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A Community by the River

Borough of Brielle, NJ


May 8, 2012

July 17 2012

May 8, 2012

BRIELLE PLANNING BOARD

TUESDAY, May 8, 2012

The regular meeting of the Brielle Planning Board was held on Tuesday, May 8, 2012 at 7:30pm in the Brielle Borough Hall, 601 Union Lane. After a moment of silence and a salute to the flag, roll call was taken:
Present - Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas Condon, James Langenberger, Tim Sigler, James Stenson, Charles Sarnasi Alternate Members Gina Murdoch, Nicholas Stango
Absent - Terre Vitale, John O’Donnell, James Harman

Also present were Michael Rubino Board Attorney, Glenn Lines from Lines Engineering, and Carol McMenamy Alternate Board Secretary. There were approximately 36 people in the audience.

Thomas Condon called the meeting to order and declared a quorum. He announced that, in compliance with the Open Public Meeting Act, notice of this Body’s meeting had been sent to the official newspapers of the Board fixing the time and place of all hearings.

The minutes of the April 10th, 2012 meeting were approved on a motion by James Langenberger, seconded by Councilman Frank Garruzzo and approved unanimously by voice vote, all aye.

Correspondence:

A copy of the March/April issue of NJ Planner was distributed. Also a copy of The Monmouth County Planning Board’s New Residential Development 2011 is on file in the office. Notice of Application to DEP for Block 52 Lots 2, 3, 4, 4.01, 5, 6, 7, 8, 2.01, 3.01, 4.02, 4.03, 5.01, 6.01, 7.01, and 8.01, 608 Green Avenue, to construct a restroom facility at an existing marina. Also notice of application to DEP for Block 61 Lot 4, 4.01, 5 & 5.01, 26 Crescent Drive, waterfront development permit to legalize the existing fixed pier dock, mooring piles, and two ramps. Also notice from Freehold Soil Conservation to Block 104 Lot 37, 22 N Tamarack Drive, advising of compliance with soil erosion and sediment Control, Act NJSA 4:24-39 et seq. on file in the office.

Old Business:

Continuation of application for Variance for Block 18.01, Lot 16, 620 Harris Avenue, owned by Christian Frerecks, to allow construction of a front porch. Mr. Christian Frerecks was sworn in by Mr. Rubino. Mr. Langenberger stepped down from the dais because of his residence proximity to the application. Mr. Frerecks spoke of his intention when he purchased the house. It was to fix up a house in distress. Part of that desire was to add a porch similar in size and style to that of the surrounding neighbors. Mr. Frerecks shared photos of the neighbor’s porch (identical to his plans), detailed drawings from Rice and Brown and land survey. Also he spoke of his conversations with the surrounding neighbors. Mr. Frerecks stated that the porch would be two ft. longer on either end of the house and 8ft. out from the house. Mr. Frerecks said that combined with the porch on the back this porch goes a little over the foot print but it is a small lot, being only 50 X 100. Mr. Rubino asked what the size of the porch would be. Mr. Frerecks answered 8ft. x 28ft. Mr. Rubino stated that would bring the coverage out to 23.8%, 20% is allowed and you going to be violating the front setback. No questions from the board. Mr. Stenson stated that he felt Mr. Frerecks had done a good job presenting the porch. Mayor Nicol asked whether the porch would ever be enclosed or heated. Mr. Frerecks responded no. At this time the hearing was opened to any questions or comments from the public. Jim Mannion, 624 Harris Avenue came forward to comment and was sworn in by Mr. Rubino. Mr. Mannion stated he lives two houses away from Mr. Frerecks and he has a variance for a similar porch. Mr. Mannion believes this will be an improvement to the property. The public had no more questions of the applicant. Mr. Condon closed the public portion. Councilman Garruzzo made a motion to approve the application with the stipulations as stated by the Mayor and James Stenson seconded and the application was approved by the following roll call vote:

Ayes: Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas Condon, James Stenson, Charles Sarnasi, Tim Sigler, Gina Murdoch, and Nick Stango

