Board of Adjustment

May 15, 2025 The May 15, 2025 Regular Meeting of the Board of Adjustment opened at 7:30pm. The clerk read the notice of compliance with the "Open public meetings act." Present were Board members: Davis, Dixon, Kelly, Reynolds, McGee, Clayton, Loder and Struncius Absent – McFadden, Dealmeida and Neill Memorialize Minutes Motion by vice chair Reynolds, second by Mr. Loder to memorialize the minutes of March 20, 2025 – In favor: Reynolds, Loder and McGee Opposed: None Memorialize resolutions Motion by Mr. McGee, second by vice chair Reynolds to memorialize the action and vote approving application 2025-08 of Lombardi Residential – 413 Railroad Square – Mixed use – 22 residential and retail – with conditions In favor: Dixon, Reynolds, Kelly, McGee and Struncius Opposed: None Agenda - 2025-07 – Michael W. Cipoletti – 125 Trenton Avenue – Block 81; Lot 23 – Applicant seeking to raise home requiring bulk variances. Carried without notice from April 17th, 2025 meeting A1 – Certified Variance Application A2 – Architectural Plans/Schematic Site Plan by Kwiecinski & Associates (dated 6/11/19); Photo packet of subject property A3 – Proposed Grading Plot Plan (shaded area – existing deck location) by Andrew F. Schaeffer, P.E. (dated 7/11/24) A4 – Proposed Grading Plot Plan (shaded area – proposed new deck location) by Andrew F. Schaeffer, P.E. (last rev. 11/27/24) 4/30/25 Board Engineer Report of Raymond W. Savacool, P.E., P.P. Michael W. Cipolletti, applicant, sworn, stated he is the title owner of the subject property. It is his intent per the plans submitted to elevate the existing home to exceed FEMA flood zone design flood elevation standards (raising 5’ above BFE to elevation 14 at the first finished floor) and to demolish an existing deck to construct a new smaller deck (and removal of outdoor shower and pavers) for a more functional use for his family. The project, while requiring variance relief for impervious coverage, reduces impervious coverage from 70% to 59.1%. Similarly, the project reduced building coverage from 37.2% to 34.7%. He noted that the ground level rear yard and space below decks shall be permeable, either stone, grass, or landscaping (or combination thereof). He noted that the concrete pad currently existing below the deck shall be removed. He entered as Exhibit A3 a shaded plot plan that shows the dimensions/configuration of the larger deck to be removed. He entered as Exhibit A4 a shaded plot plan that shows the dimensions/configuration of the smaller decks to be constructed, together with proposed boardwalk along the bulkhead. `He noted that the lot is irregular in shape which contributes to the need for variance relief, in conjunction with the dimensions of the existing home to be elevated. He believes that there are no negative impacts created by the minimal deviations from strict compliance with the zoning ordinance and that the benefits advanced by the proposed development outweigh any detriments and that the proposal can be granted without any substantial detriment to the public good. Conditions a. All new decking to be constructed shall provide adequate spacing so as to be pervious and the impervious concrete patio currently below the existing deck shall be removed and replaced with impervious ground cover (stone, grass and/or landscaping). b. There shall be no habitable attic for the renovated home; attic shall be storage only, accessed via pull-down stairs. No audience questions/comments Deliberations Davis – I feel that there is a good deal of reduction. You have made concessions to add to the application. Percentage of difference for sake of a variance is deminimis. Application makes sense; updating dated house. Dixon – Odd shaped lot – deck is being removed – overall the owner tried to bring the numbers down. Reynolds – Happy with concessions made – overage is being reduced. Getting a safer upgraded house and adding curb appeal. Improvements will be aesthetically pleasing. Kelly – I thinks this solves a lot of questions he had. McGee – Turning factor for me was the odd shaped lot. Flood updated compliant house Loder – Appreciate that Mr. Cipoletti working with the board to come as close as possible to compliance. Struncius – no comment Motion by Mr. Loder, second by secretary Davis to approve application 2025-07 – Michael W. Cipoletti – 125 Trenton Avenue – Block 81; Lot 23 with conditions In favor: Davis, Dixon, Reynolds, Kelly, McGee, Loder and Struncius Opposed: None Application approved with conditions 2025-03 – Joann/Jonathan Pfeiffer – 5 Surf and Sand Court – Block 120; Lot 4.04 – Applicant wishes to raise existing structure and add second story. Joanne Pfeiffer, applicant, sworn, gave overview of application. The bungalow has been in the family since the 1950’s. The family has gotten bigger and they would like to update the house and add room. Family members now work from home and they would like to have a home office. Reviewing the plans the board realized the home is too close to the neighbor to have a window. Ray Savacool inquired where the three parking spots are. With the deck and the access easement it would be difficult to have three cars. Applicant clarified they would pull under the deck. Mr. Kelly is concerned of the electrical wiring. Ray Savacool stated there is a conflict between the survey and architectural plan. If the setback is 2.4 you cannot have a window for a second egress. The engineer went by the survey for measurements. Mr. Dixon feels the plan needs to be clear to be considered. Vice chair Reynolds believes it should go to an architect who knows the fire code – not opposed to being bigger it just needs to be right. Chairman Struncius would like to see superimposed cars in the proposed parking spaces. The board feels the applicant should clarify measurements and decide how they want to move forward. Motion by vice chair Reynolds, second by Mr. Dixon to carry application 2025-03 to July 17, 2025 without notice. Application carried to July 17, 2025 without notice Closed session – To Discuss Bischoff – Consent Order Meeting adjourned at 10:50pm Attest: Karen L. Mills, LUA Clerk of the Board.