Borough of Point Pleasant Beach November 16, 2022, PB Regular Meeting minutes
The November 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. Bixby, Mr. Woolley, Chairman Ritchings, Mr. Cavagnaro, Mr. Calderone, Mr. Gant and Secretary Mills
Absent: Mayor Kanitra, Councilman Ramos and Vice chair Paesano
Also in attendance: Board attorney Robert Ulaky and William White, Board Engineer
Memorialize minutes –
Motion by Mr. Cavagnaro, second by Mr. Calderone to memorialize the minutes of September 21, 2022
In favor: Woolley, Bixby, Ritchings, Cavagnaro, Calderone and Mills
Opposed: None
Sign review
Donna Beth Fashion Shop
624 – 626 Arnold Avenue
Proposing 5 vinyl signs
Chairman Ritchings believes the vinyl signage is attractive but believes there should also be a compliant store front sign.
The board found the signage to be simple and attractive. The applicant has 6 months to secure a sign for above the store front that complies with the ordinance. Applicant may keep the vinyl signage.
Mr. Calderone – Inquired if she had looked at approved signage. (No) He commented that the ordinance is pretty specific.
Chairman Ritchings – Stated that prior applicants have found some reasonable signage. He believes that the tree will be removed and eventually replaced.
Ms. Mills – Would like to give the applicant 6 months to comply. Would like to allow the applicant to keep the vinyl signage.
Mr. Gant – Cautioned the applicant to get a compliant sign.
Motion by Ms. Mills, second by Mr. Cavagnaro to approve the vinyl signage and give the applicant 6 months to comply with compliant signage above the store front.
In favor: Woolley, Bixby, Cavagnaro, Calderone, Gant, Mills and Ritchings
Opposed: None
Signage approved
Agenda
2022-425 – Pop’s Corner (Bruce Fischer & Brian Neiman) – 500 Arnold Avenue – Block 89; Lot 13 – Applicant seeks to construct a walk-in box and a roof cover to the rear of the property.
Applicant represented by John Jackson, Esq.
Exhibits entered
A-1 A Plan entitled “Variance map” prepared by FWH
Associates, P.A., consisting of 1 sheet and dated July 29, 2022.
A-2 An application to the Point Pleasant Beach Planning
Board dated September 13, 2022, including a plan entitled “proposed alteration for Pop’s Corner” prepared by FWH Associates, P.A., consisting of 2 sheets dated April 26, 2022.
A-3 Power Point packet of documents.
A-4 A photograph showing prior outdoor seating at the location.
A-5 A photo of façade sign
Brian Neiman, applicant, sworn stated that he is the owner/operator of the proposed restaurant, Pop’s Corner. Pop’s Corner will be a family-oriented breakfast and lunch, coffee shop and small market mixed use operation. The building is being renovated to provide for a walk-in freezer in place of an old shed. The freezer is being relocated from the kitchen area to provide more room inside the restaurant. He testified that there will be approximately 80 seats for the business, less than the previously provided 133 seats for the prior restaurant business. He testified that there in no event would there be more than the prior seating and there will be less parking demand then the prior use.
Verity Frizzell, Licensed Architect with FWH Associates, P.A., sworn, stated that the front of the building was reconstructed due to its dilapidated condition as well as other improvements to the structure of the building, and renovations including new doors and windows. The proposed walk-in freezer will be in place of the old shed, next to the trash enclosure as shown on the plans. Seating is less than the prior business. The proposed market area replaces some of the restaurant seating area. The many renovations and upgrades to the interior as well as the exterior greatly enhance the aesthetics of the property.
Christopher Rosati, PE., with FWH Associates, sworn, stated that the requested variances satisfy the criteria for granting variances under the Municipal Land Use Law, there would be no negative impact and it would provide improved aesthetics, advancing the purposes of zoning, in compliance with the Master Plan objectives. He testified that he would comply with requirements of the Board Engineer’s letter.
Audience questions
John Bezzera, owner of the adjoining property who expressed concern about the parking on his property as only two parking spaces are set aside for Pop’s Corner. He was also concerned about any possible damage that may have been caused to his building during the renovations of Pop’s Corner. In response, the Applicant testified that he would work with Mr. Bezzara to try and resolve the parking situation and Applicant’s Architect, stated that she would look into the concern regarding any possible damage to Mr. Bezzera’s building.
The Board concluded that the development of the site with a permitted use will be an improvement to the site and the GC Zoning District and the Borough of Point Pleasant Beach and that the proposal and improved aesthetics of the site will be a benefit to the public.
The Board finds that this proposal will not impinge on the light, air or privacy of the surrounding property owners. The Board finds that there will not be any negative impacts upon surrounding property owners or upon the Master Plan and Zoning Ordinances.
Conditions
- The Applicant is required to post all necessary site performance bonds, inspection fees and all professional review fees in accordance with the Ordinance.
- 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 November 11, 2022.
Deliberations
Cavagnaro – Believes it will be a nice, attractive addition to the town. Inquired about the signage.
Gant – Agree, hope it looks as good as the photo.
Mills – Believes it will be a great improvement to the corner.
Motion by Mr. Cavagnaro, second by Mr. Gant to approve application2 022-425 – Pop’s Corner (Bruce Fischer & Brian Neiman) – 500 Arnold Avenue – Block 89; Lot 13 – with conditions.
In favor: Woolley, Bixby, Ritchings, Cavagnaro, Calderone and Mills
Opposed: None
Motion to adjourn
Adjourned at 8:45pm
