Borough of Point Pleasant Beach JULY 19, 2018 BOA MINUTES
The July 19, 2018 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, Mr. Dixon, vice chair Reilly, Mr. Schneider, Mr. Davis, Ms. Crasper and Mr. McGee
Absent – Chairman Struncius, Mr. Reynolds and Mr. DePolo
Memorialize resolutions
Motion by Mr. Davis, second by Mr. Schneider to memorialize the action and vote to extend resolution #2017-03 of Kendall Keer at 602 New Jersey for one year.
In favor – Spader, Kelly, Schneider, Crasper and Reilly
Opposed: None
Memorialize minutes
Motion by Mr. Spader, second by Mr. Dixon to memorialize the minutes of May 24, 2018
In favor: Spader, Kelly, Reilly, Dixon and Schneider
Opposed: None
Motion by Mr. Schneider, second by Mr. Spader to memorialize the minutes of June 21, 2018
In favor: Spader, Kelly, Reilly, Schneider, Davis and Crasper
Opposed: None
Motion to carry application #2018-15 of Ocean 103 Equities LLC to September 20, 2018 without notice
In favor: Spader, Kelly, Dixon, Schneider, Davis, Crasper and Reilly
Opposed: None
Application #2018-13 – Barbara Boer – 202 Randall Avenue – Block 129.01: Lot 24 – Applicant constructed a new single family house and added a bigger deck then was approved. (1% over)
Barbara Boer, applicant, sworn. Sal Mattiaccio, builder, sworn, explained the circumstances of the deck being built 1% over coverage.
No audience questions/comments
Steve Hyduke – 204 Randall Avenue, sworn, stated that he would have never known anything was wrong with it. Barbara has been rebuilding her house since Sandy. She was also destroyed by Irene – For a foot over believes that this is silly.
Deliberations
Spader – question was answered – 1% not a major event.
Kelly – Provides a better situation – has no problem
Dixon – minor mistake – no problem
Schneider – additional safety – in favor
Davis – agrees with what has been said.
Crasper – nothing to add
McGee – less than 1% to make it a safer deck is a no brainer
Reilly – Agrees with what has been said – asked for a motion
Motion by Mr. Spader, second by Mr. Dixon to approve application #2018-13 of Barbara Boer at 202 Randall Avenue with conditions
In favor: Spader, Kelly, Dixon, Schneider, Davis, Crasper and Reilly
Opposed: None
Application approved
Application #2018-17 – Jeffrey/Cynthia Alecci – 1319 Ocean Avenue – Block 17.01; Lot 17 – Applicant wishes to demolish existing single family dwelling and construct new FEMA compliant single family dwelling.
Let the record reflect that Mr. Spader has stepped down from this application.
John Jackson, attorney for applicant, marked exhibit A-3 – Power Point presentation.
John Jackson stated that the Alecci’s have been vacationing here for the last couple of years and have 5 children. The home will have 5 parking spaces. The home will be built in the style of high end of homes as represented in Bay Head and Mantoloking.
John C. Amelchenko, Professional architect, sworn, stated the property is ocean front and land locked accessed via an easement. Property surrounded by single family structures. Existing home is vacant and not FEMA compliant. Proposed FEMA compliant home which is subject to CAFRA approval. The new house conforms to code requirements. Parking is proposed under building – plus the ability to park in front of the garage. Proposing reversed living – major living spaces on second floor – bedrooms on first floor. Decks are open plank decks to allow water to percolate through. There is no habitable living space in the attic to keep characteristics of classic beach house with roof pitch to decrease the look of massing of the home. Materials will be traditional cedar shingles, copper accents and white vinyl columns and trim. First finished floor deck elevation is 22 feet. Variances requested are for building coverage of 9.75% and home not fronting on street. Eliminating three variances – side and front yard setbacks of accessory structure and side yard setback of principal structure. Taking the mass out of the house with pitched roofs – effort to lessen the impact of the house – which is 3600 square feet. First floor area is 1975 square feet – second floor is 1666 square feet. Mr. Kelly is concerned with space for cars to turn around in front of the garage- it is only 25 feet. If the front home decides to put up a fence it could create a problem. Wondered if the applicant had considered one large garage door instead of 2 doors because there is more swing. The access drive is 10 feet wide and 100 feet long so that is already tight.
Audience questions
Andrew Wauber – Attending because Sue Keller who owns home in front is not available – we were wondering what provisions would be provided for them to continue to access the beach. John Jackson did not see it in chain of title but is sure something can be worked out.
Charles B. Lindstrom, Professional Engineer, credentials accepted, stated this house sits by a dune that the NJDEP will make sure that all development is west of the dune line – which means enclosed living space – they do allow open decks east of that line. They do not allow solid surface on the ground of the dune line. The design takes into account what the NJDEP is looking for. Consistent with what the higher end homes are looking for. Page 40 of title binder – John Jackson will send. Dennis Galvin stated that you would think if they are providing an easement to property that there would be an easement for the front home to access the ocean. Mr. Dixon inquired where the staging for the house will be stored. (Staging area will be to the west of the proposed house – the front of garage area)John Jackson stated that any issues will be immediately addressed.
