07/09/2024 Planning Board Meeting

City of Cape May Planning Board Meeting Minutes Tuesday, July 9, 2024 Opening: The meeting of the City of Cape May Planning Board was called to order by Chairperson Bill Bezaire at 6:32 PM in the City Hall Auditorium. In compliance with the Open Public Meetings Act, adequate notice was provided. Roll Call: Mr. Bezaire, Chairperson Present Mr. Jones, Vice Chairperson Present Ms. McCorkel Present Mr. Crowley Present Mr. Gorgone Present Mr. Lundholm Present Mayor Mullock Absent Mrs. Reed Present Councilmember Yeager Present Mr. Padussis Alt # 1 Present Mr. Crippen Alt # 2 Present Also Present: Richard King, Esquire, Board Solicitor Craig Hurless, Board Engineer and Planner Karen Keenan, Board Secretary Resolution(s): Motion made by Mr. Gorgone to adopt Resolution number 07-09-2024: 1, Adis Inc., 1317 Beach Avenue & Ethra LLC, 1318 New Jersey Avenue, Block 1146, Lot(s) 6-24, seconded by Mr. Padussis and carried 8-0. Those in favor: Mr. Gorgone, Councilmember Yeager, Mrs. Reed, Mr. Crowley, Mr. Lundholm, Ms. McCorkel, Mr. Padussis, Mr. Jones. Those opposing: None. Those abstaining: Mr. Bezaire. Motion made by Mrs. Reed to adopt Resolution number 07-09-2024: 2, Cape May Creative Placemaking Plan for Sustainable Jersey, seconded by Mr. Lundholm and carried 9-0. Those in favor: Mr. Gorgone, Councilmember Yeager, Mrs. Reed, Mr. Crowley, Mr. Lundholm, Ms. McCorkel, Mr. Padussis, Mr. Jones, Mr. Bezaire. Those opposing: None. Those abstaining: None. Minutes: Motion made by Mr. Gorgone to approve the meeting minutes of June 11, 2024, seconded by Councilmember Yeager and carried 8-0. Those in favor: Mr. Gorgone, Councilmember Yeager, Mrs. Reed, Mr. Crowley, Mr. Lundholm, Ms. McCorkel, Mr. Padussis, Mr. Jones. Those opposing: None. Those abstaining: Mr. Bezaire. City of Cape May Planning Board Meeting Minutes, July 9, 2024 1 Application(s): 615 Lafayette Street LLC 615 Lafayette Street Block 1060 Lot(s) 5.01 Attorney Andrew Catanese of Monzo Catanese DeLollis, PC introduced the application for site plan approval, preliminary and final– waiver of checklist requirements and hardship and substantial benefit variance relief for buffer planting strip and parking stall size. Attorney Catanese described the site and the recently paved parking lot which had been gravel. He said the site plan approved in 2012 for the 134 seat Oyster Bay restaurant included a variance for 28 parking spaces. He said some of the current 35 parking stalls are not 9 by 18 feet, so they are seeking variances for parking space dimensions and the required buffer planting strip. Owner Gary Cardi and Architect and Engineer John Halbruner were sworn in along with Board Engineer Craig Hurless by Solicitor King. Architect Halbruner was accepted as an expert in architecture and engineering by Chairperson Bezaire. Architect Halbruner explained the property is a through lot with 126 feet of frontage on Lafayette Street and 32.24 feet of frontage on Broad Street. He described the circulation as one way in via Lafayette Street with one exit out via Broad Street. He said they seek legalization of the replacement of the gravel lot with a paved lot. He said the compliant drive aisle varies from 28 feet to 14 feet, and 35 parking spaces are proposed and present today, which is seven parking spaces over the 28 parking spaces approved in 2012. He said the purpose of the 2012 approved 2.75 feet buffer is to provide visual screening, and presently the six foot solid fence plus the existing trees are better than a five foot buffer consisting of bushes. Members were allotted time for questions. Member Reed found the configuration to be an improvement but would like signage for the undersized parking spaces to be for compact cars. Owner Cardi agreed to signage for compact cars and for drivers to pull up all the way to the parking bumpers. Engineer Hurless explained the difference between the 2012 parking plan and the proposed plan. He said the additional proposed spaces are the angled spaces on the plan. He suggested a ten foot drive aisle be painted on the lot and signage to say do not block the aisle. Owner Cardi agreed. Architect Halbruner testified the unique conditions/characteristics of the lot create a hardship. He said the project advances the purposes of zoning, and the benefits significantly outweigh any detriment. He said the project promotes health, safety and welfare and the free flow of traffic by improving the gravel lot and increasing the off-street parking. He testified the variances can be granted without substantially impairing the intent and purpose of the zoning ordinance or the zone plan. Members were allotted time for questions. Member Crowley asked about spaces for handicap use, and Architect