Borough of Point Pleasant Beach March 3, 2022 BOA MINUTES
The March 3, 2022 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, Mr. Dixon, Vice Chair Reynolds, Secretary Schneider, Mr. Pasola, Mr. Loder, Mr. Davis and Chairman Struncius
Absent – Crasper, McGee and Villani
Also, present: Karen Mills, Clerk, Ray Savacool, Engineer and Ben Montenegro Esq.
Agenda
2018- 27 – White Sands – 1201 – 1205 Ocean Avenue – Block 27 – Lots 1, 4 & 5 – Applicant wishes to demolish two existing single-family dwellings on Lots 4 and 5 located in the SF5 zone and construct a three-story structure. The first floor will contain 28 additional parking spaces, the 2nd and 3rd floors will contain 19 new guest units. The applicant is also requesting to convert 4 rooms from the existing building to staff support facilities and exercise rooms on two levels. The net gain of guest rooms proposed is 34 in total.
Robert Shea, attorney for applicant, refreshed everyone on the application and variances requested. Larger updated rooms that he believes will bring the structure more into conformity. Families will be able to gather in the larger rooms and maybe bring food back to eat. Roof top deck will give it a visual element and be solely for weddings; no alcohol will be served on the roof. Access to roof will be by key fob and limited to 40 people. No one will be allowed to access the roof after 10pm. Kitchens have been removed – just counter tops – sinks, refrigerator and microwaves.
Gordon Gemma, Professional Planner, sworn, credentials accepted. Reviewed prior resolutions granted for property before the board. He opined that this should be a D2 variance and he believes the parking testimony supports the request because it improves the parking. He believes that this request brings the property more into conformity. Mr. Kelly questioned if the prior approvals he mentioned were for the property west of Ocean. (Yes) Believes that the aesthetic approvals alone are sufficient to approve this application. The purpose of the zone is to support the tourist business and this is what this application does. Chairman Struncius questioned if the prior approvals had this scale of change. (No) Gordon Gemma stated that in 1997 they received a variance to add a third floor (5,000 sf) within the footprint of the hotel. It did not expand the footprint. This plan clearly expands the use into the SF Zone. Ben Montenegro stated that Gordon Gemma should state what portion of the building it being expanded into certain zones. Massimo Yezzi stated that he has reduced the structure since the initial submission. Referencing A-7 of architectural plans, Massimo Yezzi explained the dimension of the lighthouse. Secretary Schneider questioned if the lighthouse is in the SF5 zone. Ray Savacool believes that this a D1 variance – Gordon Gemma does not agree but will testify to needing a D1 variance. They are providing 106 parking spaces where 117 are needed. The use of electric charging stations reduces the parking requirement. Gordon Gemma believes this application is bringing the property more into conformity as far as the MLUL is concerned. Ben Montenegro wanted him to direct testimony to positive/negative criteria. Mr. Pasola stated that every case is judged on its own merit and not governed by previous approvals. Gordon Gemma commented that these findings in the past were made by this board. Chairman Struncius stated that 2 – SF5 properties were not part of previous applications and this now is not the same as before. Ray Savacool stated that the new parking calculations came into play recently – bonus for having electric charging stations.
Millis Looney, PE, sworn, credentials accepted reviewed parking (Exhibit A-5). There will be no occupation of the Light house. Ray Savacool stated that if it is just for decorative purposes it would fall under the category of cupola. Chairman Struncius stated that the current parking lot provides the buffer of light and air from the SF5 zone. We are more accustomed to the height but we are use to space between the structures. Mr. Kelly commented that some of these resolutions had nothing to do with the number of units. Gordon Gemma states that the Master Plan states that you want to encourage commercial.
Questions of Planner
Matthew Shaffei – neighbor, questioned height of addition. Believes this is a four-story building. Matthew Shaffei questioned if any other buildings in town are this high? Mr. Davis agreed that there are three livable stories.
Joe Litman – neighbor – Questioned parking spaces and requirements. Believes that adding a third story will affect the light on Philadelphia homes.
Massimo Yezzi explained the layouts of the units with lofts. The loft has a bathroom and sitting area.
Glenn Garlatti – 303 Washington Avenue questioned the loft. Also questioned how Gordon Gemma does not think this will affect the area. Gordon Gemma clarified that he does not think it makes a detrimental impact. Glenn Garlatti is concerned with the addition of balconies and people sitting on them late in the evening drinking and making noise.
Joe Morraro – 109 Philadelphia – Questioned the dimensions of the building. Concerned that covered parking proposes a security risk. Robert Shea stated that there will be security cameras.
Richard from Gasiorowski firm – Lawyer representing residents– questioned if the Master Plan states that we need more hotel rooms. Gordon Gemma replied that there is not a specific recommendation.
Glenn Garlatti – Questionrd the study of parking. He stated the study was done in March 2022. It is a resort area and the study should be done in the summer.
Motion by Mr. Pasola, second by Mr. Dixon to carry application 2018- 27 – White Sands – 1201 – 1205 Ocean Avenue – Block 27 – Lots 1, 4 & 5 to May 5, 2022 without notice.
In favor: Kelly, Schneider, Pasola, Dixon, McGee, Davis and Struncius.
Opposed: None
Applicant waives the time for the application to be heard.
Application carried without notice
Meeting adjourned at 10:45pm
Attest: Karen L. Mills, LUA
Clerk of the Board
