07/26/2022 Planning Board Work Session

City of Cape May Planning Board Meeting Minutes Tuesday, July 26, 2022 Opening: The meeting of the City of Cape May Planning Board was called to order by Chairperson Bill Bezaire at 6:33 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 Absent Mr. Belasco Present Mr. Crowley Present Mr. Gorgone Present Mayor Mullock Present Mrs. Reed Present Deputy Mayor Sheehan Present Mr. Lundholm Present Mr. Maloy Alt # 1 Present Mr. Padussis Alt # 2 Absent Also Present: Richard King, Esquire, Board Solicitor Craig Hurless, Board Engineer and Planner Karen Keenan, Board Secretary Minutes: Motion made by Mr. Belasco to approve the meeting minutes of June 28, 2022, seconded by Mr. Crowley and carried 7-0. Those in favor: Mr. Belasco, Mr. Gorgone, Deputy Mayor Sheehan, Mr. Crowley, Mr. Lundholm, Mr. Maloy, Mr. Bezaire. Those opposing: None. Those abstaining: Mrs. Reed. Mayor Mullock arrived at the meeting at 6:35 PM. Application: Yacht Lot, LLC 1404 Washington Street Block 1160, Lot(s) 53 Member Reed, an owner within 200 feet of this property, recused herself from this application. Attorney Ron Gelzunas introduced the application for preliminary and final site plan approval and variances to construct four townhomes and Owner Mark Platzer and Architect Tom D’Arrigo. Mr. Platzer, Architect D’Arrigo and Board Engineer and Planner Craig Hurless were sworn in by Solicitor King. City of Cape May Planning Board Meeting Minutes, July 26, 2022 1 Attorney Gelzunas distributed Exhibit A-1, a three-page packet including the proposed Site Plan Sheet SP-1, Yacht Avenue Cottages Elevations Sheet A-2, and Yacht Avenue Cottages Floor Plans Sheet A-1. Attorney Gelzunas shared that the landscape design is by locally and nationally renowned designer Stan Sperlak. Architect D’Arrigo presented his credentials and was accepted as an expert by Chairperson Bezaire. Architect D’Arrigo referred to the exhibit showing the proposed overflow parking with the one-way entrance and one-way exit on Washington Street. There is to be no parking in front of the units with parking in garages underneath the units and an added sidewalk with grass strip for safety and better pedestrian protection on Yacht Avenue. He explained that the property will be squared off at Yacht Avenue, and there will be slight encroachment on the right side of the building in the rear yard to maintain the improvement on Yacht Avenue. Architect D’Arrigo said there will be air, light and open space on Washington Street. He added that the rear yard variance, needed due to the saw tooth lot line, will cause no negative impact on the commercial building and no impairment to the zoning ordinance. He said the benefits outweigh the detriment, and the project offers a better design alternative plus parking outweighs the deficiency. Architect D’Arrigo stated the driveway aprons on Washington Street exist, and the density of the development is conservative. There was discussion on Dave Shopshire’s traffic study, and Solicitor King said it could not be presented without Mr. Shopshire being present for cross examination. After discussion, it was determined Architect D’Arrigo cannot testify regarding the traffic study, as he is not a traffic expert. It was also determined Washington Street and Texas Avenue are County roads. Engineer Hurless said the existing condition at the worst intersection of the City has drivers jockeying on Washington Street to exit town or return to town. He opined that using Yacht Avenue is safer than Washington Street. He advised that there is an error in his June 29, 2022 report: each unit has two bedrooms, so 1.5 parking spaces are required per unit and adequate parking is provided in the garages. He suggested eliminating the in and out traffic via Washington Street to the guest parking, a non-confirming parking lot, for safety concerns. Owner Platzer said the County installed the driveway aprons on Washington Street. There was a recess at 7:09 PM at the request of Solicitor King to confer with Attorney Gelzunas. The meeting resumed at 7:17 PM. Owner Platzer shared that the units will be rental units, and he has no plan to sell the buildings in the immediate future. He explained the overflow parking is intended for deliveries and use by service contractors for the townhomes. Attorney Gelzunas explained the Yacht Avenue right-of- way will be a dedication to the City through a deed that gives the right to expand the road. Owner Platzer said there is no street parking available, so the overflow parking is a necessity given the proximity to the worst intersection in Cape May City. Deputy Mayor Sheehan asked if sidewalks are required, and Engineer Hurless responded that they are required via either access easement for conveyance to the City for City control. The applicant agreed, and Engineer Hurless explained that City Council action will be required. City of Cape May Planning Board Meeting Minutes, July 26, 2022 2 Chairperson Bezaire expressed concern about the traffic and wondered why not continue the driveway through Yacht Avenue to the parking lot on Washington Street. Owner Platzer replied that he does not want drivers cutting through past the townhomes. Deputy Mayor Sheehan said flooding and the exit out of town are concerns. Engineer Hurless said the project is in a tidal flood zone for which the applicant is not required to design. It was his opinion that the applicant needs to design for a one-hundred-year storm, but he has not seen a design yet. So, he only supported granting completeness for preliminary site plan. Member Belasco and Mayor Mullock shared that the City is working towards a solution of the flooding with the County including repaving Pittsburgh Avenue. Board Engineer Hurless then summarized his report dated June 29, 2022. He corrected the number