Borough of Point Pleasant Beach February 7, 2019
The February 7, 2019 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. LePore, Mr. Davis and Mr. McGee
Absent – Spader, DePolo and Crasper
Also present – Dennis Galvin, Ray Savacool and Karen Mills
Memorialize minutes
Motion by Mr. Kelly, second by Mr. Reynolds to memorialize the minutes of January 3, 2019 –
In favor: Kelly, Reynolds, Struncius, Schneider and LePore
Opposed: None
Memorialize resolutions
Motion by Vice Chair Reynolds, second by Mr. Kelly to memorialize the action and vote approving application #2018-30 -T – Mobile – 501 – 503 Richmond Avenue – Block 90: Lot 23 – with conditions
In favor: Kelly, Dixon, Schneider, LePore and Reynolds
Opposed: None
Motion by Vice Chair Reynolds, second by Mr. Schneider to memorialize the action and vote approving application #2018-23 – Anthony LoSchiavo – 114 St. Louis Avenue – with conditions
In favor: Kelly, Dixon, Schneider, LePore and Reynolds
Opposed: None
Consideration – add additional meeting dates (Jenkinson’s and White Sands applications) Chairman Struncius stated that it will be addressed at end of the meeting
Application #2019-07- Ippolito Corporation – 1414 Ocean Avenue – Block – 17.01/17.02 – Lots 5, 6, 47/2.01, 3 – Applicant is requesting variances to demolish existing Driftwood Motel and construct a condominium building with 24 units, ground floor parking, condominiums on the 1st, 2nd, and 3rd floors with roof top deck, pool and snack stand.
Initial reference –
JJ – John Jackson
JM – Jason Marciano
DG – Dennis Galvin
RS – Ray Savacool
RG – Ron Gasiorowski
TM – Tim Middleton
John Jackson attorney for the Ippolito Corporation. John Jackson, reviewed application. Applicant looking to build 24 unit condominium. Exhibit A-3 entered – Power Point Presentation pages 1 through 32 (contains aerial view, plot plan, rendering, parking/unit layouts and photos). Not a complicated application – John Jackson stated that the architectural style is closer to the ocean front single family homes. The condominiums will be built in existing footprint.
Jason Marciano, Professional Engineer, sworn, credentials accepted. Licensed in the State of New Jersey as Professional Engineer and Planner, credential accepted. Parking is underneath due to elevation. Existing snack stand and pool – Site has different zones. Existing parking is right up to sidewalk – some stacked and some angular. Slide #5 shows current structure. There are two curb aprons but only one is utilized; 36 parking spots presently exist. There are 6 separate parcels – 39,852 square feet – .91 acres. Ray Savacool questioned if the 39,852 feet includes the Borough right of way (Yes). Existing parcel is 400 feet in depth. Rear setback is 30 foot – Front setback is 25 feet. Existing Impervious coverage is just over 51% – proposed site is 49%. Proposed height is 52 feet to top of elevator shaft. Presently the height of existing site is elevation 30. Slide 13 has proposed building over existing structures. Pool/snack stand will remain the same. Improving views and open space – All setbacks are compliant. Building footprint with all the decks are 30% – ramp is ¾ of a percent and so is the snack stand so building coverage is 31.75%. Ray Savacool clarified that includes all 6 lots. Slide 12 – colorized rendering of site plan reviewed. Two existing aprons will be utilized for parking circulation. Small cut out in front for deliveries – 37 parking spaces provided. Under RSIS requirements there would be a requirement of 47 parking spaces – meet requirements of parking per town ordinance of 36 spaces. Mr. Kelly inquired about emergency vehicles – concerned if a truck needs to bring in a booster line.
Jason Marciano reviewed Board Engineers letter. Garbage will be located in the ground level trash enclosure in northwest corner of property. Recharge trenches will be provided – with 4 storm catch basin inlets. Storm water managed on ground with storm water recharge/lower the grade to get more pitch towards them. Lighting will be controlled with minimal spillage with down facing LED fixtures. Agree to provide details for retaining walls. South side of property will have ADA compliant ramp which exits onto patio in rear of the site. The Ippolito’s have a license to sell public beach badges and will continue to provide public access. Required to get CAFRA approval.
Chairman Struncius questioned the right of way. Mr. Kelly was surprised with the difference in elevations and inquired how they would handle the soil removal. Jason Marciano replied that they would install a retaining wall.