Deliberations
Kelly – commend Aquatecture again for a great design of the house. Is concerned about the garage but will not keep me from approving it. Do not know what will happen with the house the fronts on Ocean Avenue. Other than that no problem – seashore home – wonderful job.
Dixon – Beautiful home for a large family – we have allowed decking before. Concerned about the inconvenience for the neighbors – sure they will work it out.
Schneider – As usual Mr. Amelchenko came up with a great design.
Davis – I would concur – it is a classic coastal beach house. The way the home is worked in the interstitial space – overage on coverage is mitigated that it is open.
Crasper – Applicant eliminated 3 existing variances – only asking for one variance – familiar with reversed floor plan.
McGee – House consistent with historic architecture in the area. Going to be a nice addition to the ocean front
Reilly – I expected to see something this nice – you look at the numbers and think it is way out of whack but then look at the specifics and it makes sense – will be fine with this.
Motion by Mr. Davis, second by Mr. Schneider to approve application 2018-17 of Jeffrey/Cynthia Alecci at 1319 Ocean front with conditions
In favor: Kelly, Dixon, Schneider, Davis, Crasper, McGee and Reilly
Opposed: None
Application #2018-21 – Sharon McCartney – 200 Laurel Court – Block 80.01; Lot 9 – Applicant is lifting existing single family dwelling and would like to construct new decks.
Jillian McLeer, attorney for applicant. A-3 entered – Power point presentation. Applicant is seeking to raise their home with additional exterior stairs and decks. Property is on unique corner with three frontages next to Little Silver Lake.
Gregory Cox, Professional architect, credentials accepted, reviewed plans. The property is slightly less than a quarter acre, currently below the flood plain. This piece of property has no backyard. It is a one story home with non-conforming elements – 2 non-conforming sheds. Existing building coverage is 63.07%. Applicant wants to lift house and make it flood compliant. Finished floor needs to be at 13 feet. Currently a solid deck on top of the garage –that is not being lifted. Goal is to reduce non-conforming elements. Outdoor space is limited to an elevated patio. House has been resided and new roof. Lower level of home will be a stone material and transition to white trim. Onsite parking will increase to four cars. Currently there are four exterior doors. If they had done a straight lift there would be 5 stairs exterior staircases and building coverage would increase by 3% – they have come up with a better plan. Elimination one exterior staircase and locate it in the interior and create an exterior catwalk. That generates and increase in lot coverage but in now will be open board decking; will allow outdoor space and will be located on the Trenton Avenue side. Two existing sheds and patio will be removed.
Alan Nau, applicant’s builder, sworn, stated that the whole roof was removed after Irene and redone. Trying to do it the most efficient and aesthetic way.
Gregory Cox stated that there were many hardships having three frontages. One of the hardships would have been a safety issue – now the front stair will come off of the deck and hit a landing and turn. The mass of the decking is facing the lake on Trenton Avenue. Surface under open board decking will vary – Concrete will be removed and changed to pavers and gravel. Liberty Lane does not have a curb or sidewalk.
Deliberations
Spader – Told Mr. Cox it was a wonderful presentation. Happy to see plan that was presented. Eliminating a staircase a real plus.
Kelly – This particular area is his pet peeve. This section of Trenton Avenue should be a one way street – it is very dangerous. You have to be concerned when you put things in because of traffic patterns. This will not obstruct the view – parking is horrendous in this area. You always have to go real slow to make sure that nothing is coming at you. Have no problem with it.
Dixon – We have a house that is going to become FEMA compliant. I had some concerns at first but it is overlooking the lake. They will remove the patio so I do not have any problems with it.
Schneider – Basically making a non-conforming house compliant. Personally have an issue with the deck – but it is a pre-existing situation so I will be in favor of the application.
Davis – I like to speak to the point of the square footage of the lot – there is an alternative to lifting this house but the result would be a much larger bulkier house which would over power the lot. This plan keeps it a very modest attractive look. This plan maximizes the function of the house without making a big bulkier house with less variances. It satisfies both the positive and negative criteria very well
Crasper – Agree with what has been said – have no objections
McGee – Raise the house to FEMA compliance – makes the house more livable
Reilly – Very very creative solution to what was a complicated issue – in favor
Conditions
- Applicant must remove the two sheds.
- Existing patio is to be removed once the deck is built.
- Home is to be constructed as explained to the board at the time of the hearing.
Motion by Mr. Spader, second by Mr. Davis to approve application #2018-21 of Sharon McCartney at 200 Laurel Court with conditions.
In favor – Spader, Kelly, Dixon, Schneider, Davis, Crasper and Reilly
Opposed: None
Application 2018-15 – Ocean 103 Equities, LLC – 103 Philadelphia Avenue – Block 33; Lot 1.02 – Applicant wishes to construct a new FEMA compliant single family dwelling.
(Carried to July 19, 2018 meeting without notice now requesting to be carried without notice until September 20, 2018)
Meeting adjourned at 9:25pm
Attest: Karen L. Mills, LUA
Clerk of the Board
