Borough of Point Pleasant Beach June 28, 2018 BOA Minutes
The June 28, 2018 Special 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, Secretary Reynolds, Chairman Struncius, Vice Chair Reilly, Mr. Dixon, Mr. Schneider, Mr. Davis, Ms. Crasper and Mr. McGee
Absent – Spader and DePolo
Also present – Dennis Galvin, Ray Savacool and Karen Mills
Denise Sweet – Court Reporter
Memorialize resolution
Motion by Vice chair Reilly, second by Mr. Schneider to memorialize the action and vote approving application #2018-08 of Joseph Montalto at 1614 East Street with conditions.
In favor: Welly, Reilly, Reynolds, Schneider and Struncius
Opposed: None
Motion by Vice chair Reilly, second by secretary Reynolds to memorialize the action and vote approving application #2018-04 of Vaseel Verdis at 513 McLean Avenue with conditions
In favor: Kelly, Reilly, Reynolds, Schneider and Struncius
Opposed: None
Motion by Secretary Reynolds, second by Mr. Kelly to memorialize the action and vote approving application #2017-22 of Ocean Partners LLC 149 Ocean Avenue with conditions
In favor: Kelly, Reynolds and Crasper
AGENDA
Application #2018- 05 – Point Pleasant Packing, Inc i/c/o – Daniel Cohen – 205 Channel Drive – Blocks 172/173 : Lots 1,5, & 5.01/1, 2 & 2.01 – Applicant wishes to reconstruct existing fishery and make 2 stories and erect a new 109 room hotel/restaurant and banquet facility supported by parking and associated site amenities.
Ms. Crasper is recusing herself from this application.
John Jackson attorney for applicant. Opening remarks –
Will be starting application a new since the addition of the two new lots (117 and 202 Channel Drive) for parking were added. Have made some changes to the plan that make it a better plan since a variance for parking is no longer needed. Dennis Galvin said the exhibits from last meeting will remain the same but that testimony has to start over. The last meeting can be considered an advertisement. The new configuration keeps the tractor trailers off of Channel Drive and close to the water. John Doyle agreed to keep the same exhibits. John Jackson stated that Exhibit A5 will be played at a later time.
Daniel Cohen, applicant, sworn. Exhibit A10 – colorized site plan entered – Explained how the clamming plant functions. Gave back round of Atlantic Fisheries – 30 fishing vessel. Stated that Point Pleasant Beach is a significant fishing port. They average 22 ½ million pounds of fish per year. Biggest volume in this port are surf clams, quo hags and menhaden. The quo hogs which are off loaded for surf side products (Bumble Bee (Doxy Clam Chowder), Progresso and Campbell Soup). We are a successful company but this location at this time cannot subsidize itself. The boats that offload here are surfside products boats – we just truck them – we do not own them. A11 – new video. Many of the buildings have been removed already in hopes that the application will be approved. Met with owner of Lobster House in Cape May which is a similar set up. He has banquet facilities that are not that successful because he does not have hotel rooms to support it. Mr. Schneider inquired why so many rooms. The site will fit it and be above the 100 limit count for the liquor license.
Audience questions
John Doyle – Questioned how the clam plant operates. Dan Cohen said they do not shuck clams currently. – Currently it is a transfer station. It will house the ice plant and they make pallets and boxes. Currently they offload sea scallops to the trucks – Primarily it is a packing plant. Laurelton Welding will be relocated to the clam plant. Dan Cohen stated that they work 12 months per year. In the winter month there are species that come through here. The 30 vessels that his company owns do not all come here – they have them through a number of ports and activities. It is possible at the height of the season to have 20 trucks through here per day. One boat can require 13 trucks. This activity has been happening here for years. Every truck has to be pre-chilled to 45 degrees. Once the truck has achieved 45 degrees the truck will turn on and off to maintain the constant temperature. The building will be farther from the road and be an improvement and much quieter. Dan Cohen leased the first building in 1985 and accumulated the other properties since. We are a successful company but this mixed use will create enough economic activity to make this a jewel. Chairman Struncius stated we are not looking at economics – we are looking at the planning testimony to see how it is going to fit and work. We are not looking at money – this is not what this is about.
