Borough of Point Pleasant Beach May 24, 2018 BOA Minutes
The May 24, 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. Spader, Mr. Kelly, Secretary Reynolds, Chairman Struncius, Vice Chair Reilly, Mr. Dixon, Mr. Schneider, Ms. Crasper and Mr. McGee
Absent – DePolo
Also present – Dennis Galvin, Ray Savacool and Karen Mills
Denise Sweet – Court Reporter
Memorialize minutes
Motion by Secretary Reynolds, second by Mr. Kelly to memorialize the minutes of May 3, 2018
In favor: Spader, Kelly, Reynolds, Dixon, Schneider, Crasper and McGee
Opposed: None
Motion by Mr. Schneider, second by Vice Chair Reilly to memorialize the minutes of May 17, 2018
In favor: Spader, Kelly, Reilly, Reynolds, Schneider and Struncius
Opposed: None
Memorialize resolution
Motion by Vice Chair Reilly, second by Mr. Dixon to memorialize the action and vote approving application 2018-16 of Jeffrey Bryant – 806 Long Point Lane with conditions
In favor: Kelly, Reynolds, Dixon, Schneider, Crasper, McGee and Reilly
Opposed: None
Motion by Vice Chair Reilly, second by Mr. Kelly to memorialize the action and vote approving application #2018-14 of Steven/Heather Roogow – 115 Washington Avenue with conditions
In favor: Kelly, Reynolds, Dixon, Schneider, Crasper, McGee and Reilly
Opposed: None
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 – Traffic consultant and Planner will appear at a future date. Dan Cohen, principal of applicant, purchased this property in the mid 80’s and managed it and operated it ever since. Wants to transform the area into 109 room hotel, restaurant and catering hall. This is an opportunity to revitalize and restore the fishing industry. This is a very hard business. Dan Cohen wants to give the area a different aspect and we believe that these two uses fit and go together perfectly; this will allow the fishing fleet to continue to be a vital part of our community. The Manasquan Inlet is the second largest port in New Jersey. The Atlantic Fishery supplies scallops to Costco and clams to Progresso, Bumble Bee and Campbell’s. Believes that our fishing industry makes our town authentic and real. The applicant will have to come back because the plans have been revised to show the renovations to the clam plant. Dan Cohen realized that we can’t demolish the processing building so it will be rehabbed so that the plant can stay open. With the two lots purchased they now meet the parking requirements. They need a height variance which is a double benefit; building will be elevated on pilings which will make the building resilient to future storms and also gives the benefit of visibility under the building. You will be able to see the clam boats. Clams are transferred from the boats by vacuum.
John Paul Doyle is on record as representing the Atlantic Motel.
Dan Cohen, applicant, sworn, stated he is a second generation commercial fisherman. Bought his first boat in 1978. Showed a video that was prepared for his customer base. The products that come across the docks are sold in most supermarket chains. If you eat fried or breaded clam strips they come from the east coast. The dock here plays an important role. There is a small economic value that happens in the transfer. Clams, quahogs and menhaden are the largest fishery and lower priced. Scallops are the lowest harvest but higher priced. Squid and Fluke are the winter months. This dock is important at certain times of the year. Clams and quahogs are year round. The hotel is designed to service the summer community but also service it year round. You will be able to sit and watch the boats and the ocean. Dan Cohen stated that he will not run the hotel and restaurants – it will be leased out.
Exhibits –
A3 – Power Point Presentation
A4 – Color rendering
A5 – Cape May video
A6 – Virtual Presentation
A7 – Proposed renovated clam plant color elevation
A8 – Floor plan – 301 Channel
A9 – Layout and dimension plan – DW Smith
Chairman Struncius inquired to clarify that what Dan Cohen is saying is that this facility and the future of the docks can be financially maintained from this development. Dan Cohen confirmed that this can sustain the docks because there is not sufficient funds from the transfer to financial sustain the upkeep of the bulk head. This will be a unique spot – it won’t be a Hampton Inn. Dan Cohen stated that Sea Isle port has been branded a destination. He believes that someone might continue the vision. Vice Chair Reilly clarified that Dan Cohen has no intention of operating the restaurant/hotel himself – (No – it will be leased out)
Dennis Galvin clarified that the applicant is just applying for these lots. Other applicants if they choose to have the same vision would have to apply for their lots.
