Borough of Point Pleasant Beach October 20, 2022 Minutes
The October 20, 2022 Regular 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 Schneider, Vice chair Reynolds, Mr. Pasola, Mr. McGee, Ms. McFadden and Chairman Struncius
Absent – Driber, Davis and Neill
Also, present –Karen Mills, Clerk, Ben Montenegro, Board attorney and Ray Savacool, Board Engineer
Court Reporter – Denise Sweet
Motion by Mr. Pasola, second by Mr. Kelly to add the special meeting date of November 17, 2022 to hear the Johnson application.
In favor: Kelly, Schneider, Reynolds, Pasola, McGee, McFadden and Struncius
Opposed: None
Motion by Mr. Kelly, second by Secretary Schneider to memorialize the action and vote approving application 2022-23 – Atlantic Pool Pros – 304 Atlantic Avenue – Block 50; Lot 18 – Pool has already been installed; requiring a 9.3-foot setback variance. –
In favor: Reynolds, Pasola, Kelly, Schneider and Struncius
Opposed: None
Motion by Mr. Pasola, second by Secretary Schneider, to memorialize the action and vote approving application 2022-29 –of the Szafransky Family LLC – 406 New York Avenue -Block 33: Lot 17 – Applicant is seeking certification of prior non-conforming use.
In favor: Kelly, Schneider, Pasola, McFadden and Struncius
Opposed: None
Motion by Secretary Schneider, second by Mr. Pasola to memorialize the action and vote approving application #2022-32 of Lobella Salon, LLC – 734 Arnold Avenue – Block 91.01; Lot 20.02 – Applicant is requesting to expand footprint of business.
In favor: Kelly, Schneider, Reynolds, Pasola, McFadden and Struncius
Opposed: None
Motion by Mr. Pasola, second by Secretary Schneider to memorialize the action and vote denying application 2022-27 of Anna/Richard Vislocky – 1713 Beacon Lane – Block 11.01; Lot 4.01 – Applicant is requesting to build an 18 foot by 18-foot rear elevated deck which will increase building coverage to 42.4% and impervious to 63%. LK, HS, JR, JP, DD and PS
In favor: Kelly, Schneider, Reynolds, Pasola, McFadden and Struncius
Opposed: None
Agenda
2022-24 – John/Jana Lopez – 100 Harvard Avenue – Block 132; Lot 1 – Applicant looking to install 6-foot fence in side yard.
Mr. Dixon has stepped down from this application
Exhibits entered
A1 – Certified Variance Application
A2 – Survey with hand marked location of proposed fence; Carl’s Fencing documents
A3 – Photograph of Proposed Cantilevered gate at bulkhead
10/17/22 Board Engineer Report of Raymond W. Savacool, P.E., P.P.
John Lopez, sworn explained the need for the fence is for safety
Deliberations
Kelly – No problem with this application
Schneider – Good safety feature
Reynolds – I do not see any detriment
Pasola – I see a definite hardship as the house sits next to that paper street.
McGee – I agree – good for safety
McFadden – I echo what everyone has said – safety issue
Struncius – I agree – safety issue
Motion by Vice-chair Reynolds, second by secretary Schneider to approve #2022-24 – John/Jana Lopez – 100 Harvard Avenue
In favor: Kelly, Schneider, Reynolds, Pasola, McGee, McFadden and Struncius
Opposed: None
Application approved with conditions
2022-36 – CV Electric – 4 Minard – Block 121; Lot 8.03 – Applicant extended 2nd floor roof to cover 2nd floor balcony.
Exhibits entered
A1 – Certified Variance Application
A2 – Architectural Plans by Edward T. Chudzinski, Jr. (hand marked showing approved plan and proposed extended roof over second floor deck)
10/17/22 Board Engineer Report of Raymond W. Savacool, P.E., P.P.
Ms. McFadden has stepped down from this application.
Charlie Venezia, applicant, sworn, explained his application. He believes the small roof covering will enhance safety.
