Borough of Point Pleasant Beach August 17, 2022, PB Regular Meeting minutes
The August 17, 2022 meeting of the Point Pleasant Beach Planning Board opened at 7:00 pm. The Clerk read the notice of compliance with the “Open Public Meetings Act. Present were Board members: Mayor Kanitra, Councilman Ramos, Mr. Bixby, Vice chair Paesano, Mr. Woolley, Chairman Ritchings, Mr. Cavagnaro, Mr. Calderone, Mr. Gant and Secretary Mills
Also in attendance: Board attorney Robert Ulaky and Board Engineer, John Mele
Memorialize minutes –
Motion by Mr. Cavagnaro, second by Mr. Calderone to memorialize the minutes of July 20, 2022 –
In favor: Calderone, Kanitra, Ramos, Gant, Cavagnaro and Mills
Opposed: None
Memorialize Resolution
Motion by Mr. Cavagnaro, second by Mr. Gant to memorialize the action and vote approving application 2022-419 – Broadway Court Motel – 304 Broadway – Block 160; Lot 6 – Applicant wishes to subdivide into Four (4) lots for future sale for construction of single-family homes.
In favor: Cavagnaro, Kanitra, Ramos, Calderone, Gant, Mills and Ritchings
Opposed: None
Agenda
2022-422 – Don Don Inc. d/b/a Stewarts Root Beer – c/o Don Alonzo – 63 – 69 Broadway. Block 164; lot 11 – Applicant wishes to utilize commercial parking for public parking during the season and boat storage in the off season in addition to supporting his business.
Jillian McLeer, attorney for applicant, reviewed the application.
Exhibits entered
A-1 A print of a Plan of Survey consisting of one sheet prepared by Charles O’ Malley, P.L.S., dated May 16, 2001, which is marked-up to show a layout for boat storage proposed in the off-season, when the restaurant is not open for business.
A-2 An application to the Point Pleasant Beach Planning Board along with a letter from Applicant’s attorney, Alexandra K. Ehrhardt, Esquire.
A-3 Power Point packet of documents.
Don Alonzo, applicant sworn, stated that he is the owner/operator of Stewarts Root Beer. In order to make the property more economically feasible, he is requesting approval to permit daily paid public parking during the summer season and the storage of boats on trailers in the off season. The minimum separation provided between each of the boats will be 2 ft. The minimum drive aisle width that will be maintained at all times for safe circulation will be 25ft. The maximum number of boats proposed to be parked on site is 24.
The boats and associated trailers will be orientated in-line with the existing parking spaces (perpendicular, not parallel parked). Should the occasion arise that a particularly large (long) boat(s) is in the lot, said boat(s) may be stored along the rear property line. In this instance, the applicant will space other boats accordingly so as to provide the 25’ drive aisle at all times. If the owner/applicant wishes to have the boats and trailers parked on an angle, he or his third-party designee shall work with the Borough engineer and obtain his approval of such, prior to implementation. There are no plans to restripe or repave the parking lot.
Customers will be directed to parking by a temporary sign; a sandwich board, for public paid parking. There will also be an identification sign on site that will be advertise boat storage availability for the off season. Boats will be winterized and on a trailer before being parked in the parking lot. No repairs or maintenance of boats will be permitted.
Don Alonzo agreed to either provide a copy of the key to the lock or the combination to the lock for the chain across the driveway, to allow boat owners to gain access to their boats for repairs or maintenance off-site.
Don Alonzo will arrange for a third party to be designated to assist with the operation of boat parking in the off season. No additional site or security lighting or cameras or video surveillance is proposed.
He testified that Stewarts Root Beer restaurant closes at 11 p.m. and the public parked cars will have to leave by 11 p.m. and the chain across the driveway will be put up to prevent overnight parking. He agreed that there will be a priority to park boats toward the rear of the parking lot rather than in the first stalls along Broadway.
The board was concerned with boats being parked in the rear of the building. (They will be removed from the plan).
John Mele reviewed his Engineering letter. He stated that a boat will not fit in each stall, but as long as the boats maintain a two-foot separation and 25-foot-wide drive isle he has no problem with the application. He clarified that no maintenance of boats will be allowed on the property.
Motion by Mayor Kanitra, second by Mr. Cavagnaro to approve2022-422 – Don Don Inc. d/b/a Stewarts Root Beer – c/o Don Alonzo – 63 – 69 Broadway. Block 164; lot 11 – with conditions
In favor: Woolley, Bixby, Paesano, Kanitra, Calderone, Ramos, Cavagnaro, Gant, Mills and Ritchings
Opposed: None
Application approved with conditions
2022-423 – 53 Broadway PPB LLC c/o Tim Caughey – 53 Broadway – Applicant requesting site plan approval to build a structure which will contain Marine commercial use on the bottom level and residential unit on second story.
John Jackson, attorney for applicant reviewed application and variances.
Exhibits entered
A-1 An application for Preliminary and Final Site Plan
A-2 A set of Preliminary and Final Site Plans prepared by Ray Carpenter, P.E., dated July 19, 2022, a set of architectural drawings prepared by John Inglese, R.A., dated July 15, 2022 and a set of dimensional colored renderings.
