Borough of Point Pleasant Beach Minutes
January 18, 2018 Reorg and Regular Mtg BOA minutes
The January 18, 2018 Reorganizational and 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. Spader, Mr. Kelly, Chairman Struncius, Mr. Reynolds, Mr. Dixon, Mr. Schneider, Mr. Davis and Ms. Crasper
Absent – Reilly and DePolo
Also present – Dennis Galvin, Ray Savacool and Karen Mills
Denise Sweet, Court Reporter
Reorganization meeting
Motion by Mr. Reynolds, second by Mr. Dixon to nominate Mr. Struncius as Chairman
In favor: Spader, Kelly, Reynolds, Dixon, Schneider, Davis and Struncius
Opposed: None
Motion by Mr. Spader, second by Mr. Reynolds to nominate Mr. Reilly as vice Chairman
In favor: Spader, Kelly, Reynolds, Dixon, Schneider, Davis and Struncius
Opposed: None
Motion by Mr. Spader, second by Mr. Dixon to nominate Mr. Reynolds as board secretary
In favor: Spader, Kelly, Reynolds, Dixon, Schneider, Davis and Struncius
Opposed: None
Motion by Mr. Reynolds, second by Mr. Spader to nominate Karen Mills as board clerk
In favor: Spader, Kelly, Reynolds, Dixon, Schneider, Davis and Struncius
Opposed: None
Motion by Mr. Dixon, second by Mr. Davis to designate the Ocean Star and Asbury Park Press as the board’s official newspapers.
In favor: Spader, Kelly, Reynolds, Dixon, Schneider, Davis and Struncius
Opposed: None
Minutes
Motion by Mr. Reynolds, second by Mr. Dixon to memorialize the minutes of October 26, 2017
In favor: Kelly, Schneider, Reynolds, Dixon, Struncius, Davis and Crasper
Opposed: None
Motion by Mr. Davis, second by Mr. Kelly to memorialize the minutes of November 2, 2017
In favor: Kelly, Schneider, Davis and Crasper
Opposed: None
Motion by Mr. Spader, Second by Mr. Davis to memorialize the minutes of December 7, 2017
In favor: Spader, Dixon and Davis
Opposed: None
Resolutions
Be it resolved by the Board of Adjustment that it hereby memorializes the action and vote approving the following applications
Motion by Mr. Spader, second by application #2017-26 of James Nazemetz, 163 Ocean Avenue with conditions
In favor: Spader, Kelly, Dixon and Davis
Opposed: None
Motion by Mr. Spader, second by Mr. Kelly to memorialize the action and vote approving application #2017-36 of Glen Paesano, 46 Niblick with conditions –
In favor: Spader, Kelly and Davis
Opposed: None
Resolution extension request
Motion by Mr. Schneider, second by Mr. Dixon to grant the resolution extension request of Jeffrey Bryant Resolution #2016-21 at 806 Long Point Lane
In favor: Spader, Kelly, Dixon, Schneider, Davis, Crasper and Struncius
Opposed: None
Request granted
Application #2017-22 – Ocean Avenue Partners – 149 Ocean Avenue – Block 149; Lot 25 – Applicants wish to demolish two existing single family dwelling units and create off street parking.
(Ocean Ave Partners is requesting to be carried to April 19, 2018 without notice)
Motion by Mr. Spader, second by Mr. Schneider to carry application #2017-22 of Ocean Avenue Partners, LLC to April 19, 2018 without notice. John Jackson, applicant’s attorney has waived the time for this application to be heard and will submit the waiver of time in writing.
In favor: Spader, Kelly, Reynolds, Schneider, Davis, Crasper and Struncius
Opposed: None
Application #2018-01 – Alyssa K. Miksis – 1001 Gowdy Avenue – Block 55; Lot 11.01 – Applicant wishes to construct a two car detached garage with attached bicycle and potting shed. (Garage is conforming – Variance is for the shed)
Alyssa K. Miksis, applicant, sworn, stated that she would like to construct a two car garage and would also like a potting shed with a bathroom. They garden and they need the space for a small green house area and they also need room to store their bicycles.
Mr. Reynolds questioned if the shed is attached to the garage? (Yes)Ray Savacool stated that the shed has a separate use apart from the garage and it has a half bath in it and has the potential for creep. The shed off the garage is not permitted and needs variance relief. Ray Savacool clarified the definition of garage. Mr. Reynolds questioned the need for a bathroom in the garage. Dennis Galvin recommended a deed restriction if the bathroom is granted to prohibit habitation from future owners.
Deliberations
Spader – First of all I would like to say that is one of the more charming homes in Point Pleasant Beach. I have known the family for 50 years and believe the applicant has good intentions. This is a beautiful extension of the property and look forward to seeing the results.
Kelly – Went down to see the property and there were candles in the window and I thought what a beautiful home. I looked at the vacant lot and thought what a beautiful spot for a garage.
Reynolds – I have no issues at all – I have a hard time seeing this as a shed; it looks like a well-designed garage with some storage. I hope the applicant understands what a deed restriction means.
Dixon – Don’t have a problem with this application; it is a very large piece of land and the garage will not overwhelm it. It should be OK
Schneider – Hard working honest family – I would be in favor
Davis – Have some concerns about the bathroom in long term use; but am fine with it with deed restriction. Mr. Davis recommended a composting toilet if she did not want a deed restriction.
