Borough of Point Pleasant Beach JANUARY 7, 2021 BOA MINUTES
The January 7, 2021 Special Meeting of the Board of Adjustment opened at 7:00pm via the zoom platform. The clerk read the notice of compliance with the “Open public meetings act.”
Present were Board members: Mr. Kelly, Mr. Dixon, Vice Chair Reynolds, Secretary Schneider, Mr. Pasola, Mr. Loder, Mr. McGee and Mr. Davis
Absent – Spader, Crasper and Struncius
Also present: Karen Mills, Clerk, Ray Savacool, Engineer and Dennis Galvin, Esq.
The Oaths of Office were administered to Schneider, Loder and Davis
Appointment of Board Clerk – Motion by Vice chair Reynolds, second by Secretary Schneider to appoint Karen L. Mills to the position of Clerk of the Board
In favor: Kelly, Dixon, Schneider, Pasola, Loder, McGee and Reynolds
Opposed: None
Appointment of Board Chairman – Motion by Vice chair Reynolds, second by Secretary Schneider to appoint Paul Struncius to the position of Chairman.
In favor: Kelly, Dixon, Schneider, Pasola, Loder, McGee and Reynolds
Opposed: None
Appointment of Board vice –Chair – Motion by Secretary Schneider, second by Mr. Loder to appoint Jay Reynolds to the position of Vice Chairman.
In favor: Kelly, Dixon, Schneider, Pasola, Loder, McGee and Reynolds
Opposed: None
Appointment of Board Secretary – Motion by Vice Chair Reynolds, second by Mr. Loder to nominate Howard Schneider to the position of Secretary.
In favor: Kelly, Dixon, Schneider, Pasola, Loder, McGee and Reynolds
Opposed: None
Appointment of Board Attorney – Motion by Mr. Loder, second by Vice Chair Reynolds to appoint Dennis Galvin, Esq. to the position of Board attorney.
In favor: Kelly, Dixon, Schneider, Pasola, Loder, McGee and Reynolds
Opposed: None
Appointment of Board Engineer – Motion by Mr. Loder, second by Secretary Schneider to appoint Ray Savacool of T & M Associates to the position of Board Engineer.
In favor: Kelly, Dixon, Schneider, Pasola, Loder, McGee and Reynolds
Opposed: None
Designation of Official newspapers – Motion by Mr. Loder, second by Secretary Schneider to approve the Asbury Park Press and the Ocean Star as the Boards official newspapers.
In favor: Kelly, Dixon, Schneider, Pasola, Loder, McGee and Reynolds
Opposed: None
Resolutions to memorialize
Motion by Vice chair Reynolds, second by Mr. Loder to memorialize resolution 2020-25 of Margaret and Catherine Loughran – 19 Danby – with conditions
In favor: Kelly, Schneider, Reynolds, Pasola and Loder
Opposed: None
Agenda
Application #2020-23 – EAF ONE, LLC (Gottleib Building) – 641 Arnold Avenue – Block 202/Lot 3 – Applicant wishes to renovate existing building and construct 7 hotel rooms and 2 retail units. Applicant is requesting a use variance for hotel use; and variances for parking, setbacks and signage.
