Board of Adjustment

November 2, 2023 The November 2, 2023 Special Meeting of the Board of Adjustment opened at 7:3 0pm. The clerk read the notice of compliance with the "Open public meetings act." Present were Board members: Mr. Kelly, Mr. Dixon, Mr. Driber, Mr. Pasola, Mr. Davis, Mr. Neill and Mr. DeAlmeida Absent – Struncius, McGee and McFadden Also, present –Karen Mills, Clerk, Ben Montenegro, Esq. , Board attorney and Ray Savacool Live streaming - https://www.youtube.com/channel/UCflODKbSFakXUEKiyxSYdUA/live Memorialize Minutes Motion by Mr. Driber, second by Mr. Davis to memorialize the minutes of July 20, 2023 – In favor: Davis, Pasola, Driber, Neill and DeAlmeida Opposed: None Memorialize resolutions Motion by Mr. Davis, second by Mr. Driber to memorialize the action and vote approving application 2023-31 of Michael Galanter – 307 Baltimore Avenue – Block 108; Lot 21 – with conditions In favor: Kelly, Driber, Neill and Davis Opposed: None Motion by Mr. Davis, second by Mr. Driber to memorialize the action and vote approving application 2023-36 of Paul Kanitra - 1811 Beacon Lane – Block 11; Lot 1 – with conditions In favor: Kelly, Driber, Neill and DeAlmeida Opposed: None Motion by Mr. Driber, second by Mr. Davis to memorialize the action and vote approving application 2023-30 of V & M Realty LLC – 1616 Lake Avenue – Block 179.02; Lot 13.06 – In favor: Kelly, Driber, Neill and Davis Opposed: None Applications 2018- 27 – White Sands – 1201 – 1205 Ocean Avenue – Block 27 – Lots 1, 4 & 5 – Applicant wishes to demolish two existing single-family dwellings on Lots 4 and 5 located in the SF5 zone and construct a three-story structure. The first floor will contain 28 additional parking spaces, the 2nd and 3rd floors will contain 19 new guest units. The applicant is also requesting to convert 4 rooms from the existing building to staff support facilities and exercise rooms on two levels. The net gain of guest rooms proposed is 34 in total. Robert Shea, Esq., attorney for applicant, made opening statement. The addressed some technical issues and submitted the revised plans and will address those issues. The proposed plan increases the existing use by 14 units. Bernard Reilly attorney for some objectors questioned the validity of the notice. Believes the White Sands property across the street should have been included in the notice, Board attorney believes that the notice is satisfactory to move forward. Millis Looney, Engineer for applicant reviewed changes to proposed plan. Referring to Exhibit A-14 – revisions were made that she believes are beneficial. Reduced side yard setback on west side. Building coverage was reduced and parking increased. Mr. Kelly questioned drainage with all the new construction in the area. Ben Montenegro reminded the public that the application has been bifurcated and the applicant is going for the use and bulk variances at this time. If approved the site plan would be a separate application. Massimo Yezzi, architect for applicant, met with Board engineer to decide height of structure and how it is measured. It was confirmed that the stoves were removed. The units are like a small apartment; there is a microwave and refrigerator. He stated that laundry will be done on this side of the street. Decks on West side have been removed for privacy to the neighbors. Audience questions Bernard Reilly, esq, inquired the reference to saying that these units are typical – he asked if he was a hotel expert. (No) so he does not know what is standard. There is no research or study. (no)Bernard inquired what research they did. (Magazines)Questioned the purpose of the rooftop structure. (weddings). John Kaplan, esq. representing the Lolly’s. Questioned the amount of people allowed on the roof. (Maximum 75 – 80 people). The architect’s research was graphic research. Stated there will be low security light so not to bother the neighbors. Matt Schafai – 113 Philadelphia - Inquired how they will monitor the roof. Stated that it will be accessed by front desk. Matthew Seckler, Professional Engineer sworn, credentials accepted, stated he did a parking study in reference to capacity. He stated that the method of access will remain the same. Two curb cuts will be closed. Net change of 14 units – in peak hours there will be an increase of 4 to 10 cars every 6 minutes. (Mostly check in/check out) A-16 Parking study entered Bringing the property into being more compliant to parking requirement. John Dixon questioned occupancy average for the off season. Christina Ranuro, sworn – applicant, - occupancy now is less than half. Right now, there are 20 rooms occupied. She said every single room has one parking space and, in the summer, they are maxed out. Bernard Reilly questioned how many parking spaces are across the street. (72) He asked where the guests park for weddings. If they are not guest, they would park on the street. He stated that the gazebo would increase the wedding parties. Sometimes they park them in back of other cars. They park on the street for the Lido café if they are not guests. John Kaplan, Esq. on behalf of Victor and Judith Lolli – He questioned if they have any problem now with parking. (No) Do you believe with this new feature that you might have a problem with parking. (no) He inquired that she might have weddings every weekend – don’t you believe that more people will bring cars. Where will the overflow park – on the street. John Dixon stated that everyone parks on the street in the summer. It is what it is. Everyone deals with this in the summer. The parking problem is all over. Matt Schaffai , 113 Philadelphia, questioned the one space marked employee parking. Where do your employee’s park. (on the street). Will there be parking spaces for all the employees. (No) Joe Lipman, 112 Washington Avenue – questioned how many bedrooms the houses have that will be removed. (7 bedrooms) How many parking permits do those homes get? 4 maximum. Emma Zarantello, W ashington Avenue, questioned how many employees they will have. Christine replied that she believes that they will have the same number of employees. Gordon Gemma, professional planner, sworn. Stated this application does not expand the banquet facility. It is expanding the rooms and increasing parking. He believes that this is a D2 use variance. He believes that this is an im provement to what exist. Stated the height is 38.5 feet. He stated that the applicant is improving impervious coverage. Referenced the Mas ter Plan – pg. 25. It’s important to evaluate hotels and motels. Pg 33 – re-evaluate zoning for hotels and motels. Should measure in context of our Master plan. Ray Savacool corrected him and said that it is a D1 use variance. Expanding into a SF5 zone. (single family residential zone). He believes the expansion will not be a substantial detriment to the surrounding area. He stated that the Master Plan speaks about updating the motels/hotels. He believes that it meets the balancing test for a D1. You won ’t even be able to see the gazebo from the street. He st ated that you can put on additional constraints when the board gets to the site plan. Audience questions John Kaplan, Esq. representing the Loll y’s. Questioned if he knew the year the hotel was built / (No) Gordon Gemma stated that the resolution of 1997 stated the hotel was in the RR3 and SF5 zone. The resolution does not state what type of D variance was needed. John Kaplan inquired what the Master Plan said about the parking? GG replied that it does say there is a problem with parking. (Yes) Bernard Reilly, opposing attorney questioned Gordon Gemma about the D1 determination. Margaret Shaffei – Philadelphia – Questioned the impervious coverage. GG – Will not be increased Motion by Mr. Driber second by Mr. Dixon to carry application 2018- 27 – White Sands – 1201 – 1205 Ocean Avenue – Block 27 – Lots 1, 4 & 5 –to February 1, 2024 without notice In favor: Kelly, Meeting adjourned at 10:30pm Attest: Karen L. Mills, LUA Clerk of the Board