Borough of Point Pleasant Beach February 16, 2022, PB Regular Meeting minutes
The February 16, 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: Mr. Ritchings, Mr. Bixby, Councilman Ramos, Mr. Paesano, Mr. Calderone, Mr. Cavagnaro, Mr. Gant and Ms. Mills
Absent: Mr. Wooley
Motion by Mr. Cavagnaro, second by Mr. Calderone Motion to Memorialize minutes of January 19, 2022
In favor: Bixby, Calderone, Paesano, Ramos, Cavagnaro, Gant, Mills and Ritchings
opposed: none
Sign review
Sunshine Daydream – 601 Arnold Avenue
Erin reviewed her sign request. They believe this vinyl signage helps people locate their business.
Motion by Mr. Bixby, second by Vice chair Paesano to approve the sign for sunshine daydream
In favor: Bixby, Calderone, Kanitra, Paesano, Ramos, Cavagnaro, Gant, Mills and Ritchings
opposed: none
Bam Bam Burger – 622 Bay Avenue
Darryl Monticello, applicant, reviewed his sign.
The board found the sign to be attractive and fitting with the view for down town.
Motion by Mr. Bixby, second by Vice chair Paesano, to approve the sign for sunshine daydream
In favor: Bixby, Calderone, Kanitra, Paesano, Ramos, Cavagnaro, Gant, Mills and Ritchings
opposed: none
Motion by vice chair Paesano, second by Mr. Calderone to approve the Bam Bam burger sign.
In favor: Bixby, Calderone, Kanitra, Paesano, Ramos, Cavagnaro, Gant, Mills and Ritchings
opposed: none
Sinners Steak House – 20 Inlet – Kris Hagan, applicant, reviewed his sign application. He is keeping the existing sign and just changing the lettering.
The board found the sign to be attracting and keeping with the vision for Point Pleasant Beach and the ordinance.
Motion by vice chair Paesano, second by Mr. Calderone to approve the Sinners Steak House sign.
In favor: Bixby, Calderone, Kanitra, Paesano, Ramos, Cavagnaro, Gant, Mills and Ritchings
opposed: none
Review and Recommend
BOROUGH OF POINT PLEASANT BEACHORDINANCE 2022 – 02
AN ORDINANCE OF THE BOROUGH OF POINT PLEASANT BEACH, COUNTY OF OCEAN, STATE OF NEW JERSEY, AMENDING CHAPTER XIX, ENTITLED “DEVELOPMENT,” SECTION 8, ENTITLED “ZONING DISTRICTS AND ZONING MAPS,” SUBSECTION 4, ENTITLED “PROVISIONS APPLICABLE FOR ALL ZONING DISTRICTS”
Motion by
Application 2022-416 – Expediting Garm, LLC – 415 – 417 Broadway – Block – 174; Lots 8 & 9 – MC Zone – Applicant requests variance for accessory side setback; 25 feet is required whereas 11.6 feet is proposed to storage shed and also a variance to permit outdoor seating.
Vice chair Paesano has recused himself from the Expediting Garm, LLC application.
John Jackson, attorney for applicant, reviewed application
John Jackson stated the Spike’s is an institution of Point Pleasant Beach and the owner would like to upgrade the property by removing the old coolers (2) and relocate one and clean up the walled in concrete area. The applicant would like to install a large shed in the rear of the property closer to the party boats for storage. The is a variety of uses on the property.
Exhibits entered
A – 1- Application
A – 2 – Minor site-plan
A – 3 – Power Point
A – 4 – Package of Photos
The following variances are being sought:
1. To permit a combined lot area of 22,385 square ft whereas a minimum lot area of 25,000 square ft appears to be required. Based on the applicant’s representation and as a condition of approval, the lots will be consolidated.
2. To permit a lot width of 45.5 ft on lot 8 whereas a minimum lot width of 100 ft is required. Based on the applicant’s representation and as a condition of approval, the lots will be consolidated, thereby eliminating this relief.
3. To permit a lot frontage of 50 ft on lot 8 whereas a minimum lot frontage of 100 ft is required. Based on the applicant’s representation and as a condition of approval, the lots will be consolidated, thereby eliminating this relief.
4. To permit a front yard setback of 4.8 ft on lot 9 whereas a minimum front yard setback of 25 ft is required.
5. To permit a side yard setback of 3.8 ft on lot 9 whereas a minimum side yard setback of 10 ft is required.
6. To permit an accessory building side yard setback of 12.6 ft on lot 9 whereas a minimum accessory building side yard setback of 25 ft is required.
7. To permit a combined building coverage of 10% whereas a maximum building coverage of 40% is permitted. Based on the applicant’s representation and as a condition of approval, the lots will be consolidated, thereby eliminating this relief.
8. To permit a combined lot coverage of 100% whereas a maximum lot coverage of 70% is permitted.
9. To permit a front yard setback of 11.6 ft on lot 8 whereas a minimum front yard setback of 25 ft is required.
10. To permit an accessory building side yard setback of 0.0 ft on lot 8 whereas a minimum accessory building side yard setback of 25 ft is required.
From Section 19-11.1a.1.(a) of the Ordinance which prohibits a shed to exceed 120 square ft in area whereas the applicant proposes a shed that will be 320 square ft in area.
From Section 19-11.1a.1.(b) of the Ordinance which prohibits a shed to exceed 10 ft in height whereas the applicant proposes a shed that will be 10.5 ft in height.
