Borough of Point Pleasant Beach July 21, 2022
The July 21, 2022 the 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. Pasola, Secretary Schneider, Mr. McGee, Mr. Driber, Mr. Neill, Ms. McFadden and Chairman Struncius
Absent – Dixon and Davis
Also, present –Ben Montenegro, Ray Savacool and Karen Mills
Denise Sweet – court Reporter
AGENDA
Minutes Memorialize –
Moton by Secretary Schneider, second by Mr. Pasola to memorialize the minutes oof April 21, 2022 –
In favor: Kelly, Schneider, Pasola, McGee, Driber, Reynolds and Struncius
Opposed: None
Motion by Mr. McGee, second by Mr. Driber to memorialize the minutes of May 19, 2022 –
In favor: Kelly, Schneider, McGee, Driber and Reynolds
Opposed: None
Memorialize Resolutions
Motion by Mr. McGee, second by Mr. Pasola to memorialize the action and vote approving application 2022-19 of David/Cara Perl – 119 New Jersey Avenue – Block 48; Lot 10 with conditions
In favor: Kelly, Reynolds, Pasola, McGee and Driber
Opposed: None
Motion by Mr. Pasola, second by Mr. Driber to memorialize the action and vote approving Application to amend 2022-34 – Carol/Richard Salgado – 400 Carter Avenue – Block 178.02; Lot 1 – Amending condition #5 of resolution #2012-18
Agenda
#2022-31 – Jay/Jane Reynolds (Gimbert) – 808 long Point Lane – Block 118; Lot – 18 & 18.01 – Applicant wishes to install a flood compliant generator.
Vice chair Reynolds stepped down from this application.
Jane Reynolds, applicant sworn, reviewed her application and the reasoning for the placement of the generator.
The Board concluded that this was the best place for the generator.
Motion by Mr. Pasola, second by Mr. McGee to approve application #2022-31 – Jay/Jane Reynolds (Gimbert) – 808 long Point Lane – Block 118; Lot – 18 & 18.01 – with conditions
In favor: Kelly, Schneider, McGee, Driber, Pasola, Neill and Struncius
Opposed: None
Application approved with conditions
Vice chair Reynolds returned to the dais.
#2022-21 – Vincent Rivera – 322 Broadway – Block 160; Lot 1 – Applicant wishes to install 6- foot fence in front yard to enclose pool.
Vincent Rivera, applicant sworn, reviewed his application and reasoning for a higher fence.
The applicant explained that he had believed that his pool company has secured the necessary permits. He had the garage removed for the pool. The applicant believes that the fence improves the aesthetics.
Deliberations
Kelly – This is just another example of hardships on a corner lot. I have no problem with this.
Schneider – I think it looks very good. Nicely done
Reynolds – I walk down Broadway every day. I do not see it being an issue
Pasola – Done in good taste. Definite improvement.
McGee – I think safety should be the primary issue. In favor
Driber – I went by and do not have NO problem with it. I do think the pool guys should be more accountable.
Neil – I think it is an improvement and that it is safer.
McFadden – You need to have a fence and I think the house is lovely. No problem.
Struncius – I appreciate the photos. I go by there every day and nothing jumps out. It aesthetically fits and seems it all works out.
Motion by Mr. Pasola, second by Mr. McGee to approve application #2022-21 of Vincent Rivera – 322 Broadway – Block 160; Lot 1 with conditions.
In favor: Kelly, Schneider, Reynolds, Pasola, McGee, Driber and Struncius
Opposed: None
Application approved with conditions
2022-23 – Thomas /Tiffany Killian – 305 New Jersey Avenue – Block 50; Lot 1 – Applicant wishes to add open front porch to make their home look more appealing; also looking to add a larger rear deck.
Exhibits
A1 – Certified Variance Application
A2 –Plot Plan by Jeffrey Carr, P.E., P.P. of Lindstrom Diessner & Carr, dated 2/10/22; Architectural Plans by Brian Berzinskis of Grasso Design Group, dated 1/28/22; Dune Construction Proposal/Specifications
A3 – Photos (3 pages)
7/13/22 Board Engineer Report of Raymond W. Savacool, P.E., P.P.
Tiffany and Thomas Killian, applicants, sworn, stated that they are the title owners of the subject property which is located in the SF5 zone. There is an existing single- family home on the subject property. It is applicant’s intent per the plans submitted to renovate the existing home to provide for a covered front porch and to keep the site in compliance with the Ordinance for maximum impervious coverage, applicant agreed to remove a portion of the rear yard wooden deck (left side larger deck) and keep the driveway gravel. The existing dwelling was initially constructed in approximately 1921 and they intend to keep the original character of the structure.
Applicant shall comply with the following special conditions:
- Applicant shall provide the final calculation of impervious coverage (equal to or less than the 50% maximum allowed).
- The driveway at the site shall remain gravel and therefore not be included in the impervious coverage calculation.
- Prior to completion of the front porch, Applicant shall remove the existing rear wood deck (larger deck to left on plan).
- The open porch proposed may not be enclosed without a return to the Board with an application for an amended approval.
- The finish schedule for the porch as presented shall be the finish schedule constructed.
Deliberations
Kelly – The house needs work and we have two people that want to improve the house. This will improve the attractiveness.
Schneider – It will make your home look nice.
Reynolds – The porch will help promote the neighborhood. I think it will be a beautiful addition.
Pasola – Beautiful old house and the porch will beautify the neighborhood.