Audience questions/comments
Glen Tanner – lives across the street – questioned without the subsidy of this hotel the current fishing operation is unsustainable? (Yes)Dan Cohen clarified that this is a business model – I own it and will lease it.
Dennis Galvin instructed that the application will get judged by the Land Use Law.
Gregory Cox, Professional Architect/Planner, sworn, reviewed the locations of the proposed project. A3 Power Point – shows various slides of the history of Point Pleasant Beach and the various hotels through the years taken from Jerry Wooley – local historian. The project focus is to renew and preserve the dock and commercial fishing while creating a mixed use destination and tourist facility while using commercial fishing activities to draw the public. This site is large enough to help rebrand the entire area. Very recently the downtown – first Spano’s for many years – then 709 and then the development across the street and 2 more restaurants came in – It has become restaurant row without any planning but parking is a problem. The Beacon Manor lasted for 140 years. The Hotel Layton was built in 1895 and lasted a long time until the 1929 storm took off a section of the building – they fixed it and then it last until 1943 and then became Risden’s bath house after the structure was torn down.
A6 – Virtual presentation – He stated this is a very large site that encompasses many uses. This presentation does not include the new parking lots. This will be improving the waterfront itself; reviewed the presentation – walkway, restaurant, banquet hall, fishing dock, public access and views. Access for deliveries will be off Baltimore Avenue. The will be 3 elevators and one of those will be for deliveries. There is a grand staircase which is a nice design feature that is important. Banquet facility is located on the second level, office space and hotel gym. Upper most level is 29 hotel rooms, small office space, another kitchen and a roof top pool for the hotel guest. Now we talk about the building height – tallest section is the banquet section – We do not want a building that is so huge that your neighbors are in shadow so we have done a preliminary sun angle study. The summer sun shadows are longest on the ground. The shadow from this building will either fall in the court yard or on the street. The location of the building on the site and the shape of the building let us achieve that. The building reaches 65 feet in small areas (Fire stair and grand staircase – we are in a “V” Zone – and you are about 35 feet above flood. A lot of the highest points are very small structures – the majority of the roof is 42 ½ feet. We are taller than what a house is allowed by 7 ½ feet in most places. There are cut outs for decks and balconies which makes some of it a half story in some areas. Materials will consist of cedar shingle style material; trim elements, asphalt dimensional shingle roof with some metal roof accents. 301 Channel Drive – made a pivot during the development – originally we were going to knock it down but thinking through that we would not have a fishing industry here for a year and a half so we came up with an alternate plan to renovate the building so it will be functional for the needs of the fishing industry. He reviewed the functionality of the clam plant. Mr. Davis stated that he has not yet heard the justification for the use. John Jackson said that will be the planners job. John Jackson said it is an appropriate use for the site and that the planning testimony will be heard at a future meeting. John Jackson said it will have a cross pollinating effect with the other uses. Mr. Davis said that previously hotels had been a conditional use and just recently been prohibited in the zone. Mr. Kelly questioned if there will be an educational aspect to the facility. (Yes) He said years ago he would have stayed but there was nowhere to stay. Mr. Kelly said he can see where a school bus will pull up and see how things are done. Mr. Kelly think that should be incorporated in a small way when renovating the clam plant.
Anthony Haddad – 203 Forman Avenue – He heard 40 on the 1st floor, 40 on the second and 29 on the third floor. Understands about the height – but asked for height calculations clarity.
Motion by Secretary Reynolds, second by Vice Chair Reilly to carry application 2018-05 of Point Pleasant Packing LLC to June 28, 2018 with notice.
In favor: Spader, Kelly, Reilly, Dixon, Schneider, Davis and Struncius
Opposed: None
Meeting adjourned at 10:35pm
Attest: Karen L. Mills, LUA
Clerk of the Board