Deliberations
Kelly – Everything is getting over built in that area – it is getting tiresome. I don’t see a problem with this.
Schneider – This is probably better than the original. Disappointed it was just done.
Reynolds – I do not see any detriment to the public.
Pasola – I don’t see it as a drastic change. I do not see any detriment – in favor
Dixon – We are not happy you just did it – but it is just a covering – do not see any detriment
McGee – I am inclined to agree – no one is here to argue otherwise
Struncius – I would have approved it originally. I do not see any detriment by approving it.
Condition –
- Porch never to be enclosed
Motion by Mr. Pasola, second by Mr. McGee to approve application #2022-36 – CV Electric – 4 Minard – Block 121; Lot 8.03 with conditions
In favor: Kelly, Schneider, Reynolds, Pasola, Dixon, McGee and Struncius
Opposed: None
Application approved with conditions
2022-40 – Sean/Tina Hennessy – 618 New Jersey Avenue – block 35.03; Lot 50 – Applicant is requesting a variance for impervious coverage for excess concrete around pool.
Exhibits entered
A1 – Certified Variance ApplicationA2 – As-Built Pool Plan, by Michael T. Cannon, P.E., P.L.S. (dated 3/15/22); Photos of rear yard with constructed swimming pool with concrete surround/patio
10/17/22 Board Engineer Report of Raymond W. Savacool, P.E., P.P.
Tina and Sean Hennessy applicants, sworn. Tina Hennessy explained her circumstances and their plans to install a drainage system to make up for the extra coverage.
Deliberations
Kelly – I have no problem with this.
Schneider – I also do not have any issues with this
Reynolds – I like the idea of the drainage.
Pasola – Normally do not grant anything with this much coverage; it was an honest mistake. I like the drainage system and see the hardship.
Dixon – Hardship to remove concrete. I do not think this will create drainage problems.
McGee – Nothing to add
McFadden – Also nothing to add
Struncius – Inquired if they have standing water issues (No) Pool is a catch basin in its own right. Will not have you pull up concrete
Motion by Mr. Pasola, second by vice-chair Reynolds to approve 2022-40 – Sean/Tina Hennessy – 618 New Jersey Avenue
In favor: Kelly, Schneider, Reynolds, Pasola, Dixon, McGee and Struncius
Opposed: None
Conditions
Applicant shall install an infiltration system (2-yard drains with 12” grates with 33 linear feet of 5” perforated pipe in a 3.5’ wide by 2’ deep stone trench) as depicted on the Cannon as-built plan submitted with the application.
Application approved
2022-30 – Margery/Joseph Centuori – 152 Chicago Avenue – Block 146; Lot 5 – Applicant is
Carried without notice from September 5, 2022 meeting
John Jackson, attorney for applicant, reviewed changes to plan.
A1 – Certified Variance Application
A2 –Architectural Plans by Richard Tokarski of Tokarski and Millemann Architects dated 5/3/22 (last revised 9/26/22 ); Plot Plan by Michael Intile, P.E., P.P., Crest Engineering Associates, Inc., dated 4/27/22 (last revised 10/7/22)
A3 – Power Point Packet (22 pages – 9/15/22 hearing)
A4 – Power Point Packet (22 pages – 10/20/22 hearing)
A5 – Architectural Rendering with differing roof options for stair tower
9/12/22 and 10/19/22 Board Engineer Reports of Raymond W. Savacool, P.E., P.P.
Joseph Centuori, applicant, sworn stated that his family’s long history of home ownership in the Borough of Point Pleasant Beach and his experience with Super Storm Sandy at the subject property. It is his intent per the plans (as revised for the 10/20/22 hearing) submitted to construct a new single family home elevated to comply with FEMA regulations while providing for adequate off street parking. He agreed as a condition of approval that there shall be no conversion of the ground level into any habitable finished space without a return to the Board for amended approval.
