October 25, 2006

MINUTES

The October 25, 2006 Special meeting of the Board of Adjustment opened at 7:45 pm. The clerk read the notice of compliance with the "open public meetings act." Present were Board members: Mr. Wolfersberger, Mr. Cangelosi, Struncius, Mr. Palisi and Mrs. Tooker Alternates: Mr. Spader and Mr. Reynolds.

Application #2006-39 – William & Kathleen Fabian, 306 Central Avenue; Block96/Lot 17; Applicant constructed a new conforming single-family dwelling. Rear porch and stairs were not plotted in original survey. (Carried without notice) Mrs. Petrillo, Zoning Officer, sworn. Mr. Galvin explained that the Board had requested someone from the Building Department to appear before the Board to answer any questions on this referral. (Petrillo) Presented copy of original submission to Building Department. Elevation shows decking area under roof. Mrs. Petrillo’s assumption was that since it was not plotted on original plot plan that it was that small bump out shown on elevation. The deck and stairs are on the Construction details, but it was not plotted on original plot plan. The only time they became aware of it was on the final survey. We are now incorporating Mike Geller to review plans before permits are issued, due to the fact that some towns do not include stairs in building coverage.

No audience questions/comments

Mr. Cangelosi – I do not have a problem with it. I believe it was an honest mistake. In favor

Mr. Spader – I think the explanation and the steps that are being taken to prevent this in the future are timely and welcome. Honest mistake. Most important thing is that it does not happen in the future.

Mr.Palisi – I think this is a tremendous application; the home is a great asset to our town.

Mr. Wolfersberger – Contrary to what is said, 1.5% is a big deal. Based on the facts that mistakes were made I would not hold it against the applicant.

Mr. Galvin – Just for the record Mr. Cangelosi has reviewed the tape on this application and has signed a certification.

Motion by Mr. Cangelosi second by Mr. Spader to approve application #2006-39.

Vote: Wolfersberger, Palisi, Cangelosi, Spader and Reynolds……………………..Yea
Opposed: None

Application #2005-12 – First Baptist Church, 708 McLean Avenue; Block 203, Lot 25; Applicant wishes to construct a new building to provide the Church with classroom space in the lower level and a multi-purpose room with kitchen facilities in the upper level. The applicant is also seeking preliminary and final site plan approval. Steven A. Pardes, attorney for applicant. We are hoping to conclude the case this evening, with the vote-taking place on November 2, 2006. John Amelchenko, professional architect, sworn. Has reduced square footage on first floor by 4800 square feet. Exhibit A-101 – 3D perspective looking west on McLean. Exhibit A-102 – 3 D perspective looking south. Exhibit A-103/ Line drawing showing difference from previous application to current application. Exhibit A-104 – Front elevation of manse. Xerox reduction of Exhibits A101 and A102 handed out to board. Like material and like architectural features. Height 34′ 10" to peak. Total addition – 15,521 square feet. 3 bathrooms minimum requirement. Mr. Palisi inquired if the board has to look at everything like the facility is full. Mr. Galvin replied that you always look at the worse case scenario. Mr. Savacool interjected that he will confirm # of bathrooms required by the building code. Mr. Amelchenko explained that they have reduced the original plan by lowering walls. Wood shingles in upper gables. Opted to use gothic windows. Attempted to match existing bracketing. Will be re-roofing entire building in phases. Mr. Spader inquired if you would be able to tell where it was added on. Mr. Amelchenko said they are trying to match it as close as possible.

Tom Neumaier 707 Mc Lean Avenue – How common is it to design a massive structure like this in a residential zone?

John Amelchenko – Churches are a permitted and beneficial use. Yes it is common. We are always faced with issues to make it work within the existing fabric of the community. We have made every attempt to have it fit. There are no easy choices as to where the parking lot goes. We feel it has less of an impact to have it located off the street. My home is a couple blocks to the north. I want to be able to ride by it and be proud of it.

Mr. Galvin – churches are not a permitted use in this zone.

Mr. Wolfersberger- I think Mr. Amelchenko has done an outstanding job addressing what the client asked. It is a thousand times better than what was presented before.

No further questions of professional

Reverend Helm, previously sworn. Steven A. Pardes, said the 64-dollar questions is why so big? (Helm) The First Baptist Church has been a resident Of Point Beach since 1988 and has always been a good neighbor. We have allowed the Ocean County Bus and neighbors to park in our lot. All area under the sanctuary is crawl space. So this limited area is our study space. This 7 by 9 foot area is our nursery with 2 more babies on the way. Grades 4 thru 6 use the kitchen as a classroom. We have as many adults attending Sunday school as we do children. Sunday School is at 9 and Church is at 10:30. We hold a junior high class and adult classes in the parsonage. This is why we desire to have this. Our fellowship Hall is too small for our Baptist family to meet in. We will not use the addition for our church service. All the other major churches in town have educational buildings. We have basic educational needs to meet on a Sunday morning. The new facility will not be used for a nursery or Christian school. It will not be used as a gymnasium. We are building for our needs on a Sunday morning. Multi purpose room – Missionaries come to speak to congregation and then we have a banquet. Then we need a place where our youth can meet during the week. Maybe with a ping-pong table and a T.V/VCR. We need the fellowship Hall to house some of our adult classes.

