Borough of Point Pleasant Beach January 20, 2022
The January 20, 2022 Re-organizational 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. Kelly, Vice Chair Reynolds, Mr. Schneider, Mr. Loder, Mr. Pasola, Mr. McGee, Mr. Davis and Chairman Struncius
Absent – Dixon, Villani and Crapser
Reorganization of the Board
Oaths of Office
Appointment of Board Clerk – Motion by Mr. Reynolds, second by Mr. Schneider to appoint Karen L. Mills to the position of Clerk
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Appointment of Board Chairman – Motion by Mr. Reynolds, second by Mr. Schneider to nominate Paul Struncius position of Board Chairman
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Appointment of Board vice –Chair – Motion by Mr. Loder, second by Mr. Pasola to nominate Jay Reynolds to the position of Vice-Chairman.
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Appointment of Board Secretary – Motion by Vice-chair Reynolds, second by Mr. Loder to nominate Mr. Schneider to the position of board secretary.
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Appointment of Board Attorney – Motion by Mr. Loder, second by Secretary Schneider to nominate Ben Montenegro to the position of Board Attorney.
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Appointment of Board Engineer – Motion by Vice-chair Reynolds, second by Mr. Loder to nominate Ray Savacool of the firm T & M associates to the position of Board Engineer.
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Motion by Mr. Pasola, second by Vice -chair Reynolds to designate the Asbury Park Press and the Ocean Star as the Board’s official newspapers.
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Minutes to memorialize
December 16, 2021 – LK, JD, HS, GL. TD, CV and JR
Designation of Official newspapers – APP and The Ocean Star
#2022-04 – Ralph/Paula Rosendahl – 416 Broadway – Block 161; lot 4.01 – applicant wishes to install an above ground pool. Impervious coverage proposed is 59% – reduced from 63% where 50% is allowed.
Application carried from December 16, 2021 without notice
Applicant provided accurate survey for calculations
No audience questions/comments
Deliberations
Kelly – I have no problem with this application.
Schneider – I also have no issues with these applications.
Reynolds – I also have no problem with conditions in place.
Pasola – I think with the conditions in place I will be in favor.
Loder – I agree
Davis – I have nothing to add
McGee – I also agree
Chairman Struncius – Also agrees with conditions in place.
Motion by Vice chair Reynolds, second by Secretary Schneider to approve application #2022-04 – Ralph/Paula Rosendahl – 416 Broadway with conditions
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Application approved with conditions
Conditions
- The applicant must remove the portion of the existing concrete patio and walkway as depicted on the plan before or simultaneous with the installation of the above ground 8’ x 14.5’ pool (on pad) so as to provide a net reduction of impervious coverage on the site to 56.25% as submitted.
- The applicant must, if required by State or local regulations, provide for compliant pool surround fencing.
#2021-26 – Brian/Katie McKenna – 301 Laurel Court – Block 87.01; Lot 12 – Applicant is requesting a front yard variance to install a swimming pool which will require a 7-foot variance where 10 feet is required.
Brian/Katie McKenna, applicants, sworn. Katie McKenna explained the requested variances for a pool in their front yard. There house is located between 2 streets creating two frontages. It was determined that no other houses on the block have pools in their front yard. The home at the time of purchase took up most of the property and obviously did not have room for a pool.
No audience questions/comments
Deliberations
Kelly – I think this is a wonderful house. I think the pool is a modest request. I think the fence is adequate.
Schneider – Unfortunately I have a safety consideration; also, it is too visible. This is a very busy street in the summer.
Reynolds – This is a big beautiful house; I think you are asking a lot to put a pool in your front yard. Also, I have a safety issue with a 7-foot setback.
Pasola – You seem like lovely people and a wonderful addition to Point pleasant Beach but I hate to say I am strongly opposed to a pool in the front yard. It definitely impairs the public good and is just not good for our town.
Loder – We have an ordinance in place for placement of pools. I do not see how not having a pool is going to be detrimental to your family. I also believe there is a safety issue and will not be in favor of this application.
Davis – I am trying to see this purely from a zoning situation. The prior owner built the home too big which gave you zero back yard which renders an unfortunate situation. I would have a hard time voting in favor. This is too much of a leap.
McGee – This is a high traffic area in peak season. People are going to leave the boardwalk in the middle of the night and see your pool which causes a safety issue.
Struncius – Aesthetically this bothers me. You have two front yard’s and you are putting a pool right next to someone’s backyard. This is just not the right place for a pool. You have a beautiful big home but you are trying to fit too much; I am struggling from a zoning perspective.
Motion by Mr. Pasola, second by secretary Schneider to deny application #2022-02 of Brian and Katie McKenna at 301 Laurel Court.
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Application denied.
#2022-02 – Michelle/Patrick Wisely – 318 Niblick Street – Block 104; Lot – Applicant looking to demolish existing dwelling and construct new dwelling which will require front yard setback variances for dwelling and a/c units.
John Jackson, attorney for applicant reviewed application request. House is basically in the same foot print; slightly improving existing conditions. Ray Savacool asked for clarity on the half story.
Power Point marked Exhibit A-3.
Paul Rugarber, AIA, Professional architect, sworn, credentials accepted. Reviewed the plans and setbacks. Architectural design features include Hardie board siding, Aztek trim, and metal seam roofing details as depicted on the plans submitted. Proposed in white with black trim details as depicted on the plans. The habitable attic space designed complies with the Ordinance and requires no variance relief. As a condition, applicant shall submit drawings subject to the review and approval of the Board engineer to confirm the dimensions/ordinance compliance.
No audience questions/comments
Deliberations
Kelly – I reviewed the plan and the only thing I saw was moving the mechanicals. As far as the rest of the plan you have increased the setback. I have no problem with it.