Architect Richard Tokarski, R.A., sworn, stated the proposed use as a single-family home is permitted in the zone. The lot is a corner lot (51.8’ by 100’) with frontage on both Chicago Avenue and Harvard Avenue. The existing home as depicted in the photos and aerial pictures provided fronts on Chicago Avenue and provides for 14.4’ front setback where 25’ is provided. The proposed application provides for a home that will be oriented with its frontage on Harvard Avenue (with a compliant 25’ setback) while maintaining a 14.4’ setback to Chicago Avenue. He believes that this orientation is a better zoning alternative and provides for a better defined and functional rear yard. The site has a grade elevation of 6.2 while the DFE is 12 for the subject property; thus, the lot provides a reasonable opportunity to design the elevated home with a ground level garage. The design provides for 3 off street parking spaces which complies with RSIS requirements. The home (as revised for the 10/20/22 hearing) is approximately 2,800 SF of living space with 4 bedrooms. He believes that it is appropriately sized for the subject lot and the architectural features of the design further mitigate against the size of the home overpowering the size of the lot. He described the architecture as a clean, modern design (which is somewhat unique for the Borough of Point Pleasant Beach); but a popular current trend for new homes being constructed.
Michael Intile, P.E., P.P., sworn, stated that he is a professional engineer and planner, licensed in the State of NJ. He prepared the plot plan submitted in support of the application and as such, is fully familiar with the subject property, the proposed development, and the surrounding neighborhoods. The subject property is a 5,180 SF corner lot (51.8’ by 100’) with dual frontage on Chicago Avenue and Harvard Avenue. The front setback variance to Chicago Avenue is for a 14.4’ distance where 25’ is required. He noted this is the current setback to the existing home on the site, which is oriented with its front on Chicago Avenue. The rear setback variance is for a proposed 26.2’ setback where 30’ is required. He noted that the existing home provides for only 11.6’ rear setback. As such, the proposed development is a significant improvement from the existing condition and provides for greater light, air and open space. The revised architectural plans now require height variance relief of 1.9’ deviation. He stated that the deviation is minimal when taking into account the benefit of the elevated home with ground level parking. He further believes that the architectural features of the home mitigate against any massing effect of the structure so that the height deviation would create no negative impact aesthetically to the area.
He concurred with the architect that maintaining the flat roof over the stair tower is more aesthetically pleasing.
Deliberations
Kelly – I was ready to vote the last meeting. The rules today have been met, whether I like the house or not.
Schneider – I think the design might be causing controversy. I don’t see any neighbors complaining; I sort of like the design. I think it will bring character to the neighborhood.
Reynolds – I think the setback is deminimis – it doesn’t matter what we think of the house
Pasola – nothing to add
Dixon – Believes it is nice – no problem with the flat roof. It is a different design. It’s the owner’s preference – not mine.
McGee – Everyone was impacted by Sandy. Requirements were changed to allow for higher elevations. I think it is a beautiful home. I like the pitched roofs.
McFadden – I am not voting. I do not think the house is compatible with the neighborhood but I do not see a huge variance issue.
Struncius – Grew up on the corner of Parkway and Chicago. Very familiar with the neighborhood. Understand the hardship of a corner lot. Held the setback on the Harvard side. I understand the 85% rule. The house has design ins and outs that give it aesthetic value.
Motion by secretary Schneider, second by Mr. Kelly to approve application 2022-30 of Margery/Joseph Centuori – 152 Chicago Avenue with conditions.
In favor: Kelly, Schneider, Reynolds, Dixon, McGee and Struncius
Opposed: Pasola
Application approved with conditions
Motion by Mr. Pasola, second by Secretary Schneider to carry application 2022-28 – Chris/Therese Johnson – 105 Morrison – Block 18.03 – Lots 5 & 6 – Applicant seeks variance relief to construct a detached garage to November 17, 2022 without notice.
In favor: Kelly, Schneider, Reynolds, Pasola, Dixon, McGee and Struncius
Opposed: None
Meeting adjourned at 10:10 pm
Attest: Karen L. Mills, LUA
Clerk of the Board