(Application carried from November 19, 2020 without notice)
John Jackson, attorney for applicant. Revised Power Point entered as A5
Fallon Schultz, operator of the Gottleib, sworn. Credentials, Master’s degree from Columbia University in Social work/Social development, reviewed affiliation with the Gottleib building. Fallon Schultz described her vision for the operation of the space that would create revitalization and stimulate area businesses. Met with historic society and Richard Morris to learn the history of the Gottleib. Fallon Schultz stated that this space would be a permanent year-round indoor market that provides local artist, chefs (pre-packaged foods), farmers, horticulturist and musicians an opportunity to operate their business in this open market concept (with vendor stalls), where otherwise they might not be able to afford to. PP slide 16 – Space built to be vendor stalls or open concept. This will function as a community venue. This can become a space to bring the community together for holidays and other special events. It will give the community a space to combine multiple efforts. The other downstairs tenant is opening up a knitting shop. Fallon Schultz believes that the boutique hotel fits with this use; visiting artist and musicians will have a place to stay. Fallon Schultz believes there are many positives to this project. Fallon believes that this use will draw more tourist to the downtown. Fallon’s research showed on a typical summer day we get 50,000 tourists to the boardwalk but they are not shopping downtown, she believes this will encourage more foot traffic. The ultimate goal is to keep the town growing and thriving. Public markets are very well documented as helping downtown districts; has had nothing but overwhelming positive remarks and feedback. Mr. Dixon inquired about operating hours. Fallon Schultz replied that Monday will be dedicated to community organizations – Tuesday through Sunday – Market 9am – 7pm. The downstairs will be sound proofed. Vendors will be vetted. Marketing platform being worked on to support businesses and to help the empty spaces to be filled. This will be the heart beat of Point Pleasant Beach; when we put tenants in vacancies, they will already have a following and be successful.
Audience questions/comments
Ed Liston questioned Fallon Schultz’s experience. Fallon Schultz stated she is no stranger to community development.
Tom Curcio, neighbor, questioned the tables and napkins in the photo – stated that it seems to be a restaurant, and does not see a change of use. Ray Savacool stated that restaurants are permitted in the downtown. Fallon Schultz stated that all foods will be prepackaged or prepared somewhere else and that all codes and regulations will be adhered to.
John Hall, Neptune – questioned what non-profits and other vendors have been spoken to. Fallon Schultz stated she has been contacted by numerous vendors (potters, chocolatiers, vintage toys, urban spice market, farmers association).
Darryl Monticello, 419 Arbutus Avenue, resident for 17 years, looking to help bring people into this town. Don Slack is his business partner. Darryl has been friends with Steve Fisher – this business opportunity came along. Will manage the property and 7-room boutique hotel. Will be the incubator to successfully bring people to the town year-round. We need to think outside the box collectively. The hotel will be a self-check in – creating website to create packages for guest. Each room will feature different local artist. Each room will have a different theme- no cooking. HOLSTON reality group is the managing company. These rooms will be 5- star. All bookings will be handled through the website. The client will receive a text (key code) letting them know how to access their room. There will be a 24-hour concierge phone number to handle emergencies. Security cameras and motion detectors will be installed to monitor movement. There will be a cleaning staff between guest. Check in will be 4pn and check out will be 11am. There will be soundproofing between the first and second floor. The roof structure has been completed; building is completely sealed and waterproofed. Mr. Dixon inquired how long someone can stay in a hotel room. Just concerned in case the business is not a success; do not want to see it turning into a flop house. Ray Savacool stated there will be no cooking facilities. John Jackson and applicant agreed to the condition that no stay will exceed 30-days.
Mr. Davis has his concerns about guest of the hotel pulling the suitcases across gravel and thinks that paving would be better suited.
Audience questions/comments
Ed Liston inquired if the Holston Group is an LLC (Yes) Darryl also owns Holston Reality Group LLC and partners with Don Slack. Questioned if Darryl had hospitality experience. (Yes)Ed Liston inquired who will be onsite during the day. (Don’t know right now) Ed Liston inquired if the laundry room will be accessible to guest. (No) The guest will have to call the concierge to get laundry done.
Ray Savacool questioned if the guest license plates will be documented. (Yes) Ray Savacool clarified that no use variances are being requested for the first floor.
Christine Cofone, Professional Planner, credentials accepted, stated that she is very familiar with the downtown. Christine stated that the subject property is in the GC zone and more than one use is permitted in a structure. This structure is absolutely conforming on the downstairs level; use variance is for the 7-room hotel. Struggles to compare this with a hotel; it is more like a bed and breakfast. Variance being requested for D1 use variance. Bulk variances are for parking, rear wall height, side yard setback, impervious coverage and sign setback.