Schneider – Very nice design that gave consideration and I think it will be a great addition.
Reynolds – Beautiful rendering. We will be getting a code compliant house.
Pasola – I think it is a beautiful home: architect did a nice job. I like the idea we are getting increased setback on east side.
Loder – I agree; it will be a great improvement to prior property owner. Reducing impervious coverage.
Davis – Very nice rendering. We have gained a little on the east side. We are getting a pleasing up to date look.
McGee – Beautiful home. I like the fact we gained distance on the east side.
Struncius – This is a true hardship situation. 50-foot-wide lot on a corner. Zoning does give preferential treatment to homes on corner lots. I think we can say the seven foot is held on Niblick. There is a pool on this property in the rear yard. There is real reason and thought to approve this. House is compliant and I see no issue.
Motion by Mr. Loder, second by secretary Schneider to approve application #2022-02 – Michelle/Patrick Wisely – 318 Niblick Street – with conditions
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Application approved
Conditions
- The applicant shall comply with all items set forth in the Board Engineer report dated 12/21/21, unless specifically exempted herein.
- The applicant shall prior to issuance of any building permits, submit drawings subject to the review and approval of the Board engineer to confirm the dimensions/ordinance compliance of the 3d floor half story.
#2022-26 – Philip/Denise Jakeway – 1900/1901East Avenue – Block – 7/8; Lots 4/5 – Applicant proposes to construct a 2-story single-family with partial habitable attic space and paver driveway which will require various bulk variances.
John Jackson, attorney for applicant reviewed plan. House is located right next to Maryland Avenue beach. Lot is irregular. Plan has received CAFRA approval.
Exhibits entered
A1 – Certified Variance Application
A2 – Plot Plan by Charles E. Lindstrom, P.E., P.P. (dated 7/27/21) and Architectural Plans entitled Jakeway Shore Residence, by Mary Ortman (dated 7/27/21)
A3 – Power Point Packet
A4 – 1/12/22 Board Engineer Report of Raymond W. Savacool, P.E., P.P.
Charles Lindstrom, PE, sworn, credentials accepted, stated the following:
- Applicant and his wife are the title owners of the subject property.
- The subject property is located in the SF-5 zone.
- Single family residential homes are a permitted use in the zone.
- The subject parcel consisting of two lots is currently vacant.
- The subject parcel has limited frontage on the paved portion of Maryland Avenue as depicted on the plot plan.
- The subject parcel is an irregular shaped parcel as depicted on the plot plan.
- Applicant applied for and received approval of their CAFRA permit which imposes a conservation restriction easement as depicted on the plot plan covering a significant portion of the parcel toward the oceanfront municipal beach lot.
- By way of history, when the Borough previously vacated the portion of East Avenue at the subject parcel, the Applicant transferred the beach lot to the municipality.
- The design of the home and site layout corresponds to the irregular shape of the lot (the eastern portion of the home narrowing commensurate with the lot dimensions).
- The front setback variance condition exists at the eastern corner of the home. The front setback of the home measured to the improved portion of Maryland Avenue meets the 25’ required in the zone.
- The layout and sizing of the home on the subject parcel is in keeping with the development pattern of single-family homes to the immediate south of the subject property.
- The detached garage on the lot to the immediate west is only 1.3’ to the subject property line as shown on the plot plan.
Mary Ortman, AIA, sworn, credentials accepted, reviewed proposed elevations.
- The home is an aesthetic improvement to the neighborhood as shown on the plans submitted – designed in a luxury seashore colonial style prominent in the oceanfront properties in the vicinity.
- Architectural design features include cedar shingles, azek trim, hardie siding accents, cedar louver and metal seam details as depicted on the plans submitted.
- The proposed structural design is fully FEMA compliant.
- The habitable attic space designed complies with the Ordinance and requires no variance relief.
- The home meets the Ordinance height requirements.
- The design of the lower level provides adequate storage space for a functional one car garage parking space.
- The decks are designed to be an aesthetic feature of the home design while maximizing beach –ocean views; and meet all Ordinance requirements.
- Applicant agreed as a condition to provide a deed of consolidation of the two existing lots that create the subject parcel.
Questions/comments
Joan Cohen, neighbor, questioned exactly where the house will be placed.
Deliberations
Kelly – This is a very modest house. The widest part is 26 feet. It is not a big house by any means. Quite frankly I think they did a wonderful job.
Schneider – Great design for the area. Gave consideration for the neighborhood.
Reynolds – Small beautiful home on the ocean front.
Pasola – I see a definite hardship to the property owners; another beautiful design for Point Pleasant Beach.
Loder – I really like the design; very challenging lot. The applicant does have a hardship based on the dimensions.
Davis – I confer with all that has been said. It hits all the marks. Beautiful design. It will be an asset.
McGee – I think it is a beautiful design. There has been a vacancy; I think it will fit nicely.
Struncius – Lot shape is a hardship; CAFRA approval was very smart. The fact that we are not looking at a big giant box that maximizes the footprint is a plus. Aesthetics and safety along with the hardship of the lot makes this an easy approval.
Motion by Mr. Pasola, second vice chair Reynolds to approve application #2022-26 –of Philip/Denise Jakeway – 1900/1901East Avenue – Block – 7/8; Lots 4/5 with conditions
In favor: Kelly, Reynolds, Schneider, Loder, Pasola, McGee and Struncius
Opposed: None
Conditions
- The applicant shall comply with all items set forth in the Board Engineer report dated 1/12/22, unless specifically exempted herein.
- The applicant shall provide a deed of consolidation for the parcel, to be recorded prior to issuance of any building permits, subject to review and approval of the Board Engineer and Board Attorney.
Meeting adjourned at 9:45pm
Attest: Karen L. Mills
Clerk of the Board.
