floor deck to existing single family dwelling.
John Jackson, attorney for applicants, reviewed application. Power Point presentation entered as A3. Applicants have summered in Point Pleasant Beach for many years and finally bought this home. John Jackson addressed Ray Savacool concerns about the outdoor shower. Revised drawing entered as exhibit as A-5, rear elevation entered as A4. Applicant purchased property from the tidelands which makes the property a little larger. Chairman Struncius said there is a concrete pad and if removed would help the water recharge. John Jackson replied that the concrete pad can be removed.
Tim Lurie, Professional Engineer, sworn, credentials accepted, reviewed the plan. House is a two-story single dwelling with a concrete patio. Applicant wishes to add two rear decks to enjoy the views of the lake. Concrete pad will be removed. Tim Lurie believes the tideland area should be included in calculations because it is dry land and owned by the applicant (Ray and Dennis agree).Building coverage is 36.2% with shower. Exhibit A-6 – Google Earth – House does not protrude out in front or rear in comparison to the neighbors. Tim Lurie stated that the deck is 16 feet from rear property line. Tim Lurie believes this provides aesthetic improvements. Height of first floor deck is elevation 10.4 feet so 6 feet off the ground. Steps provide safety and does not believe there are any detriments in this application. Concrete pad will be replaced with landscaping stone and will allow the water to recharge. Engineer will provide revised plan to Board Engineer prior to memorialization. Stainless steel cable will be used on both decks.
No audience questions/comments
Deliberations
Schneider – Randall Avenue had massive destruction and everyone has been fixing their house up nice. The addition of the downstairs deck is not an issue – concerned the building coverage is high. The second story deck is only 5 feet wide. Good architect drawing – good plan – in favor.
Kelly – Addition looks like the house is being finished from the water side. The deck is an added attraction – happy you are putting in a rear entrance. Glad to see you are removing the concrete.
LePore – Nothing further to add
DePolo – Approves the appearance of the house. It definitely completes the house
Crasper – Aesthetically it looks great – have no issues
Struncius – I think one of the balancing acts that you have to wrestle with is if this was new construction we would not allow this. However in this case I will not add them to remove a piece of the home. Aesthetically it does add to it greatly. We are in the setback but border on the water. Balance of removing the concrete to offset the building coverage; it is open decking. The decking is open and with those conditions I do think it is a positive functional change. 35% is something to wrestle with but it is a positive change.
Conditions
- The area under the deck is to be comprised of stone.
- The plan is to be revised as explained by the applicant’s Engineer and must be submitted to the Board’s Engineer for his review and approval, prior to memorialization.
- The deck is to be opened in order to allow water to drain through the deck.
Motion by Mr. Schneider, second by Mr. LePore to approve Application #2019-03 – Kevin Ende/Sarah Elias – 125 Randall Avenue – Block 1136; Lot 2 – with conditions
In favor – Schneider, Kelly, LePore, DePolo, Crasper and Struncius
Opposed: None
Application approved with conditions
Meeting adjourned at 10:15pm
Attest: Karen L. Mills, LUA
Clerk of the Board