Crasper – Have no issues with this application
Struncius – It is unusual to allow a bathroom in an accessory structure; Do not see this as a separate shed structure in this particular application. It is impossible to notice because it is integrated in the right way. It is a better use for how you are doing things on the property. The design of it ties it into the garage. With the property size and depth the bathroom is concerning – but with the deed restriction will be fine.
Conditions
1. Deed restriction is to be recorded to prohibit overnight habitation in shed and garage. The deed restriction is to be reviewed and approved by the board attorney prior to being recorded.
2. The shed (Garage) is not to have heat.
3. If the smaller shed is ever destroyed or deteriorates it is not to be replaced.
4. Garage/shed will match the house. Cedar shake and clap board.
Motion by Mr. Spader second by Mr. Dixon to approve application #2018-01 – Alyssa K. Miksis – 1001 Gowdy Avenue – Block 55; Lot 11.01 with conditions
In favor: Spader, Kelly, Reynolds, Dixon, Schneider, Davis and Struncius
Opposed: None
Application #2018-06 – Anthony/Kristy Adinolfi – 119 Central Avenue – Block 101; Lot 9.02 – Applicant wishes to construct a new FEMA compliant single family dwelling with in-ground swimming pool.
John Jackson, attorney for applicant. Exhibit A-3 Photo packet submission and color rendering photo entered. Applicant has decided not to seek a height variance. Structure is less than 2500 square feet and does not now need to seek a variance for the 85% second floor variance. Those two variances are now eliminated. Rear yard setback is cantilevered bedroom. Site triangle on Central was discussed – believes that it complies with RSIS standards, county will decided on reduced triangle based on board decision.
John Brower, Professional architect, has appeared before, Milburn, Maplewood and Union boards, credentials accepted. The house will have cultured stone on the base and the a/c units will be located on the roof. Roof pitch will be reduced to eliminate the height variance. The bump out (cantilever area) on the bedroom in the rear creates an extra dimension and breaks up the box look to give it aesthetic appeal. John Brower reviewed the floor plan. The a/c units will be quiet packs to reduce noise. Curb cut will comply. There is an additional balcony off the rear of the home. Attic will be utilized just for storage. Mr. Spader was assured that the 6 foot fences comply with the ordinance. Mr. Dixon inquired about the a/c units and would like to see them on the other side (Baltimore) of the home because they are loud. John Jackson commented that the a/c units are quiet. Chairman Struncius commented that we are now down to bulk setbacks. The board discussed landscaping – The Chairman is not a fan of the divided driveways. Mr. Kelly inquired why there is a 24 foot corridor from the entrance way without any stairways – he is worried about fires and being able to get out. Mr. Kelly was assured that there are no egress issues with this house. Chairman Struncius inquired for clarification about the site triangle. Ray Savacool explained that the approval is conditional on the County approving the site triangle. Chairman Struncius stated that there is nothing clarifying the landscaping and would like to have a landscaping review by the Board engineer prior to memorialization.
Audience questions/comments
Dave Cavagnaro – 118 Parkway – Questioned if the site triangle issue will be resolved by memorialization – Dennis Galvin replied no – it is a county issue. Also inquired if the tree is going to remain – No Dennis Galvin asked the applicant if they will plant a tree (Yes)
John Jackson gave closing statement
Conditions
1. Revised architectural and landscape plan will be submitted prior to memorialization.
2. Air conditioner is to have a minimum of type 2 baffling.
3. The approval is conditioned on county approval of site triangle.
Deliberations
Mr. Spader – Inquired what the finish of the home will be – Hardy plank siding. Had concerns originally – all of it went away – would like to save the tree. Like the little bump out – sort of consistent with the other homes – will support
Mr. Kelly – I originally had problems – most of them were eliminated. I would hate to carry my groceries all the time all that way. A design is a design – I have no problems.
Mr. Reynolds – I also had concerns which were eliminated – as far as the side yard setback it had to be done – in favor
Mr. Dixon – Height was eliminated – gave you my concerns over the garage doors – in favor
Mr. Schneider – Every corner lot has some kind of variance – applicant is not asking for a lot – I think it will be an asset
Mr. Davis – I echo those sentiments – the house is an improvement to the housing stock of Point Pleasant beach – the post Sandy world has created some interesting enhancements to getting out of elevated houses. To Mr. Kelly’s point consider a dumb waiter. Mr. Davis commented on how nice it is to have the applicant with the neighbors and hear their concerns.
Ms. Crasper – Initially the height variance was a concern but it was eliminated.
Chairman Struncius – Corner lots are always giving us setback issues – I think not having the 85% and not having the height issues is a plus – we would not grant them with the height. A little concerned about the roof line flatness in the end and what that will look like- I will leave that in the architects hands. Not a huge fan of the split garages but how we dress it and pavers will play on how it is finished.
Motion by Mr. Reynolds, second by Mr. Davis to approve application #2018-06 of Anthony/Kristy Adinolfi – 119 Central Avenue with conditions.
In favor – Spader, Kelly, Reynolds, Dixon, Schneider, Davis and Struncius
Opposed: None
Meeting adjourned at 9:40 pm
Attest: Karen L. Mills, LUA
Clerk of the Board
