08/09/2022 Planning Board Meeting

City of Cape May Planning Board Meeting Minutes Tuesday, August 9, 2022 Opening: The meeting of the City of Cape May Planning Board was called to order by Chairperson Bill Bezaire at 6:31 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 Mr. Belasco Absent 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 Present Also Present: Richard King, Esquire, Board Solicitor Craig Hurless, Board Engineer and Planner Karen Keenan, Board Secretary Minutes: Motion made by Mr. Crowley to approve the meeting minutes of July 26, 2022, seconded by Mr. Gorgone and carried 7-0. Those in favor: Mr. Gorgone, Mayor Mullock, Deputy Mayor Sheehan, Mr. Crowley, Mr. Lundholm, Mr. Maloy, Mr. Bezaire. Those opposing: None. Those abstaining: Mrs. Reed, Mr. Jones. Resolution(s): Motion made by Mr. Crowley to adopt Resolution number 08-09-2022: 1, Yacht Lot, LLC, 1404 Washington Street, seconded by Mr. Gorgone and carried 5-0. Those in favor: Mr. Gorgone, Mayor Mullock, Mr. Crowley, Mr. Lundholm, Mr. Maloy. Those opposing: None. Those abstaining: Deputy Mayor Sheehan, Mrs. Reed, Mr. Jones, Mr. Bezaire. City of Cape May Planning Board Meeting Minutes, August 9, 2022 1 Application: Jersey Development Group, LLC 458 West Perry Street Block 1031, Lot(s) 1 Attorney Ron Gelzunas introduced the application to subdivide a lot that is currently a commercial use and not in operation. Applicant Scott Peter, sole member of Jersey Development Group, LLC, and Board Engineer Craig Hurless were sworn in by Solicitor King. Applicant Peter shared that he has fifteen years of experience building in Cape May and is familiar with Cape May’s character and historic district. Attorney Gelzunas explained that the proposal is to construct two single family homes, to be approved by the Historic Preservation Commission (HPC) and fit better in the neighborhood. Each home will include four bedrooms and three bathrooms. Attorney Gelzunas described the homes on Perry Street as being on undersized narrow lots of single and multifamily dwellings. Applicant Peter said there will be a more desirable visual environment with less negative impact than commercial use. He added that there will be no substantial detriment to zone plan, and the use advances the purposes of zoning by going from nonconforming commercial to conforming residential. Board members were allotted time for questions of the applicant. Chairperson Bezaire asked for the sizes of the houses. Applicant Peter replied that the building area is 2,500 square feet for each lot, and it was determined that each home is to be 1,580 square feet. Deputy Mayor Sheehan asked about parking, and Applicant Peter replied that it would probably be in the rear to meet HPC guidelines. Solicitor King said it is up to the Board to determine if two lots are a better zoning alternative. Commercial use at the property was briefly discussed. Engineer Hurless explained that the Zoning Board of Adjustment granted prior variance for commercial use. He said the proposed use may be a better zoning alternative than commercial use, but the Board must decide if it is the best use. He read from page six of his July 7, 2022 his memorandum: It should be noted that one (1) single family lot could be developed on the subject parcel only requiring a variance for a lot size of 7,311 square feet existing where 7,500 square feet is required. He said the applicant needs seven variances for the application as submitted. Engineer Hurless briefly reviewed the variances required for the minor subdivision including lot size, lot width, lot frontage, building setback (for lot 1.01 only) and reserved additional detailed comments upon approval of the subdivision by the Board. Discussion was opened to the public within 200 feet at 6:53 PM. Jonathan Currier, 398 Congress Street, was sworn in by Solicitor King and has been coming to Cape May since birth. He is a mechanical engineer and disagrees with the applicant. He said the subdivision is not in character with Perry Street, and there are six businesses in the neighborhood. He said there have not been issues with the commercial businesses at the property and the City of Cape May Planning Board Meeting Minutes, August 9, 2022 2 intersection is challenged including difficulty with bike traffic. He felt that huge houses will not be in the character of the neighborhood. Bill Palladini, 450 West Perry Street, was sworn in by Solicitor King and lives next door to the property and also owns a lot next to the deli. He explained that he has a 1,600 square foot house on his 7,500 square foot lot plus a 12,500 square foot vacant lot. He does not see the logic of the project and is not in favor of the project. He also said traffic is an issue. Anita Novino, 351 Congress Street, was sworn in by Solicitor King and agreed with her neighbors’ comments about the traffic issues in the area. She worried about building height. Kelly Carter-Currier, 398 Congress Street, was sworn in by Solicitor King and spoke in opposition to the application. She felt the lots are too small. She has concern about traffic issues at the property and avoids the intersection in the summer. Discussion was closed to the public at 7:07 PM. Board members were allotted time for questions and comments. Deputy Mayor Sheehan commented that Council, Planning Board, and Zoning Board work towards preserving Cape May, and the application goes against Council efforts to preserve and set parameters for building. Member Reed said Cape May citizens are concerned with density for housing and vehicles, including electric vehicles, and this application is not right at this time, if ever, at this dangerous corner. Solicitor King advised the Board that a yes vote is a vote to reject the application. Motion made by Mr. Crowley reject/deny the application, seconded by Deputy Mayor Sheehan and carried 9-0. Those in favor: Mr. Gorgone, Mayor Mullock, Deputy Mayor Sheehan, Mrs. Reed, Mr. Crowley, Mr. Lundholm, Mr. Maloy, Mr. Jones, Mr. Bezaire. Those opposing: None. Those abstaining: None. Vice Chairperson Jones commented generally his concern for the City when commercial property uses are lost to residential uses. He does not believe it is a good trend. Applicant Peter and Attorney Gelzunas thanked the Board for their consideration and respectful handling of the application. Motion made to adjourn by Mr. Lundholm at 7:12 PM with all in favor. Respectfully submitted: Karen Keenan, Board Secretary City of Cape May Planning Board Meeting Minutes, August 9, 2022 3