A-3 Power Point packet of documents
Joaquin Bouzas, Professional architect, sworn, stated that he is a licensed architect in the State of New Jersey with the firm Inglese Architecture and Engineering. Credentials accepted. He reviewed his plan and explained that the first floor will be for Marine Commercial use or other permitted office use and the second floor will be a 4-bedroom apartment with a wraparound balcony. A roof top deck will be constructed with a dining area, optional grill and optional swim spa.
Signage will comply with the Borough Sign Ordinance. He believes that the development of the site will be an esthetic upgrade and it will be consistent with the surrounding area.
Tim Caughey, applicant and owner, sworn stated that he designed the second-floor apartment and roof top deck for his intended personal use. He testified that he will coordinate and work with the cultural arts committee and or Borough as necessary to have an artistic display, e.g. sign, sculpture, planter box, etc., on the corner of the property, if requested.
Ray Carpenter, PE,PP., sworn, credentials accepted stated that he has reviewed/adopted the Site Plan submitted on behalf of the Applicant. His professional opinion is that the proposed application meets the criteria for variances as required under the Municipal Land Use Law. He testified that the application advances the purposes of zoning set forth in N.J.S.A. 40:55D-1 by developing the property with a permitted use with esthetically appealing improvements to the property, approximately sized for the site, thereby providing for adequate light, air and open space. Ry Carpenter testified that the Site Plan will be revised and updated to include the notes and address the comments contained in the Collier’s Engineering and Design review letter dated August 16, 2022, including providing a minimum of 5 ft of separation from the building facade for the reverse turning movement of the vehicles exiting the ADA compliant parking space.
He testified that the variances are required as the improvements are more esthetically pleasing than the prior condition of the site and the application meets the goals of the Borough’s Master Plan. He further testified that the setback variances and lot coverage variance are required due to the irregularly shaped corner lot; the Applicant will provide concrete curb stops to delineate the two parking spaces located on the east side of the building to justify granting the variance from providing curbing for off-street parking and the drainage recharge system meets the criteria of the ordinance.
Vice chair Paesano questioned whether the building setback is measured to the balcony extending off the building facade or to the building facade. He testified that the setback is measured to the building facade. However, based on the ordinance definition for Building Line, the setback is measured to the cantilevered or projected section of the building, so the setback is in fact measured to the balcony. Therefore, a setback variance is required to permit a 19 ft setback between the balcony and Channel Drive whereas a 25 ft is required.
Deliberations
Mr. Bixby – Commented that it is a nice improvement and addition to this part of town.
Vice-chair Paesano – The applicant has answered all my questions and I think it looks good and will be a nice improvement to the area.
Mayor Kanitra – Anxious for a long time to see something done with this challenging piece of property. We are actually in the process of improving Channel Drive and this will be a nice addition.
Mr. Woolley – In the early days it was open land and a small building.
Councilman Ramos – Creative planning and architecture
Mr. Cavagnaro – Very attractive building and I am so happy to hear that you will be living thee and not renting.
Mr. Calderone – Very nice building and addition
Mr. Gant – I agree with the board; nice addition
Ms. Mills – Very attractive structure that is taking advantage of the views.
Chairman Ritchings – Also happy to see something being done with the property. Nice addition
Conditions
- The Applicant shall be bound by all exhibits introduced, all representations made and all testimony given before the Board at its meeting of August 17, 2022.
- The Applicant shall be responsible for obtaining any other approvals or permits from other governmental agencies, as may be required by law, including but not limited to the Municipality’s and State’s affordable housing regulations; and the Applicant shall comply with any requirements or conditions of such approvals or permits.
- The Applicant must comply with the Development Fee Ordinance of the Borough of Point Pleasant Beach, if applicable, which Ordinance is intended to generate revenue to facilitate the provision of affordable housing.
- The Applicant is required to provide for any and all of the regulatory approvals required by law including, but not limited to the Ocean County Planning Board.
- The Applicant is required to post all necessary site performance bonds, inspection fees and all professional review fees in accordance with the Ordinance.
- The Applicant will submit an updated Site Plan to include the information requested by the Planning Board Engineer.
- The Applicant will comply with all terms and conditions of the review letter of Colliers Engineering and Design dated August 16, 2022, as discussed at the August 17, 2022 public hearing.
- The Applicant will shift the two stacked parking stalls located north of the building, to be further away from the westerly property line, as required.
Motion by Ms. Mills, second by Vice-chair Paesano to approve application 2022-423 – 53 Broadway PPB LLC c/o Tim Caughey – 53 Broadway – Applicant requesting site plan approval to build a structure which will contain Marine commercial use on the bottom level and residential unit on second story.
In favor: Woolley, Bixby, Paesano, Kanitra, Calderone, Ramos, Cavagnaro, Gant, Mills and Ritchings
Opposed: None
Approved with conditions
Meeting adjourned at 9:15pm
Attest: Karen L. Mills, Clerk/LUA