McGee – I agree; you are maintaining the continuity of the street and it will be a nice addition.
Driber – I went by the place today; and your addition will be an improvement.
Neill – I appreciate that you are improving the house; my concern is that the driveway stays gravel for impervious coverage.
McFadden – I really like your plan; it will look like a beach home.
Struncius – Nothing to add; aesthetic value and site line have been addressed and it will fit in fine.
Motion by Mr. Driber, second by Mr. McGee to approve application #2022-23 – Thomas /Tiffany Killian – 305 New Jersey Avenue – Block 50; Lot 1 – with conditions.
In favor: Kelly, Schneider, Reynolds, Pasola, McGee, Driber and Struncius
Opposed: None
Application approved with conditions
#2022-20 – Christina/Arlene Leffler – 120 Randall Avenue – Block 149; Lot 37.01 – Applicant seeks variance relief to construct a 1 ½ story addition and porch to an existing 1-story house. Building coverage – 45.2% where 30% is required; impervious 61.4% where 50% is required, along with front yard and side yard setback variances.
Exhibits
A1 – Certified Variance Application
A2 – Architectural Plans, MB Hearn Architecture, LLC, dated 9/21/21 (5 pages)
A3 – Applicant Power Point Packet (12 pages)
7/12/22 Board Engineer Report of Raymond W. Savacool, P.E., P.P.
Mary Hearn, sworn, Licensed architect in the State of New Jersey, credentials accepted stated that she prepared the plans submitted for approval to Board. She is fully familiar with the subject property, the proposed addition, and surrounding neighborhood. She stated that the applicant proposes to utilize the existing foundation and walls. There would be no expansion to the footprint of the existing structure with the exception of a proposed 4-inch bump out on the second-floor façade to create some architectural character visually to the home design. She confirmed that the building height as designed is 32.3’ from BFE whereas 32.5’ is allowed. Making reference to the architectural plans (sheet 3 of 5) she noted that the proposed plan provides for a 4 bedroom, 3 bath functional home with a total square foot living space of approximately 2070 sf. She noted that the half story proposed provides only for a study and a loft. Applicant agreed as a condition that the half story space proposed will contain no bathroom/plumbing fixtures. Mary Hearn confirmed that the BFE for the property is 9, the DFE is 12 and the proposed plan is compliant with the ordinance by providing for a finished first addition to comply with building code requirements. She also noted that this mitigates any potential privacy impact to the neighbors. She pointed out the front and rear windows designed for adequate light and air for the subject property.
Applicant agreed as a condition that the proposed front porch cannot be enclosed or covered in the future without a return to the Board with an application for an amended approval. Applicant agreed as a condition to expand the second-floor bump out (designed at 4” extension) to a maximum 12” extension to improve the architectural design. Mary Hearn stated that the proposal satisfies the criteria for C(1) relief based upon the unique location on Randall Avenue, with the existing home on a 2500 sf lot (25’ in width). She opined that the proposal advances purposes of zoning as set forth in NJSA 40:55D-2 (a), (b), (c), and (i) – noting that the proposal provides for an aesthetic improvement to the site; a functional and safety improvement to the site; provides for a design and layout that is consistent with the neighborhood; while the nonconformity creates no detriment to the public and that the proposal can be granted without any substantial detriment to the zone plan and zoning ordinance.
Arlene Leffler, applicant, sworn, stated that she is an owner of the subject property with her husband and applicant for the proposed development. They have owned the property since 1993 and since that time have utilized the existing home as a seasonal vacation home for their family. They now plan to move to the home as full-time residents and are seeking to make the home more functional for full time residence. She confirmed that access to the rear parking area is via a dedicated easement (via deed) off Randall Avenue and running behind the adjoining properties to the rear of the subject property as depicted on the aerial photo provided (Exhibit A3 at p.3).
Deliberations
Kelly – I think this board has approved almost all of the homes on Randall. I have no problem with this.
Schneider – I also have no problem.
Reynolds – We started a trend along Randall. We are getting more permanent year-round residents.
Pasola – It is going to be a beautiful house. Hurricane Sandy has changed things; we need year-round residents. Changing in a good way.
McGee – I agree – makes me happy to hear you are moving here year-round. Setbacks are pre- existing. There is a renaissance happening on Randall. Refreshing to see this going on in this neighborhood.
Driber – When I was young, we had a community that was much different. My house on River was 234 feet deep. Those lots just don’t exist anymore. I am for this
Neill – I appreciate the architecture and the upgrades.
McFadden – I love the front elevation. Welcome to town.
Struncius – Bulk relief as C-1 hardship (narrowness of lot – 25 feet) Getting upgrades and safety. Everything brought up to code. Other homes are up at this elevation. In favor.
Motion by Mr. Pasola, second by Secretary Schneider to approve application #2022-20 – Christina/Arlene Leffler – 120 Randall Avenue – Block 149; Lot 37.01 – with conditions
Conditions
- The applicant shall comply with all items set forth in the Board Engineer report dated 7/12/22, unless specifically exempted herein.
- The half story approved (study and loft) shall provide no bathroom/plumbing fixtures.
- The front porch as shown on the plans submitted and approved shall not be covered or enclosed in the future without a return to the Board with an application for an amended approval.
In favor: Kelly, Schneider, Reynolds, Pasola, McGee, Driber and Struncius
Opposed: None
Application approved with conditions
Karen L. Mills, LUA
Meeting adjourned at 10:15 pm
Attest: Karen L. Mills, Clerk of the Board