Nays: None
Not Eligible to Vote: James Langenberger

Mr. Condon adjusted the agenda and turned to new business, the application for Variance for Block 64.06 Lot 29, 824 Club Road, owned by Mark & Kathy Drent, to allow construction of a new single family dwelling with variances. Front Yard Setback 40 feet required, 30.47 feet proposed, 9.53 foot variance requested. Lot Depth 125 feet required, 123.69 existing, 1.31 foot variance existing. Mr. and Mrs. Drent were sworn in by Mr. Rubino. The Drent’s introduced exhibit A-1 which depicted what they intended on building. Kathy Drent started by stating they purchased a lot on a cul-de-sac and they would need two variances. The first would be non-conformity which is for lot depth and second for front setback. Mr. Drent continued with the difficulty of building on a cul-de-sac. He stated there is 17ft. from the curb to the property line which is not considered in the setback. To meet the required 40ft. setback, their home would be 57ft. from the street. Mr. Drent pointed out the neighbor’s older house has a roughly 24ft. variance. He continued that the town wants all the water taken down and recharged in the ground through drywells. So moving the home forward will allow for a 900 gallon drywell. By keeping the water flow to the front, it will have a minimal impact on the neighbors. Mr. Condon asked if a house had been there previously. Mr. Drent responded yes but he was unable to find a survey. He added they are trying to keep with the neighborhood. He pointed out that in the setback area was a small portion of the garage and the front porch. No questions from the board.

Mr. Condon opened it up to the public. The public had no questions or comments of the applicant. Mr. Condon closed the public portion. Jim Langenberger stated he felt it was a good addition to the neighborhood. Charles Sarnasi was okay with the plans because of the 17ft. area. James Stenson had no objections. Tim Sigler stated that normally he would object but because of the shape of the lot, he felt it was acceptable. Frank Garruzzo felt it would be an asset to the neighborhood. Mayor Nicol made a motion to approve the application and James Stenson seconded and the application was approved by the following roll call vote:

Ayes: Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas Condon, James Stenson, James Langenberger, Charles Sarnasi, Tim Sigler, Gina Murdoch, and Nick Stango

Nays: None

The board heard the application for the variance for Block 66.02 Lot 19, 715 Howell Drive, owned by Joseph & Jennifer Introna, to allow a new single story addition to the side of an existing single family dwelling and a new single story addition to the rear of an existing single family dwelling. Maximum Lot Coverage 20% allowed, 24.62% proposed, 4.62% variance requested. Lot Area 11,250 square feet required, 11,204 square feet existing, 46 square feet variance exists. Kevin Starkey came forward to represent Joe and Jennifer Introna and was sworn in by Mr. Rubino. He explained that they needed one variance for 24% building coverage. He also explained the lot was undersized. Mr. Starkey went into details of the plans to expand the living room, dining room and two bedrooms. Paul Moore, architect stepped up listed his credentials and was sworn in by Mr. Rubino. Mr. Moore explained the family wants to keep all the bedrooms on one floor. He continued they need to expand the living room and dining room also but they have kept them on the small side. Mr. Moore stated putting on a second floor would make the house look like a three story home and they were trying to keep with the look of the neighborhood. Mr. Moore added that most of the addition would be in the back of the house. Mr. Starkey discussed exhibits A2 & A3 pictures of the dining room and A4 & A5 pictures of the exterior of the property with Mr. Moore. Mr. Rubino asked if Mr. Moore was saying that this addition would be better than an addition that would conform. Mr. Moore responded yes that was correct. Mr. Moore continued by saying that the front porch and rear porch would be in the portion of the area that required a variance. Mr. Condon asked what the percentage the porch was adding. Mr. Moore responded about 1 ½%. Mr. Condon opened it up to the public to question Mr. Moore and no one had questions.

Mr. Condon closed that portion and turned it over to Charles Gilligan who presented the grading plan. Mr. Gilligan was sworn in by Mr. Rubino. Mr. Gilligan explained the drainage split with half going towards Howell drive and the other half towards the rear. Mr. Starkey asked if all the required setbacks are being met. Mr. Gilligan responded yes they meet the requirements except the building coverage. Mr. Gilligan stated his opinion that the single story addition was more in keeping with the neighborhood. Mr. Stango asked what the patio would be made out of. Mr. Gilligan responded pavers or concrete. Mrs. Murdoch asked if there is the barrier between the properties. Mr. Gilligan said half way down is a fence. Mr. Sigler asked if a deed restriction could be put on the deed that a second story could not be added. Mr. Rubino said they would add it to the resolution. Mr. Starkey had no problems with that solution. Mr. Langenberger was concerned with the run off. Mr. Gilligan responded that there was a split and it would be going over grass so they were not worried. Mr. Sarnasi questioned the new window well. Mr. Gilligan said it would let light into the basement, may be an emergency egress and was going to have a drain.
Mr. Condon opened it up to the public to question Mr. Gilligan and no one had questions. Mr. Condon closed that portion and opened it up to the public for comments. Alyson Honrath came forward and was sworn in by Mr. Rubino. Ms. Honrath stated she was happy the Intronas decided to stay one-story and she would hate to see them relocate if they were not approved to build the addition. Mr. Drew Cawley came forward and was sworn in by Mr. Rubino. Mr. Cawley added his approval of their decision to stay a single-story home and he said 60% of the neighborhood was ranches. Mr. Dom Bossone came forward and was sworn in by Mr. Rubino. Mr. Bossone also spoke of his approval of the Introna’s additions.

