Borough of Point Pleasant Beach MINUTES
The October 5, 2006 Special Meeting of the Board of Adjustment opened at 7:45pm. The clerk read the notice of compliance with the "Open Public Meetings Act". Present were Regular Board members: Simon, Struncius, Wolfersberger, Moberg, and Tooker. Alternates: Leonard and Reilly
Motion by Mr. Leonard, second by Mr. Struncius to approve the minutes of September 21, 2006 meeting
Vote: Simon, Struncius, Wolfersberger, Moberg, and Tooker. Alternates: Leonard and Reilly…………………………………………………………………………….Yea
Letter – Hrapsky #2004-32 Resolution Clarification – Board wants Mrs. Hrapsky to appear before the Board to express her concerns about the percentages.
Application#2005-40 – John Christoudias, Block 167, Lot 16, Block 167 Lot 8; Applicant wishes to demolish existing motel and construct 14 new town houses. Scott Thomson, attorney for applicant. Ronald Sebring, Professional Architect/Planner. Licensed in NJ for 29 years. Has appeared previously before boards in Belmar and Wall. Credentials accepted. Master Plan Review entered as A-3. Building will be classical in design with a masonry finish. There will be 4 buildings with garage entry in rear of building. Buildings will contain 3-stories. Cars will enter on Chicago and exit on Broadway. 7,750 square feet will be covered in asphalt. Parking meets RSIS requirements. John Christoudias, Engineer/Applicant. Licensed in New York and New Jersey. Credentials accepted. Motel has 35 rooms and in the winter has a much different clientele. Income has dropped a considerable amount. Average stay of guest used to be a week, now it is a weekend. Site plan show that all parking will be done inside. A/C units will be placed outside of the garages. Christopher Heinie, Licensed Realtor, stated that the units would be marketed as second homes. Prices will range from $400-$500 thousand. Eliminate transient use and will have pride of ownership. Mr. Moberg asked Mr. Heine if he knew that that there are 6 units that have been on the market for a while and they have not sold. Mr. Heine commented that he thought those units were way over priced. He said that these units would appeal to a different buyer. Mr. Wolfersberger asked how this would benefit the community. We are a resort community that depends on the summer tourist. John Szfranski, Yale Avenue questioned the price of the condominiums on Ocean Avenue. Colorized map entered as A-4. Ron Sebring stated that town homes provide a transitional buffer. Mr. Struncius stated he would like to hear more on the positive criteria. Buildings are 3-stories with split entry. Bldg. Coverage – 30% where 60 % is allowed Impervious – 72%. They stated that they comply with the requirements of the MC2 zone. The applicant was reminded that he is not in the MC2 zone. Mr. Reilly inquired if these would be rental units in the summer. John Christoudias replied that he believed they would be second homes. Mr. Christoudias said he wished more people would come to rent rooms, but he believes the motel/hotel tax effects where they go to stay. He said Seaside Heights is 3% lower. Mr. Wolfersberger replied that finances do not concern the board; it is the impact that the town homes would have on the neighborhood. Scott Thompson closed by saying that the proposed development is an improvement. Planner has testified and it does not have a negative impact. All things mitigate to the positive aspect of the proposal. This is a more appropriate use than a transient motel. John Szfranski, Yale Avenue. I have attended many Master Plan Review meetings and they want to encourage open space. I see this creating a high-density area.
Deliberations
Simon: There is an Ordinance that was just passed prohibiting this use. It is recent and pretty specific. I am not in favor.
Wolfersberger: I do not like to rezone by variance. Providing relief is one issue, rezoning is another. I am not in favor.
Moberg: I was going through the price range and for $400,000 I could buy a home. I think they would have an affect on the year round community; both school and public services. Positive I will agree that it is suitable for this area. The Motel is not doing as much business as others. The ordinance #2006-02 states that this is not allowed in this zone. I am not in favor of this application as it stands.
Leonard – You did a good job satisfying the negative criteria., but I did not see special reasons that promote the public good. I would not be in favor.
Motion by Mr., Leonard, second by Mr. Wolfersberger to deny application #2005-40.
Vote: Simon, Wolfersberger, Struncius, Moberg, Tooker, Leonard and Mr. Reilly……………………………………………………………………………Yea
Opposed: None
Application Denied
Meeting Adjourned 9:35pm
Karen L. Mills, Clerk of the Board
