Borough of Point Pleasant Beach October 3, 2019
The October 3, 2019 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. Kelly, Vice Chair Reynolds, Mr. Dixon, Mr. Schneider, Mr. Davis, Ms. Crasper, Mr. McGee and Chairman Struncius
Absent – Spader, LePore and DePolo
Minutes
Motion by Vice -chair Reynolds, second by Mr. Schneider to memorialize the September 5, 2019 minutes
In favor: Kelly, Reynolds, Schneider, Davis, McGee and Struncius
Opposed: None
Resolutions
Motion by Mr. Schneider, second by Mr. Kelly to memorialize the action and vote approving application # 2019-25 of Charles Morse – 7 Pilgrim Pathway with conditions
In favor: Kelly, Schneider, Reynolds, Davis, McGee and Struncius
Opposed: None
Motion by Mr. Schneider, second by Mr. McGee to memorialize the action and vote approving application # 2019-33 of Anthony Morriello – 305 Lincoln –
In favor: Schneider, Reynolds, Davis and Struncius
Opposed: None
Application #2019-30 – 641 Arnold Avenue LLC c/o Joe Carannante – 641 Arnold Avenue – Block 202; Lot 3 – Applicant wishes to demolish existing commercial building and construct a new building with three (3) retail spaces on the first floor and four (or five apartments) on the second floor.
(Carried without notice from July 11,2019)
Mr. Schneider has listened to the audio from July 11, 2019 and has signed a certification.
John Jackson said the plan has been modified in accordance with prior board and neighbor concerns. New Power Point presentation has been marked Exhibit A-6. John Jackson reviewed modifications – one of the requested variances is a “D” variance to have a real estate office. John Jackson stated that the dumpster has also been moved to a more favorable location with enclosure – no more reason for cans. Bollards have also been added for safety. There is still a zero-lot line structure proposed. The elevations have been updated to reflect the keeping of the “Gotlieb Building” look. The building is tired and in disrepair – one of the purposes of zoning will be replacing an old tired building with a new safe code compliant building.
Robert Burdick, Professional Engineer sworn, credentials accepted, reviewed revised site plan. There will be a six-foot vinyl fence erected along the north property line with arborvitae for a buffer from the parking lot. The refiguration of parking reduced parking by two spaces. There will be 8 parking spaces on site and 68 parking spaces available in public parking lot. Garbage truck will pull into parking lot to pick up garbage. Chairman Struncius inquired if parking spaces were designated for tenants. (Yes) Five parking spaces will be designated spaces for tenants and two spaces designated for retail. Low level lighting is provided in parking lot. Robert Burdick explained the recharge system. Parking stalls are 18 feet long; 22-foot drive isle where 24 feet is required. Chairman Struncius inquired if there is room in the buffer zone for the arborvitae to grow? John Jackson stated the proposed arborvitae will grow tall and slim. Joe Carannante, applicant, sworn, stated he has the same arborvitae and they grow skinny and they can be trimmed. Mr. Reynolds inquired if the building was not lengthened would it increase the number of parking spots (Yes by 3)
Evan Zimmerman, attorney for objector Scot Dolan, questioned if variance is needed for parking spots and parking requirements. (Yes) Questioned if building will be demolished. (Yes) Questioned where the offsite parking spaces is located. (Borden’s parking lot) Inquired how many other commercial uses utilize Borden’s parking lot. Robert Burdick stated that the local retail establishments utilize the lot; does not believe that the lot will be overburdened.
Audience questions
Gregory Cox, owner of neighboring property – questioned size of bollards. (6 inches) Ensured that it will be entirely on applicants’ property. (Yes)
John Butow, Grove Avenue – Questioned how many cars presently park in lot. Robert Burdick stated that the lot is not presently lined but probably about 13 cars.
Joseph Primiano, Professional architect, sworn, credentials accepted, reviewed revised proposal. Entrance to apartments is from the rear. Mr. Kelly questioned why there is not an entrance in the front? Mr. Davis questioned egress window for center apartment.
Evan Zimmerman questioned Mr. Burdick if the new building will be attached to his client’s property. (Minimally) Inquired if Joseph Primiano knew the codes were just changed last week. Inquired if the international code allowed window on a zero-lot line. Joseph Primiano stated they can be removed if not allowed. Questioned how a/c units will be vented. (Through the roof)
Audience questions
Joe Rogers, Grove Street, questioned if the original renditions were off the table. (Yes)
Gregory Cox questioned where the condensers ore located? Joe Carannante replied they have mini packs for each unit; there are no condensers. Questioned materials to be utilized. (Brick veneer on exposed area) Joe Carannante stated they will be mimicking the building that is there now. Gregory Cox stated he believes that the code reads that 5 apartments would require 2 means of egress; he questioned if that would change the front elevations. (Yes)
Mary Pearce – questioned the difference in designs.
Chesla Wexsler – questioned the gable roof line and colors.
Carolyn Villani, 804 Forman – questioned number of units, retail traffic, adequate parking and a/c noise.
James Malone – President of historical society questioned if they could keep the Gotlieb monument on the building. No, but the historical society can have it.
John Amelchenko, 421 River Avenue inquired if there are side elevations. (No)His building will be looking at the side elevation and would like to know what they will be looking at.
John Nastasi, Professional Architect, credentials accepted, also teaches at Harvard and Stevens Technology. John Nastasi stated that he did a code review of the recent submission and the are clearly things that do not meet code. Has worked on a lot of urban buildings that work on a zero-property line. The international building code states that you are not putting in any windows for life safety issues with zero property line; no ventilation and no louvers with two hour rated materials. You have 5 units on the second floor so you are required to have two means of egress – One has to go out the front and one has to go out the back. The whole configuration has to be changed. This building has to be started over again; I couldn’t present this to a board. This will end up being a different project; I doubt that it will be 5 units. This building has to be redesigned and reanalyzed. This developer will need the neighbor’s permission to build on a zero-lot line. In other towns when you have a building with historical significance you redevelop.
John Jackson inquired if John Nastasi has inspected the building. (No – read report and believes the building should be renovated). John Nastasi stated that you have to comply with the code; you cannot just pick and choose which codes to adhere to. John Nastasi stated there has to be two legal means of egress and no lot line windows. Stairs have to be 1/3 of diagonal of building apart when the building is sprinklered.
No Audience questions
John Jackson waived the time for the application to be heard.
Motion by Mr. Schneider, second by Mr. Davis to add the Special meeting date of December 12, 2019 to the Board of Adjustment calendar to hear this application.
In favor: Kelly, Dixon, Reynolds, Schneider, Davis, Crasper and Struncius
Opposed: None
Motion by Mr. Dixon, second by Mr. Schneider to carry Application #2019-30 – 641 Arnold Avenue LLC c/o Joe Carannante – 641 Arnold Avenue – Block 202; Lot 3 to December 12, 2019 without notice.
In favor: Kelly, Dixon, Reynolds, Schneider, Davis, Crasper and Struncius
Opposed: None
Meeting adjourned at 10:15pm
Attest: Karen L. Mills, LUA
Clerk of the Board.