Halbruner replied that two spaces satisfy the requirement. Member Crowley asked about an area where two additional spots could be placed, and Owner Cardi said he reserves those spaces for the general manager and himself. City of Cape May Planning Board Meeting Minutes, July 9, 2024 2 Member Padussis asked about the drive aisle. Engineer Hurless said the minimum code for a one- way drive aisle is ten feet wide, and the drive aisle should be striped to keep parked vehicles from the drive aisle. He said it is especially important near Broad Street, because it would be dangerous for drivers to attempt to leave the lot using Lafayette Street. Engineer Hurless then summarized his memorandum dated June 14, 2024 including his completeness review with the waivers he supported, and details required as conditions of approval. He said 28 parking spaces exist legally and they propose 35 spaces, one over the required 34 spaces and a benefit. A second variance proposed was added: §525-49A(1) Parking Stall Size. He commented on the two variances required for this project. The General Review Comments 1-9 were reviewed, plus the added condition that the plan be revised to show the aisle and signage for compact cars and golf carts and explained in detail with all items being classified as conditions of approval. Engineer Hurless advised the Environmental Commission, Fire, Police and Public Works Departments recommended approval of the project with no conditions in their reports dated June 25, 2024, June 24, 2024, June 21, 2024 and June 21, 2024, respectively. The Shade Tree Commission recommended approval in their report dated June 28, 2024 on the condition that the trees, on the east side of the parking lot, be protected and preserved. The applicant agreed to comply with the Shade Tree Commission recommendations. Board members were allotted time for questions of Engineer Hurless. There was no public present for comment. Solicitor King explained the vote to the board. Motion made by Mr. Crowley to grant Site Plan, Preliminary & Final – Waiver of Checklist Requirements as outlined on pages two and three in the Board Engineer and Planner Craig R. Hurless PE, PP, CME memorandum dated June 14, 2024, §525-49B(1) Buffer Planting Strip variance and §525-49A(1) Parking Stall Size variance, subject to the conditions outlined in the memorandum and discussed at the meeting including that signs will be added to require compact car and golf cart parking only in the last two angled spots and there will also be demarcation to show a ten foot aisle for through traffic, seconded by Mr. Gorgone and carried 9-0. Those in favor: Mr. Gorgone, Councilmember Yeager, Mrs. Reed, Mr. Crowley, Mr. Lundholm, Ms. McCorkel, Mr. Padussis, Mr. Jones, Mr. Bezaire. Those opposing: None. Those abstaining: None. Discussion: Master Plan Consistency Review of Ordinance ___-2024 An Ordinance Establishing Limitations and Regulations for Off-Street Storage of Trailers in the City of Cape May Review Recommendations of Historic Preservation Commission Proposed Standards for Parking Beneath Certain Residential Structures After discussion on the proposed ordinance and the proposed standards for parking, it was determined that Solicitor King will communicate to Solicitor Gillin-Schwartz with the comments City of Cape May Planning Board Meeting Minutes, July 9, 2024 3 of the Planning Board and request that a representative be present when the topic is discussed in the future. The comments include: there may be conflict with encouragement of parking on vacant lots, when parking is encouraged; some properties have two front yards; seems to encourage impervious coverage to be created in yards; may increase parking problems; unclear why the ordinances include areas beyond Historic District; and front facing garages are most efficient method of parking, where other forms create more lot coverage and more maneuvering. Motion made by Mr. Crowley to remand these matters back to the Historic Preservation Commission for joint discussion at a future meeting, seconded by Mrs. Reed and carried 9-0. Those in favor: Mr. Gorgone, Councilmember Yeager, Mrs. Reed, Mr. Crowley, Mr. Lundholm, Ms. McCorkel, Mr. Padussis, Mr. Jones, Mr. Bezaire. Those opposing: None. Those abstaining: None. Payment of Bills: Motion made by Mr. Lundholm to approve the payment of bills, seconded by Mr. Crowley and carried 9-0. Those in favor: Mr. Gorgone, Councilmember Yeager, Mrs. Reed, Mr. Crowley, Mr. Lundholm, Ms. McCorkel, Mr. Padussis, Mr. Jones, Mr. Bezaire. Those opposing: None. Those abstaining: None. Motion made to adjourn by Mr. Gorgone at 7:30 PM with all in favor. Respectfully submitted: Karen Keenan, Board Secretary City of Cape May Planning Board Meeting Minutes, July 9, 2024 4