What has to be demonstrated is what makes this site is particularly suited for this use. This location is in the heart of the downtown; walking distance from the train station. This is an L shaped property that has unique features – frontage on Arnold and entrance for parking off River Avenue. Building coverage would be 40.5%. I think it’s an appropriate location. I think that we have the ability here to create something really unique and vibrant in the downtown that is going to help the beach with their long-standing goals in the master plan that have gone back decades that talk about revitalizing the downtown. The hotel operator talks about how they want to introduce local art and some of the fabulous things they’re going to do here. This application avoids degradation of the environment and urban sprawl and I think that this is an efficient use of the land. As a planner I have testified before over 400 Planning and Zoning boards throughout the state. So, I have plenty of opportunity to see changed circumstances and towns have stores closed and I think the idea that Fallon has to allow for people to or businesses to come in and perhaps for example have a pop-up flower shop and then they get a following and maybe they take a storefront. These are really the things that starts a catalyst moving for invigorating a downtown area. So, I personally think that this does promote the general welfare and having a place where a bakery can bring their goods to be sold at a table Is amazing and I think it’s a really a great partnership, so I personally also think criteria “A” promoting the general welfare is advanced by this application. This is a great use but not a beneficial use you have to reconcile the governing bodies omission of the use. From a planning point of view, it strikes me that this is a newer type use. It’s not, completely unheard of at least for me anyway. The Governing Body perhaps just didn’t contemplate because it wasn’t around, and I think the other thing again with respect and reconciliation of the omission is again please keep in mind that bed and breakfast are specifically conditionally a permitted use in the zone so overnight accommodations are something that was allowed in this district. No cooking facilities shall be allowed in the guest’s rooms, no bed and breakfast shall operate as a rooming or boarding house. The 2015 Master Plan encourages more bed and breakfast. With a Bed and Breakfast, you have different conditional use standards than for a hotel. So, I would think the use that we’re proposing is certainly much more aligned with a bed and breakfast than it is a hotel. I don’t think that the intensity of what the applicant is proposing is enormous departure from those conditional use standards. Whereas, if you look at how a hotel is defined you will see a totally different use which is grander and more intense. Unequivocally in my opinion as a professional planner it will bring more people, excitement and energy to the downtown, which is exactly what the master plan calls for. The application provides more entertainment venues and number four, adding a new residential component to the area. So, while it’s not a residential component it is certainly an overnight accommodation component that will bring persons with spending power. Hopefully we are going to see more of in our downtown to bring in foot traffic. Absolutely the type of fostering that is called for in the Master Plan for the downtown. This is a great opportunity, has the potential to have an unbelievable positive impact to support the existing businesses in the downtown. Sees no detriment to the downtown and as a Planner I think we have certainly substantially met the burden of proof, with respect to the D variance for the hotel and the GC district. Reviewed existing conditions and requested parking waiver. Parking requirements can be met with municipal parking lot. Sign setback being requested under C2.
Mr. Cox stated he had spoken with the neighbors in regards to the rear wall. It will be a decorative block wall with vegetation. The Art committee would like to add art to the wall. Acting Chair Reynolds stated they will get the neighbors comments on the wall.
Mr. Pasola would like to see the wall lowered to 10-feet. (Will be considered)
Mr. Dixon questioned if this is now a bed and breakfast. (no)
Acting Chair Reynolds commented to the history of hotels downtown and how there was a problem in years past and this may be why they were omitted from a permitted use.
Motion by Mr. Pasola, second by Secretary Schneider to carry application #2020-23 – EAF ONE, LLC (Gottleib Building) – 641 Arnold Avenue – Block 202/Lot 3 to January 28, 2021 at 6pm without notice.
In favor: Kelly, Dixon, Schneider, Reynolds, Loder, Pasola and McGhee
Opposed: None
Application carried without notice
Meeting adjourned at 10:15pm
Attest: Karen L. Mills, LUA
Clerk of the Board