The public had no more questions of the applicant. Mr. Condon closed the public portion and asked for comments from the board. All members of the board felt it was a thought out design and would fit nicely with the rest of the neighborhood. Councilman Garruzzo made a motion to approve the application and James Stenson seconded and the application was approved by the following roll call vote:

Ayes: Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas Condon, James Stenson, James Langenberger, Charles Sarnasi, Tim Sigler, Gina Murdoch, and Nick Stango

Nays: None

The Board recessed for a five minute break at 8:25pm.

The Board returned at 8:30pm.

Thomas Condon announced old business. The continuation of application for Site Plan approval for Block 65.01, Lot 8, 629 Higgins Avenue, owned by M. Holtzman Realty, LLC (Applicant-Brielle Sports Club), to allow construction of an indoor swimming pool.

Members Councilman Garruzzo, Thomas Condon and Charles Sarnasi stepped down from the dais because of conflict with the next application.

Mr. Roger McLaughlin introduced several items into evidence. A4-a copy of the application, A5-a copy of the zoning variance addendum, A6-a Police Department dated 3/1/12, A7-a Fire Department review dated 3/5/12, and A8-a copy of the resolution from 6/8/04.

Mr. Gilligan came forward to testify as both licensed engineer and planner. Mr. Gilligan was sworn in again by Mr. Rubino. Mr. Gilligan explained that A1 was an east side view showing the property. Mr. Gilligan stated they have changed the plans to meet the 50ft. buffer from the back of the building to the residential zone. Also the parking plan calls for 231 spaces; they have 223 but the green bank spaces would cover the difference so that eliminates the parking variance. Mr. Rubino asked if they would be willing to a stipulation in the resolution, if approved that would let the zoning officer decide whether to create those extra spaces. Mr. McLaughlin agreed and added that the green bank plan is exhibit A9. Mr. Gilligan explained his calculation of the parking spaces. Mr. Gilligan continued with the variance they are seeking which deals with the 20% of the site being landscaped in addition to the buffer exclusive of the 50ft. buffer required. Mr. McLaughlin asked if any of the business properties in Brielle can comply with this requirement. Mr. Gilligan entered A10 (aerial view from the county of Brielle properties) into evidence and he pointed out that none of the properties meet it. Mr. Gilligan addressed the lighting by saying there was no new lighting except a security light by back door on sensor.

Mr. Stenson opened up the meeting to the public to ask questions of Mr. Gilligan. Mr. Mark Morro came forward and was sworn in by Mr. Rubino. Mr. Morro asked about the parking calculations, did Mr. Gilligan take in to consideration a sporting event. Mr. Gilligan said no because if there was an event it would be during off peak hours. Mr. Stan Dickerson came forward and was sworn in. Mr. Dickerson stated he had a problem with the drainage. Mr. Gilligan explained that the drainage all went towards Higgins Avenue.

Mr. Scott Keneally came forward and was sworn in by Mr. Rubino. Mr. Keneally questioned Mr. Gilligan about the buffer and the 20% landscaping. Mr. Gilligan responded by explaining how he calculated the 6.83% landscaping. When asked by Mr. McLaughlin whether he objected to the green bank, Mr. Keneally stated he objected to less than 20% landscaping. Mr. McLaughlin objected to Mr. Keneally’s questioning of the parking calculation because the ordinance dictates the calculation. Mr. Keneally asked if any waivers were requested. Mr. Gilligan said yes, one for a survey. Mr. Keneally asked if landscaping improvements had been done that was required previously. Mr. Gilligan explained he concerned himself with the south end only because the north end was not being touched.

Mr. Stenson commented on the length of time the questioning of the Engineer for the application had taken and the board decided to hold the application until the June 12th meeting.

A motion to adjourn was made Mayor Nicol and seconded by Mrs. Murdoch and approved by the board, all aye. The meeting was adjourned at 9:22pm.

 

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