Borough of Point Pleasant Beach September 5, 2019
The September 5, 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, Mr. McGee and Chairman Struncius
Absent – Spader, LePore, DePolo and Crasper
Minutes
Motion by Vice -chair Reynolds, second by Mr. Schneider to memorialize the August 15, 2019 minutes
In favor: Kelly, Dixon, Reynolds, Schneider, Davis, McGee and Struncius
Opposed: None
Resolutions
Motion by Mr. Schneider, second by vice-chair Reynolds to memorialize the action and vote approving application 2019-26 of AAB Properties – 159 Baltimore – with conditions
In favor: Reynolds, Dixon, Schneider, McGee and Struncius
Opposed: None
Motion by vice-chair Reynolds, second by Mr. Schneider to memorialize the action and vote approving application 2019-29 of John/Althea Smyth – 313 Yale Avenue – with conditions
In favor: Kelly, Reynolds, Dixon, Schneider, McGee and Struncius
Opposed: None
Motion by Mr. Schneider, second by Mr. Kelly to memorialize the action and vote approving application 2019-32 – 1617 Beacon Lane LLC – 1617 Beacon Lane – with conditions
In favor: Kelly, Reynolds, Dixon, Schneider, McGee and Struncius
Opposed: None
Application 2018-27 – White Sands – 1201 – 1205 Ocean Avenue – Block 27 – Lots 1, 4 & 5 – Applicant wishes to demolish two existing single-family dwellings on Lots 4 and 5 on Washington Avenue located in the SF5 zone and construct a three-story structure. The first floor will contain 28 additional parking spaces, the 2nd and 3rd floors will contain 19 new guest units. The applicant is also requesting to convert 4 rooms from the existing building to staff support facilities and exercise rooms on two levels. The net gain of guest rooms proposed is 34 in total.
Robert Shea, attorney for applicant, reviewed application. Stated he has three witnesses to testify this evening. Stated the applicant wishes to add 25, rooms, 28 parking spaces added. (total rooms will be79) It will be approximately 15 hotel rooms and approximately 10 suites. Site sits in a unique zone (RR3 zone) and some parking sits in SF5 zone. There is a variety of technical variances requested – D1, D3, D6 and bulk variances. Robert Shea assured the board that the rooms being provided are hotel rooms – no where in the future does the applicant want to convert them into condos. Ray Savacool was concerned because the units have kitchens. Robert Shea stated that the stoves will be removed and replaced with microwave ovens. Robert Shea commented that the ordinances requires tenants to reregister every two weeks.
Millis J. Looney, PE, sworn, credentials accepted, reviewed application and requested variances. Building coverage 34.88% existing requesting 46.7%; Impervious coverage 92.4%. Increasing parking to 95 spaces. Access to property is off of Washington and Philadelphia Avenue. A wall will be placed west of the property next to residential home. Millis Looney reviewed board Engineers report. Total parking required is 119 spaces. Two waivers being requested – driveway entrance – requesting 24-foot curb cut where 16 feet is allowed; parking in front yard waiver on Philadelphia Avenue. Mr. Kelly referenced the two residential homes that have been there since the mid-sixties which are habitable that the applicant plans on removing. Robert Shea stated the plan is to remove those two houses and square off the property and provide seasonal housing for the visitors to Point Pleasant Beach.
Audience questions
Mehryar Shafai, 113 Philadelphia Avenue – inquired about the use of two existing homes and if there is a traffic report. (No) Ray Savacool stated that due to the location he will not be requesting a traffic report.
Vice chair Reynolds inquired about handy-cap parking spaces.
Mr. Dixon questioned the parking for the new rooms and if it covers the ordinance requirement. (yes)
Ray Savacool reviewed conditional use requirements including parking for restaurant seating and believes it is deficient. Those calculations are based on one-bedroom hotel rooms. Some on the proposed units have more than one bedroom and lofts and is looking for Mr. Yezzi to clarify.