of bedrooms for each unit to be two per unit with the parking calculations changed to be 1.5 spaces required per unit for a total of six spaces required with fourteen spaces proposed. He described his completeness review and the waivers he supported with all to be conditions of approval including evidence of approval from the City on the widening of the Yacht Avenue right-of-way dedication and the stormwater system to be maintained by Owner Platzer. He summarized the variances requested and then shared his general review comments 1-23 in detail with all items being conditions of approval. Owner Platzer agreed to supply a stormwater management report and change from crushed stone and/or metal curb/retaining edge to asphalt and raised curb to meet the Residential Site Improvement Standards and City stormwater requirements or return to the Board for further review. Owner Platzer agreed to add buffer on the north and south sides of the overflow/guest parking area and delineate the parking spaces. Engineer Hurless read the Environmental Commission report dated July 21, 2022 with recommendations to redesign the landscape plan to include native plants, Police Department report dated July 5, 2022 indicating concern with guest parking, and Shade Tree Commission reports, dated July 7, 2022 which states the two existing trees on Washington Street may not be removed or damaged. Owner Platzer agreed to work with the Environmental Commission on a revised landscape plan and will include a landscape buffer to the satisfaction of the Board Engineer. The July 1, 2022 reports of the Fire Department and Department of Public Works show approval of the project with no comments. Board members were allotted time for questions of Engineer Hurless. Chairperson Bezaire commented that the drainage plan is always seen before a vote on an application. Owner Platzer replied that he will comply with the Board Engineer’s requirements. Engineer Hurless emphasized his first concern is for safety with parking his second concern. Member Gorgone commented that the in and out traffic on Yacht Avenue would need to eliminate some landscaping, and he sees improvement over current lot with no problem with parking and traffic. Mayor Mullock asked about density and Engineer Hurless replied that the applicant could build seven units at the site. Mayor Mullock noted the portion of the site plan at Yacht Avenue is being dedicated to the City and could be opened up in the future. He asked the applicant if he considered an A-frame roof facing Yacht Avenue or an A-frame dormer, and Owner Platzer replied that he will consider an A- frame dormer over the staircase area. Deputy Mayor Sheehan expressed safety concern regarding the in and out on Washington Street, drainage issues and thought the application should be tabled. Discussion was opened to the public within 200 feet at 8:38 PM. City of Cape May Planning Board Meeting Minutes, July 26, 2022 3 Joe Rafter, 1526 Yacht Avenue, was sworn in by Solicitor King and felt the application is for low density. He does not want to see a commercial use at the property and spoke in support of the application. Brendhan Crowley, 1524 Yacht Avenue, was sworn in by Solicitor King and said the project provides visual enhancement and a better and safe flow of traffic. He spoke in support of the application. Michelle O’Donnell, 1526 Yacht Avenue and 1516 Yacht Avenue, was sworn in by Solicitor King and has lived in the area for over twenty years. She spoke in support of the project as a residential improvement. She would like to see the exit at Wawa onto Yacht Avenue fixed. Rick Hollawell, 1512 Yacht Avenue, was sworn in by Solicitor King and favored the project over a commercial development. He spoke in support of the application and agreed with Ms. O’Donnell about the need for the exit at Wawa onto Yacht Avenue to be fixed. Robin Gilbert, 1517 Yacht Avenue, was sworn in by Solicitor King and spoke in support of the application. Discussion was closed to the public at 8:47 PM. Members Lundholm, Crowley and Mayor Mullock spoke in favor of the project. Engineer Hurless asked if the applicant would widen the nineteen feet wide Yacht Avenue, and Owner Platzer replied not at this time. Chairperson Bezaire and Deputy Mayor Sheehan expressed safety concerns. Motion made by Mr. Lundholm to grant preliminary and final site plan approval, two bedrooms per unit, §525-25B(1) Table 1 Rear Yard Setback, §525-59E(7) Parking Within Setbacks - Washington Street, §525-59E(7) Parking Within Setbacks - Rear Yard, and §525- 49B(1) Parking Buffer variances, with the conditions discussed at the meeting including if separate ownership will do homeowners association control of the common improvements, if drainage calculations result in change from crushed stone and/or metal curb/retaining edge to asphalt and/or raised curb to return to the Board for a more complete review, landscaping to be done to the satisfaction of the Environmental Commission with regard to species and to the Board Engineer’s satisfaction in regard to the location along Texas Avenue and the north side of the ancillary parking, work with the City in creating a safer means of ingress and egress to Lot 55.01 in Block 1160 from Yacht Avenue along with the owner of Lot 55.01, in addition to conditions 1-23 and associated waivers outlined in the review memorandum from Board Engineer Craig R. Hurless, PE, PP, CME, dated June 29, 2022, seconded by Mr. Gorgone and carried 6-2. Those in favor: Mr. Belasco, Mr. Gorgone, Mayor Mullock, Mr. Crowley, Mr. Lundholm, Mr. Maloy. Those opposing: Deputy Mayor Sheehan, Mr. Bezaire. Those abstaining: None. Motion made to adjourn by Mr. Crowley at 9:10 PM with all in favor. Respectfully submitted: Karen Keenan, Board Secretary City of Cape May Planning Board Meeting Minutes, July 26, 2022 4