Ron Gasiorowski, attorney for concerned adjacent property owner questioned Jason Marciano. Survey entered as Exhibit N- 1. Ron Gasiorowski questioned the use of utilizing the Borough Right of Way. John Jackson believes that the tax map is not the official map. Ray has original A-66 map filed in 1878 entered as exhibit B1 just shows lot lines – B40 a map filed in 1891 Entered as Exhibit B2 contains same layout but shows what appears to be a right of way – not saying that establishes the validity of it but it is shown on a file map. John Jackson stated the filed map does not say anything to that affect. Dennis Galvin believes the maps that Ray Savacool produced are formidable. John Jackson stated there hasn’t been a board walk there in 40, 60 or 80 years. Tim Middleton, an attorney representing two adjacent property owners questioned the tax map. Ray Savacool reviewed the map filed in 1891; stated that he has no documentation to show when the lots were sub-divided. John Jackson entered the Truex Abstract title report as Exhibit A-4. Ron Gasiorowski/Tim Middleton would like the title search agent that did the report to come and testify. John Jackson and Ron Gasiorowski have differences if the right of way is owned by the applicant or the Borough. Dennis Galvin said just because there is a road does not mean the city owns the dirt under the road; we do not know if the sand is the Boroughs or the applicant’s; the tax map shows them as two separate lots. In the future the town could potentially make it a road. Ron Gasiorowski believes it is an open question who owns the sand. Dennis Galvin said he is not sure the opposition is not right; you might need to bring in the title expert because what you are saying is here say. John Jackson does not agree; he does not feel he needs to bring in the title officer – Deeds are routinely brought in that are a matter of record. Ron Gasiorowski inquired what the density is – JM replied that Garden Apartments would be 10 units and Condominiums would be 6 units. RG stated that what they are proposing is not permitted in this zone. RG inquired if they association would be selling items in the snack bar – JM does not know. RG inquired how many A/c units would be on the roof. JM does not know how many units or the noise level. RG inquired about the lighting and inquired if he was a lighting expert. JM – Not an expert but does this regularly on site plans. RG inquired how many there windows there are? JM – quite a few; estimate of 15 windows on South elevation. RG- questioned what is rising in the center of the structure – JM – Elevator structure (52 feet)
Tim Middleton questioned Jason Marciano – Questioned height of existing structure. JM stated that BFE is used to calculate. Primary roof line of new structure is 38 feet. Foot print of existing building is 12,000 square feet. TM questioned boundaries of different flood zone. TM inquired what percentage of the building is in the “X” Zone; JM (67%) TM – so that should be calculated from the curb because it is not in a flood zone. RS – if a building is in both Flood and “X” zone it has to comply with the most restrictive zone that the structure is in. TM inquired what height the client requested – JM replied that the client came to me with a building that was already designed. Chairman Struncius interjected that Jason Marciano did not design the building. TM questioned JM considered reducing the density to comply with the parking requirements. JM – Plan came to me completed. TM – inquired if there is a reason that JM cannot increase the size of the parking spots. JM – It would impact the stairs. TM inquired what will happen when there are parties and visitors. JM – Just like anywhere else in town they will park on the street. TM – inquired if JM has done an analysis of on street parking and the availability in the summer months. JM – No TM – Questioned if JM had to deviate from ordinance requirements to maximize the number of parking spaces. JM – Yes TM – inquired if it will be difficult for emergency vehicles to enter and exit JM – No
Vice Chair Reynolds questioned that he sees the line that delineates lot 47 from lot 6 – where is the line to delineate between lot 6 and 3. Looks like lot 3 and lot 6 are not contiguous. Where is the property line? Is it proper to calculate building coverage on non-contiguous lots? RS – No it is not JJ – surveyor can only convey property subject to the possible right of way. The applicant has a deed stating the right of way is the applicants. Chairman Struncius commented that the engineer in all previous applications stated that we do not include east of the boardwalk property in calculations. JJ- This case is different because this applicant has a deed stating the right of way is his property. Ron Gasiorowski does not agree.
Burt Esrig 1311 Oceanfront, PPB – Inquiring how the roof deck, snack stand and beach badges will operate. Are you opening to the public? (Not the time for this question)
Ron Gasiorowski inquired if there is a recommended width for a fire lane. JM – Does no know.
Robert Rodgers – 1424 Ocean Avenue – Inquired about the size of the spaces and will they accommodate trucks and SUV’s. JM – Yes.
JJ – Inquired if JM looked at densities of surrounding properties. JM – Yes some were as high as 54 and as low as 6. Examples – Sea Garden – 15.87 units per acre; Bay Head 16.63 units per acre; South Point 10.14 units per acre; Ocean Heights – 33.33 units per acre; The Beach – 26.85 units per acre; Land’s End 18.60 units per acre; Block 64 Lot 9 (NO name)14.29 units per acre; Ocean Walk 11.6 units per acre; Shore Point Beach 29.41 units per acre; Niblick lake 6.45 units per acre; Ocean Breeze 31.03 units per acre; Mara Lago 27.59 units per acre; Point Lake Villa 18.52 units per acre; Ocean Ave Condos 25.81 units per acre; White Manor 45.45 units per acre; Shell Fish Cove 12.5 units per acre; Beachcomber 16.25 units per acre and Harbor head 17.24 units per acre. These were scattered from inlet to south side of town. RG stated that this is close to 50 units per acre. Chairman Struncius stated that this application is 41.98 units per acre.
Dennis Galvin stated rule 7.02 states an applicant has the right to question an objector. Dennis Galvin questioned the objector why they think they have the right to question the title search person.
John Jackson waives the time that the Board has to act on this application.
Motion by Vice Chair Reynolds, second by Mr. Schneider to carry application #2019-07- Ippolito Corporation – 1414 Ocean Avenue – Block – 17.01/17.02 – Lots 5, 6, 47/2.01, 3 to March 28, 2019 without notice.
In favor: Kelly, Dixon, Reynolds, Struncius, Schneider, LePore and Dais
Opposed: None
Motion approved
The clerk requests that the Board vote to add the additional meeting dates of February 28, 2019, March 28, 2019 and April 25, 2019
Motion by Mr. Schneider, second by Mr. LePore to add the additional meeting dates of February 28, 2019, March 28, 2019 and April 25, 2019
In favor: Kelly, Dixon, Reynolds, Struncius, Schneider, LePore and Dais
Opposed: None
Motion approved
Meeting adjourned at 10:20pm
Attest: Karen L. Mills, LUA
Clerk of the Board
