Borough of Point Pleasant Beach The November 19, 2020 Special Meeting of the Board of Adjustment opened at 7:00pm via the zoom platform. 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, Ms. Crapser and Chairman Struncius
Absent – Spader and McGee
Motion by Vice Chair Reynolds, second by Secretary Schneider to memorialize the minutes of November 5, 2020.
In favor: Kelly, Schneider, Dixon, Reynolds, Pasola, Davis and Struncius
Opposed: None
Motion by Secretary Schneider, second by Vice Chair Reynolds to approve the meeting dates for 2021.
Reorganization Meeting – January 7th
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January 14th
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October 7th
Karen L. Mills, LUA
Board of Adjustment Clerk
In favor: Kelly, Dixon, Schneider, Reynolds, Pasola, Davis and Struncius.
Opposed: None
Motion by Mr. Pasola, second by Mr. Kelly to grant the extension to resolution #2012-07 of Jim and Elaine DeBenedett at 807 Walnut Avenue.
In favor: Kelly, Dixon, Schneider, Reynolds, Pasola, Davis and Struncius.
Opposed: None
Application #2020-23 – EAF ONE, LLC (Gottleib Building) – 641 Arnold Avenue – Block 202/Lot 3 – Applicant wishes to renovate existing building and construct 7 hotel rooms and 2 retail units. Applicant is requesting a use variance for hotel use; and variances for parking, setbacks and signage.
John Jackson, attorney for applicant.
Edward Liston, attorney for objector/neighboring property (637 Arnold LLC) owned by Scott Dolan. Ed Liston stated he does not believe that the applicant has standing to proceed until the boundary line issue is decided.
Ed Liston’s letter is entered as exhibit O-1.
Dennis Galvin replied that he loves the argument but has experience in this area and that the board cannot refuse to hear a case because of a jurisdictional issue. The board’s duty is to hear the case.
John Jackson stated that they are broadcasting live from Jack Bakers Lobster Shanty in Point Pleasant Beach. John Jackson gave the overview of the application.
Power Point entered as A-3 (26 pages)
The building proposed is requesting approval of a mixed use. It will be a modern-day hotel with access through keypad upstairs and retail downstairs. Keeping the building as is in the present footprint. A “D” variance is need for the hotel use.
Richard Morris, on behalf of the historical society, sworn, stated he was born in Point Pleasant Borough. The Historical society is interested in saving any building they can. When he grew up he did all his shopping in Point Pleasant Beach and he shopped in Gottliebs. He knows all the Gottliebs and Stella Gottlieb was a teacher of his at Ocean Road. He loved going into this building because it was so quaint. It had a tin ceiling and big white globes. Would love to see this building renovated without ruining the façade. Believes it should be saved and taken care of.
No audience questions/comments of Richard Morris
Laurie Vicari, secretary of the Point Pleasant Beach cultural arts committee, sworn, gave background on the committee.
No audience questions/comments of Laurie Vicari
Greg Cox, Aquatecture Design, sworn, credentials accepted, reviewed the plans and addition. Building will be brought up to code. They have investigated the fire subcode for rehab and they believe they would be able to get permits as designed if application is approved. They are not required to provide windows- they could have skylights.
Greg Cox believes the approval of this project would add to the vitality of the downtown district. Hired a structural engineer who agrees the building can be rehabbed. The overriding goal since the purchase of the building is to save it and repurpose it for the history betterment of Point Pleasant Beach.
Mr. Davis clarified the number of retail spaces. (2) retail and hotel (7 units) on 3rd floor.
Mr. Pasola questioned the size of the addition in the rear? (691 sq. feet)
Mr. Dixon questioned if the building was recognized/registered as a historic building with the state.
Greg Cox replied that it is recognized by Mayor and Council as a historic building.
Mr. Dixon questioned if there is any outside seating area. (No)
Applicant and rear neighbors (Shamy and Curcio) is requesting 8-foot stone wall in rear for the privacy of the residential homes in the rear. Exhibit of wall rendering entered as A-4 (Hand drawn)
Ray Savacool, Board Engineer, has a concern with a 12-foot-high barrier. If the board looks favorably on the wall there would have to be some consideration to soften the size of the wall and make it aesthetically pleasing. John Jackson stated the applicant will do what ever requested to make it workable.
Mr. Schneider questioned what would be going on in the basement? Greg Cox stated it is not suitable for anything but mechanicals and storage. Height of basement ceiling is 7-feet.
Vice chair Reynolds questioned the rear wall needing a variance. (yes, it will require a variance)
Mr. Kelly questioned placement of a/c and heating units. Greg Cox replied heating units will be in basements and a/c units will be on the roof. A/c units will be remote units with small condensers.
Audience questions/comments
Edward Liston questioned if Greg Cox has previously designed a hotel. (Yes)Questioned if Greg Cox is familiar with the ordinance for hotels. (yes) Edward Liston stated that this lot is undersized for the use. Edward Liston questioned size of hotel rooms. Dennis Galvin stated that this use is not permitted in this area so there are no requirements – it does not have to strictly follow the requirements.
John Jackson objected to the questioning and believes this questioning is to just extend the meeting and does not believe this information is useful and that many of these questions are construction code issues. We would not be able to get permits without meeting the construction code and this cross examination does not add anything to this case.
Tim Lurie of DW Smith, Professional Engineer, sworn, reviewed the site plan. Parking spaces will be lineated by curb stops. Low level plants and mulch will be added for aesthetics.
Mr. Dixon questioned requirements for commercial building parking lots to be paved? Tim Lurie stated that it does not. Ray Savacool believes they do have to be curbed and paved but then you get increased runoff. Tim Lurie requested a parking lot waiver for not having the required parking. Mr. Dixons concern is plowing the snow with the stone lot. Ray Savacool requested a flush curb to separate lot from mulch. Tim Lurie stated he will discuss with applicant and come up with an option for next meeting.
Applicant/Audience questions of Tm Lurie
Edward Liston questioned testimony in reference to slotted parking spaces and questioned how it would be delineated when the lot is stone? Tim Lurie stated they could paint the stone. Edward Liston stated maybe railroad ties could be utilized and believes this is troublesome and maybe should be paved. Edward Liston questioned handicap accessibility.
Tom Curcio, Grove street and neighbor in rear is concerned with runoff. Tom Curcio believes the applicant will have an issue with flooding without a recharge system. Tom Curcio also questioned the 6 proposed garbage cans and wondered how that would be enough to service the use.
Tim Allen, resident, questioned if the trees would be removed and the placement of the utilities. Tim Lurie stated they have not yet inspected the trees to see if any would remain.
Motion by Mr. Pasola, second by Mr. Kelly to carry application #2020-25 – EAF ONE, LLC (Gottleib Building) – 641 Arnold Avenue – Block 202/Lot 3 – to January 7, 2021 without notice
In favor: Kelly, Dixon, Schneider, Reynolds, Pasola, Loder and Struncius
Opposed: None
Application carried without notice
Meeting adjourned at 10:45pm
Attest: Karen L. Mills, LUA
Clerk of the Board