Steven Weinstein, sole owner of LLC, stated that Spikes has been in existence for 96 years (1926). Name comes from Stacey Stengel’s brother “Spike”. The applicant is looking to have seating outside to relieve the tight space inside. Not looking to increase and over tax the help. 4 spaces proposed along East wall of the restaurant including one ADA compliant one. There will be a trash enclosure in place of the two freezers. The existing concrete wall along the easterly property line will be repurposed to serve as perimeter foundation wall for a new 8 foot by 40-foot storage shed with two new head on parking spaces. Steven Weinstein stated the driveway on the west side is half owned by the county. Hours of operation are approximately 8:30am till 11pm. All deliveries shall be made during normal business hours. The outdoor seating area is located at the side of the restaurant and it will be properly delineated by a portable partition with renderings to be submitted to the Planning Board for its review and approval.
The outdoor seating will consist of six tables to match the tables that are currently inside the restaurant. Four of the tables from inside will be moved to the outside seating area with two additional tables, resulting in a net increase of two tables for maximum of eight seats. The existing driveway is not in use, owned half by Ocean County, but it is to remain available. The photo sensitive lights will remain for safety, security purposes. The proposed storage shed will replace some of the existing freezers that are used for storage and it will have no electricity, with lighting provided by solar or battery powered lights. The existing second floor addition to the rear of the restaurant building is and shall remain used for storage only. The existing bicycle parking rack will be adequately repaired or a new bicycle parking rack will be provided for use by workers, visitors and patrons.
Brian Murphy, professional Engineer, sworn, credentials accepted. He testified that the shed variances are required as the shed replaces existing storage freezers which are unsightly and the installation of the proposed shed is more esthetically pleasing and it will have material consistent with the existing restaurant. To satisfy the Board Engineer’s concerns, the applicant agrees to a lot consolidation, consolidating lots 8 & 9 and the vacated right of way into one new lot. He testified that the Site Plan will be revised and updated to include the notes and address the comments contained in the Colliers Engineering & Design review letter dated February 15, 2022, as required and as approved by the Planning Board Engineer. He further testified that there will be sufficient parking on site to meet the demands of the restaurant, including the proposed outside outdoor seating.
John Mele had Steven Weinstein clarified that the applicant is putting 6 tables outside and removing the 6 tables from inside. John Mele reviewed his letter.
No audience questions/comments
Conditions
- Applicant shall consolidate lots 8 & 9 by deed of consolidation, subject to the review and approval of the Board Attorney and Board Engineer.
- Applicant will submit an updated Site Plan to include the information requested by the Planning Board Engineer.
- Applicant agreed to paint and decorate the shed with nautical themes and he will meet with the Borough’s Arts Committee to give it the opportunity to paint the shed; the foundation of the shed shall also be painted.
- The applicant will provide a portable partition with proposed rope chain and wood planter boxes to delineate the outdoor seating area from the front of the restaurant to the back of the restaurant; renderings will be submitted to the Board for its review and approval.
5 The outdoor seating tables will be consistent with the indoor seating tables.
- The broken portions of the sidewalk shall be repaired to meet the approval of the Planning Board Engineer.
- String lighting will be provided under the awning at the outdoor seating area.
- The trash enclosure will match the construction materials of the restaurant.
- The applicant will repaint the markings on the parking lot.
- The applicant will clean up the debris in the area by the neighbor’s fence.
- The applicant will comply with the outdoor seating Ordinance, Ordinance 2021-30.
- The applicant will provide two additional parking spaces based on the two additional outdoor tables capable of seating four people each.
Deliberations
Bixby – Thinks the applicant has made a good application; the changes they are making are positive. The parking and shed issued have been addressed. I am looking favorably on this application.
Calderone – Board Engineer did a wonderful job bringing out all the issues and is comfortable they have been addressed. I think this will be a real improvement to the site.
Mayor Kanitra – Believes this is a net gain for the town. Wants the stain above the sign to be removed.
Councilman Ramos – Believes this is a favorable application; willing to work with the town.
Cavagnaro – Likes where the outdoor seating is; overall a great business
Gant – Agrees with everyone; cleaning up the property and making aesthetic improvements.
Mills – In favor of the application. Applicant is cleaning up the property and making aesthetic improvements and removing pre-existing non-conforming structures.
Ritchings – Great to hear all the positive comments.
The applicant would like to in conjunction with the arts committee put a mural on the shed.
Motion by Mr. Gant, second by Mr. Bixby to approve Application 2022-416 – Expediting Garm, LLC – 415 – 417 Broadway –
In favor: Bixby, Calderone, Kanitra, Paesano, Ramos, Cavagnaro, Gant, Mills and Ritchings
opposed: none
The Board addressed the letter about the offshore wind power in the ocean. Chairman Ritchings stated we have an opportunity to reply to the letter. Mayor Kanitra stated that Kristin O’Rourke has been attending meetings in reference to this issue. The Mayor is inquiring why they need survey borings 3-miles off the coast. The mayor has heard that the cable was to come through Sea Girt. He wants to make sure it will not come through Point Pleasant Beach and affect our fishing industry. Any wind project needs to be 30 miles off shore and not affect our tourism and shell fish industry. Save Barnegat Bay and the shell fish industry are very concerned; they only last 20 years and the blades are not recyclable. It is a catch 22 – You damage the environment while saying you are environmentally friendly.
Will have a letter crafted and sent.
Meeting adjourned at 9:45pm
Attest: Karen L. Mills, Class II Member
Clerk/Secretary of the Board
