May 6, 2021

May 6, 2021 BOA minutes

 

The May 6, 2021 Special Virtual Meeting of the Board of Adjustment opened at 7:00pm.  The clerk read the notice of compliance with the “Open public meetings act.” Present were Board members:  Mr. Kelly, Vice Chair Reynolds, Mr. Dixon, Mr. Schneider, Mr. Pasola, Mr. Loder, Mr. McGee, Ms. Crasper and Chairman Struncius

Absent –   Davis

Also, present –Dennis Galvin, Ray Savacool and Karen Mills

Denise Sweet – court Reporter

Memorialize minutes

 

Motion by Mr. Kelly, second by Mr. Pasola to memorialize the minutes from April 15, 2021

In favor:  Kelly, Reynolds, Dixon, Pasola, Schneider, Loder and Struncius

Opposed:  None

 

Agenda

Applications

 

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.
Carried from March 4, 2021 without notice

 

Robert C. Shea, attorney for applicant.

Bernard Riley, attorney, representing objectors Cherian, Zing, Goddeeris, Ekmekjian and Thomas. Stated he is not ready to put on his witnesses because his firm was just retained.

 

Millis Looney previously sworn, referenced the fire Marshalls letter and how they adjusted the plan to alleviate his concerns.

Matt Sheffai, Philadelphia Avenue – If I enter this hotel from Philadelphia can I get out on Washington? (NO) – It will remain the same as it is.

 

Massimo Yezzi, Jr. Registered Architect in New Jersey – Architect in charge of this project, sworn reviewed revised exhibit A6 (elevations)

A-7 – West elevation (Light house) Roof top garden – double access – will limit guests to 20 for a wedding or similar occasion.  No tables, fire pits, alcohol or food. Storage area will be for HVAC.  Area is around 50 by 100 feet. Chairman Struncius questioned how these conditions could be enforced.  Once it is there it is there – how could they be tracked or enforced. 

Dennis Galvin stated the size of the roof top should only be able to hold 20 people; this area can hold a lot more.   We worry about the next owner; If space is available, it would be used.  Robert Shea stated the roof top deck would be controlled by the front desk. Building will be fully sprinklered.

Dennis Galvin stated it would be enforced by deed restriction and believes the deck will have to be smaller.  Function follows form; the more space you give someone the greater the temptation to use it. Dennis stated we should figure out the maximum square footage that should be allowed for 20 people on the roof.    At this time, it is a 3,000 square foot deck – Chairman Struncius believes that 900 square feet would be sufficient. Robert Shea stated that it would be 40 people maximum.

Units have been reduced from 28 units to 24 units from previous submission..  Light house would have limited access.

Mr. Pasola questioned the height of the light house and the size of the roof top deck.  (Light house is 49 feet and the deck is 36 feet from BFE) Deck is 50 by 100 feet.

Ray Savacool is concerned about the use of the storage space. It was clarified that the applicant is only here for the use variance. The application has been bifurcated.  If the use is approved the site plan would be reviewed at a future date.

 

Pages A2/A3 of Exhibit A6 – Reviewed the room layouts. Total of 14 new suites and 10 new rooms. Cook tops have been removed. Strictly refrigerator, sink, cabinets and microwave. Units will not be used as apartments.

Ray Savacool inquired why there are so many kitchen cabinets.

Trash will be brought a few times a day across the street to the compacter.  During the day it will be kept inside the existing building.  The garbage will be cleaned up with the new addition.  No a/c condensers will be on side of building; they will be kept on the roof. Will avoid any lighting on surrounding properties. Laundry room is located on third floor.

There are 56 (losing 6) existing rooms with the addition of 24 makes a total of 74 rooms.   Losing 6 rooms and gaining 24.

Exhaust duct is being relocated. Para(Q) – stove top removed.

Paragraph R – 2 balconies instead of one for purely aesthetic reason.

Ray Savacool explained it would be a new use variance because they are expanding a non-permitted use into an SF5 Zone.

Mr. Schneider would like to see the western elevation. Explained that the western elevation does not have any windows.

Mr. Reilly questioned the 14 new suites and if they would have a longer occupancy than the regular rooms? Massimo Yezzi explained the rooms would have a loft for the kids’ privacy and a kitchen area for food prep; pullout couch. Maximum occupancy?   (5 – 6 people) Massimo Yezzi did not know the answer. Mr. Reilly questioned roof and railing height. Railings will be 42 inches in height. Questioned if light House will have internal lighting. (Yes) Light will go off at 10pm. Mr. Reilly stated this structure will be in the SF5 zone where buildings are 32.5 feet plus BFE. The light House structure will be in the RR3 Zone; 17 feet over allowed height. Mr. Reilly referred to A7 (roof top deck) and inquired about the tables. He was told they are planters and there will be no seating or tables. Mr. Reilly clarified that the occupants cannot see anything to the west. (Yes) Only view would be balcony or south view from slider doors.

Audience questions of Massimo Yezzi

Matt Sheffai, 113 Philadelphia Ave – Stated he has heard so many numbers for this building height. Wants to know which is correct. Ray Savacool replied that the Cupola will need a D6 variance (17 feet over allowed); height to roof can be 42 feet – this is substantially higher. Dennis Galvin stated we should address the D6 variance because the structure is 10% higher than allowed. Matt inquired what the size of the huge decorative wall is. (35 feet high/70 feet wide).

Glen Garlotti – 303 Washington Avenue – testimony was guest would not be served food and drinks and wanted to know if guest can bring up food and drink. (There will be no food or drinks). Inquired who will supervise that restriction? (Management)

Margaret Sheffai – 113 Philadelphia- questioned the new building having a gym and wondered what the old gym will be. (MY – Nothing just open space) Questioned what staff units means. (MY – Area where staff can get changed/showers/ non-rentable space)

Matthew Seckler –Stonefield Engineering Design, Rutherford, NJ – traffic expert, sworn, analyzed application in reference to parking and traffic issues. Units increasing from 56 to 74 units. Existing driveways to be maintained; adding 27 parking spaces. Each room is given one parking spaces.  Property is deficient 20 parking spaces. From a parking point of view, we are improving the site. Does not believe this will impact the traffic; it will be a deminimis change.

Questions of Traffic Expert

Mr. Pasola inquired if it will add to the congestion that already exist? (MS – slightly)

Mr. Riley – inquired if there are different statistics – suites versus room. Matthew Seckler stated that each room/suites will only be issued one parking space. Mr. Riley replied “Where will the other adults park?” No direct answer. Mr. Riley replied there should be different statistics for the suites; wants the parking requirement listed in the traffic manual.  Banquet facility needs 77 parking spaces; separate from the rooms. Matthew Seckler commented that this plan is better than existing plan.

Sara Weir – 810 Atlantic Avenue – questioned the parking lot and additional parking spaces for new structure. (MY – adding 27 parking spaces)

Glen Garlotti – 303 Washington Avenue – I live 3 houses from the hotel and I can tell you 95 parking spaces is not enough.

Robert Shea waived the time for the application to be heard

 

Motion by Vice chair Reynolds, second by Mr. Loder to carry application 2018-27 of the White Sands to August 19, 2021 at 7pm without notice.

In favor:  Kelly, Schneider, Reynolds, Dixon, Pasola, Loder and Struncius

Opposed:  None

Application carried without notice

 

 

 

            Meeting adjourned at 10:15 pm

            Attest: Karen L. Mills, LUA/Clerk of the Board