Frank Chiaia, applicant, sworn, stated that he has been here for a number of years and has a feel for the amenities that the public wants. He is looking to increase his off-season business and believes that if he makes the amenities nice enough that he might get families to come stay in the off season. Frank Chiaia stated that he only permits one parking space per unit which he believes will provide enough parking for his operation. Chairman Struncius inquired if the operation has efficiencies at this time. (Yes) They are located across the street. Mr. Davis stated that when more than one person brings a car they will be forced to park on the street. (Yes)
Audience questions
Mehryar Shafai, questioned if there is a sign saying that employees cannot park on the property. (Yes) Also questioned if employees park behind his daughters’ home. (Yes) Mehryar Shafai, inquired if there is a parking problem on his property now. (No) Frank Chiaia stated that a number of his employee’s ride their bike to work and that a number of guests take the train. Mehryar Shafai, inquired if his employees wear blue shirts (Yes) and park on the street. Frank Chiaia said some of his employees do park on the street.
Joseph Lipman, 112 Washington, has lived here 25 years, parking is always a problem. If we increase the hotel in size, he fears the problem will be worse. He sees the employees park by the lake all the time; is worried when there a function the problem will be intensified. Frank Chiaia stated he closes the ocean side facilities after October. Frank Chiaia stated he does use a valet for functions and then cars are parked on the street.
Glen Garlati, 203 Washington Avenue questioned how many employees are working in the day shift. (Not exactly sure but around 35)
Massimo Yezzi, Professional architect/Planner, sworn – Exhibit A 4 entered – aerial photo showing the entire site. Reviewed aerial photo. Exhibit A-6 – 14 units on second floor. Ray Savacool clarified that there will be no 4-burner stove. (No)Massimo Yezzi stated there are no windows on west elevation to keep people from seeing adjacent properties. Vice chair Reynolds clarified here will be no windows on both floors. (Yes)Massimo Yezzi stated the loft area is to have an area for children to hang out and play. Ray Savacool commented that a full bath with shower is provided in the loft area along with a closet. Chairman Struncius inquired about the enhanced room with the loft for the kids to run around in the off season – it doesn’t make sense to him since the kids are in school – It just seems a little contradictory. Mr. McGee inquired where the kids will sleep after they are done playing in the loft area. Massimo Yezzi stated on the lower level in a bedroom. Massimo Yezzi reviewed the plan of the units and balconies.
Ray Savacool stated that the height is calculated wrong and that the applicant also requires a height variance (D6). Almost 8 feet above allowed height.
Mr. Dixon commented that being there is an 8-foot problem with the height and you are short parking spaces – questioned how important the third floor is to the business. You would still have 14 units and gain 14 parking spots. This would eliminate the height problem and make the neighbors happy with the parking. Massimo Yezzi said only the owner can answer that. Robert Shea requested a break to speak with his client.
Reopened meeting
Roll call
Robert Shea stated that there were a lot of questions brought up by the board. They need to regroup and go over concerns and try to down grade some of the variances.
Chairman Struncius reviewed the boards concerns – height, encroachment – as we move into SF5 we have to be sensitive to the neighbor’s light and air. Maybe there is something so the building can be a little smaller. Robert Shea stated that part of the design process was to see the ocean. Robert Shea wants to work out the parking issues and what calculations to use so everyone is comfortable. This is a significant investment and it has to make sense.
Robert Shea waived the time for the application to be heard.
Motion by Mr. Davis, second by Mr. McGee to carry application 2018-27 – White Sands – 1201 – 1205 Ocean Avenue – Block 27 – Lots 1, 4 & 5 – to January 16, 2020 without notice.
In favor: Kelly, Dixon, Reynolds, Schneider, Davis, McGee and Struncius
Opposed: None
Meeting adjourned at 10:55pm
Attest: Karen L. Mills
Clerk of the Board.