Mr. Wolfersberger – What is the membership? (Rev.Helm) – 150 on roll/ attendance runs around 115.
Mr. Reynolds – Scheduling won’t change? (Rev. Helm) – No, Nothing will change
Mr. Spader – Will you have a soup kitchen? (Helm) – No, we have never done them.
Mr. Palisi – There are obvious increasing pressures to generate revenue. You have the big old building sitting there. Can you address that?
Reverend Helm – We need this space here. We don’t rent our facilities. We never have. We raise our money through the faithful giving of our people. The only weddings we have are for parishioners, which might be 3 or 4 a year. We don’t have bingo.

Mr. Palisi – You would be willing to put that as a condition?

Rev. Helm – Yes we would. In an emergency on a temporary basis we would house families, but not to raise money.

Mr. Palisi – Had you given any idea to moving some of those downstairs classrooms upstairs and eliminating some of that space?

Rev. Helm – We are staying within the requirements. We need these classrooms; we will have classes upstairs also. We want a multi-purpose room to have classes, meetings and adult classes.

Mr. Palisi – Will alcohol be served at the weddings?

Rev. Helm – Absolutely not.

Gina Burns, 400 River Avenue – Wondered why he couldn’t stagger his Sunday school classes like St. Peters?

Rev. Helm – Our church worships as a family.

Mae Hrymack, Curtis Avenue – I understand that you need more room. It sounds like you are building a school, is that correct.

Rev. Helm – Structured for learning on a Sunday only.

Mr. Galvin – Their program is set up by their faith and protected by law.

Al Barnes 711, Grove Street – I am appearing here as a private citizen of Point Pleasant Beach. On an average Sunday attendance is 110. What was it 5 years ago?

Rev. Helm – in the 90’s
Al Barnes – Over the year attendance has gone up. When you build something of this size you are planning on increasing the size.

Rev. Helm – This is for our needs now.

Al Barnes – I am concerned that when you retire or the church moves we will be left with this big structure.

Steve Pardes – I have no problem with a deed restriction.

Al Barnes – Inquired if Rev. Helm could think of anywhere else where there is a parking lot in the front of a home.

Rev. Helm – Said he believed that if the priest walked out of their home at St. Peter’s that they would walk out into a parking lot.

Meg McElwee, McLean Avenue – Do you feel in recent weeks that the traffic flow on McLean Avenue is safe?

Rev. Helm – The only time that I believe it isn’t safe is when we have the Seafood festival. When we have a parking lot it will eliminate a great deal of the on street parking.

John Butow – Inquired why the manse is so big? Requested to know percentage of congregation from Point Beach.

Bob Burdick – All the homes in the area are at least that big or bigger. Approximately 30% of the congregation is from the Beach.

Mr. Palisi – Asked what the requirements of square foot per classroom are?

John Amelchenko replied they are driven by code. DYFS decides how many kids you can have per class. The basement classes can hold 85 kids. We are not dictating the rules.

Mr. Palisi – There is an inherent beneficial use here. We have a neighborhood that is concerned about the mass of the building and my question is how do we make this smaller?

John Amelchenko – We were there – we have taken 67,000 cubic feet out of the design. At great expense and pain we have made a much more expensive building trying to have a compromise.

Rev. Helm – explained that Sunday school is not just for children they educate the adults at the same time.

John Monticello, 405 River Avenue – You are basing everything on what Rev. Helm says. Personally I have never seen 85 children there. Do you have proof to verify there are that many adults or children that go to class?

Steven Pardes – You have Rev. Helm’s testimony. If we knew that Rev. Helm’s credibility would be questioned we would of supplied documentation.

Keith Woods, 410 River Avenue – Questioned occupancy?

Bob Burdick, Professional Planner/Professional Engineer – Previously sworn – Requesting waiver for 9 x 18 parking spaces. Sidewalks changed to pavers to bring impervious coverage under 50%. Building coverage is under 30%. Have changed plans to save mature trees. Will exit parking lot southerly onto to River Avenue only. Handicap access will be along south side of the buildings and meet requirements. Lights will turn off at 10 o’clock and have shields to prevent glare on surrounding properties.

Mr. Palisi – Questioned if the parking should be based on 150 parishioners.

Audience Questions

June Monticello, 405 River Avenue – Questioned how many surveys were done of the church property? Questioned if the county was aware that they were planning a parking lot on the county road.

Bob Burdick – One survey was done for the site plan. Yes, the county is aware.

Meg Mesgleskie – How many cars will this take off the street for the Library? (BB- do not know)

John Monticello – You are putting a 6′ fence on the south end of the property?

Bob Burdick – Yes, to 25′ of River Avenue.(front yard)

Chris Pederson, 807 Orchard Avenue – Don’t you believe that if you build something big that more people will come to it? Is it possible that people will come to church and drop their children off and create more traffic?

Rev. Helm – Entire families come to worship, they don’t drop their kids off. They worship together.

Kim Barnes, 711 Grove Street – In back of the home there is a line of beautiful trees. Will they stay?

Bob Burdick – We pulled everything 20 feet off the property line so the trees won’t be harmed.

Chris Hanrahan, Curtis Avenue – Questioning drainage

Bob Burdick – We are putting in recharge pipes.

Meeting adjourned 11:03 pm

Attest: Mrs. Karen L. Mills, Clerk of the Board

Application #2006-20 – Suzanne Lefabvre, 18 Danby Place, Block 121; Lot 5.03; Applicant wishes to replace existing half story with a new wider and taller story. Due to garage/ basement area underneath, interpretation is single-family dwelling with three stories.