Gregory Cox, Professional Architect/Planner – Slide #2 of exhibit A4– image of hotel that used to be in Point Pleasant Beach. There were many hotels in Point Pleasant Beach that were large through the years. We have an active fishing industry that is a vibrant part of the community. We have enough land to accomodate what we are proposing. 31 seconds into A11 – vision for the site – renovated 301 Channel (clam plant). Reviewed layout of hotel/banquet facilities. Viewed A-11 in its entirety. Chairman Struncius commented on the addition of parking islands, trees and vegetation. Gregory Cox commented on the removing of Laurelton Welding that it opens up the vistas to the public from Channel Drive. Promenade will continue along the dock so anyone can enjoy the views and the fishing industry. The new version of 301 Channel is a very efficient building; will keep building and operation open while transformation is taking place. Dan Cohen said that the fishing industry has to stay but we need to enhance the site and have all the pieces fit together. There is a design rule that when you have a banquet facility you have to provide rooms of a ratio of one to four. There are all sorts of functions at banquet facilities – Corporate functions, weddings, anniversary and retirement parties, etc. and you figure that some are traveling far and they are going to stay over. When you have a fully functioning restaurant that will be open all year round it is a really nice thing and then they are looking for amenities – pools and restaurants. We are providing the required amount of parking. We have been considerate of the zoning concern of light and air. Being so close to the water we were able to control the shadows of this property as not to intrude on our neighbors. Exhibit A12 entered – shadow study. Animated the sun and depicted how the sun will move over the property; all parts of this have to be strategically located. A2 – slide 6 – is showing floor plan of restaurant and hotel – can see shape of building is backward C – as we head south those are the hotel rooms on this floor (40 rooms with triangular balconies) all rooms exceed ordinance required size (200 square feet) – smallest room is 338 square feet. Busiest part of operation is unloading the clam boats; they utilize the crane to unload. The cranes are located on the opposite end of the site. The whole dock is not utilized for the industrial operation. Part of the operation vacuums the fish off the boat. The ice plant is going to be relocated; this operation requires a lot of ice. The ice will be on the second story of the structure; this particular building is completely conforming in height and setbacks. The site will be more organized and efficient and not unsightly from the street. The public promenade will go from the easterly side 117 Channel all the way across along the dock/slips, past banquet almost to the 301 building along with safety features for when they are moving fish and fork lifts. See Baltimore entrance as main access to banquet facility (covered entrance). There will be a separate entrance to the restaurant for the public so they do not have to enter through hotel. There will be an area for bicycle racks and unloading. They applicant also wants the flow of architecture – 80% of this building will have historic touches – the other 20% design features will be on the industrial style. The clamming plant will also be 80/20 – 80 historical features and 20% industrial. Composite shingles will be utilized – look historic but have safety features – completely ADA compliant. Various trim and shapes will be used. Strived to create drawing that depicts over 10,000 square feet that also includes all ancillary (Kitchens/storage/lobby) spaces to calculate required parking and counted all the seats. Incorporating an outside covered deck; roof top area (pool and outdoor gathering space). – envision this space to be a wonderful space to get views up and down the river. Deliveries and trash removal will be scheduled at off peak hours. Mr. Davis inquired how this facility will deal with larger trucks. Chairman Struncius wondered how 11 tractor trailers will function for loading when the banquet facility and restaurant are full/how will this all work together. Chairman Struncius stated the boats do not care what is going on – when they are full they are coming in.
Dan Cohen – Very good question – boats come in 24 hours a day. The restaurant and banquet facility can be packed and will not affect this operation. There are 5 bays – the trucks themselves try to make 2 runs per day. The cooler can hold 13 truckloads of product. This is designed so trucks can back in. There are a number of locations where there is trucks loading like this. It will not be a surprise to the guest – they will know that this goes on. The cranes have been converted to electric to reduce noise – believes it won’t be a problem and there are many places with this synergistic use that exist. Next time will show you hotels that exist with this use. Mr. McGee question if there is a pot now where the trucks can wait (yes).Will the extra bays be utilized to keep the trucks off the street (yes) Ray Savacool questioned if the clam boat has 13 truckloads of clams that there is not 13 trucks waiting. Dan Cohen replied no because the plant can store 13 truckloads. Chairman Struncius inquired if we will have a material/finishes for review. For a building of this magnitude and style you would never want anything skimped on.
Dennis Galvin stated that we have two serious facilities for consideration; we might have to move slower on this application to make sure that we get all the details. Greg Cox stated that when we design something we do it with the intention that our clients are going to build as presented and get upset when they change our vision. Mr. Schneider commented that there is a lot of brick. Greg Cox replied that he will have the material samples at the next meeting for review. It will be built to building codes.
John Jackson waived the time for this application to be heard.
Motion by Mr. Reynolds, second by Mr. Schneider to carry application #2018-05 of Point Packing LLC to August 2, 2018 at 7pm without notice.
In favor: Kelly, Reynolds, Reilly, Dixon, Schneider, Davis and Struncius
Opposed: None
Meeting adjourned at 10:20pm
Attest: Karen L. Mills, LUA
Clerk of the Board
