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A Community by the River

Borough of Brielle, NJ


November 11, 2014

December 17 2014

November 11th, 2014

The Regular meeting of the Brielle Planning Board was held on Tuesday, November 11, 2014 at 7:30 pm in the Brielle Borough Hall, 601 Union Lane. After a moment of silent prayer and a salute to the flag, roll call was taken:

Present Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas Condon, James Langenberger, Gina Murdoch, John O’Donnell, Charles Sarnasi, Terre Vitale

Absent Tim Sigler, James Stenson

Also present was Karen S. Brisben, Recording Secretary & Chris Ackerman, Board attorney. There were 6 people in the audience.

Mr. Condon called the meeting to order and declared a quorum. He announced that, in compliance with the Open Public Meetings 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 October 14, 2014 meeting were approved on a motion by Mr. Langenberger, seconded by Mrs. Vitale and approved by voice vote, all aye.

CORRESPONDENCE:

The July/August issue of the New Jersey Planner was received.

NEW BUSINESS:

As there was no Old Business to finalize, the Board turned to an application for variance relief for Block 64.06, Lot 21, 825 Scott Road, owned by Kevin & Shannon Carton, to allow a garage addition to a single family dwelling. Front Yard Setback 40 feet required, 24.5 feet proposed, 15.5 foot variance requested.

The fees were paid, taxes are paid to date and the newspaper, as well as property owners within 200 feet, were properly notified. James D. Carton, Esq. came forward to represent his clients.

Before proceeding, Mr. Ackerman marked the following exhibits:

A-1. Application packet.
A-2. Architectural plans, 4 sheets.
A-3. Affidavit of Publication.
A-4. Affidavit of Service.

Mr. Carton said the applicants are life-long residents of Brielle that need more room in their home on Scott Road. They did receive a variance a few years ago and, as they now have more children, find they need even more room. Even though this lot is double the size required, it is on a bulbous curb on Scott Road and that is why the variance is needed for Front Yard setback. The plans proposed match the house type and will fit in the neighborhood; the addition will be away from the golf course boundary & the neighbors. Mayor Nicol kiddingly asked if there will be more children and the answer was they think they are done.

As the Board had no questions of the applicants, the hearing was opened to the public for questions and, as there were none, that portion was closed. It was again opened to the public for general comments and, as there were none, that portion was also closed and the Board went into discussion.

Mr. Langenberger said he liked the plan and felt it will fit in; the rest of the Board members agreed with him and Mrs. Vitale commented that if it weren’t for the curve in the road they were on, in the cul-de-sac, they wouldn’t even be before the Board. Mr. Condon commented he felt that building on the golf course side of the home was good, not by any neighbors and agreed with the curbing issue.

As there were no further comments, a motion was made by Councilman Garruzzo to approve the application, as presented, this seconded by Mrs. Vitale and approved by the following roll call vote:

Ayes: Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas Condon, James Langenberger, Gina Murdoch, John O’Donnell, Charles Sarnasi, Terre Vitale

Noes: None

The next item was an application for variance relief for Block 23.01, Lot 11, 618 Agnes Avenue, owned by Matthew & Lisa Kukoda, to allow construction of a new front porch & second story addition to an existing single family dwelling. Minimum Lot Size 11,250 square feet required, 7,500 square feet existing & proposed. Minimum Lot Width 75 feet required, 50 feet existing & proposed. Minimum Front Yard Setback 30 feet required, 25.5 feet to front stoop & 25 feet to existing dwelling proposed. Minimum Side Yard 10 feet required, 9.8 feet & 9.3 feet proposed to existing dwelling & addition.

The fees were paid, taxes are paid to date & the newspaper, as well as property owners within 200 feet, were properly notified. Mr. Tom Peterson came forward to testify for the Kukodas, he is an architect who has been licensed for 33 years in N.J. He also is a Professional Planner and received his degree in Chicago; he has spoken before many Boards and before this one years ago. He was accepted as an expert witness and was sworn in, along with Matthew Kukoda.

Before starting, Mr. Ackerman marked the exhibits:

A-1. The application packet.
A-2. Architectural plans.
A-3. a collection of photos, both aerial & of the existing house.

Mr. Kukoda testified that they purchased this home in December of 2011, they have been in Brielle for 3 years and hope to grow their family; they wish to add to the existing dwelling by adding on an upstairs addition for a 3rd bedroom and putting a porch on the front of the home. Mr. Peterson interjected it really is more of a 1 ½ story, rather than a full second story. The existing home now has 2 small bedrooms and 1 small bathroom.

He said the variances are needed as the lot is undersized, it is existing and they can’t expand the lot. The variances really fall into two areas 1) side yard setbacks, they are just shy of 10 feet, so to go up they have to match the existing setbacks. As they are only off by a little on each side the Kukodas would like to keep the same setbacks for the addition. 2) the covered porch in the front of the home will come into the front yard setback as it exists, it’s supposed to be 30 feet and they will be at 25.5 feet. If the Board takes a look at the aerial photos presented, Exhibit A-3, they will see that the homes here are not even with the street and along this block about 75% have porches or decks. He noted that on the one side of Agnes Avenue that this house is on, the porches or decks come to about 90%. The front yard photos will show where the porch will go and this will not affect any of the neighbors. Another photo is the side yard where the porch will meet the 10 foot side yard setback requirement, it will not be flush with the side of the home. There is a photo of the back of the home and the last photo shows a home that comes out further than this one for Front Yard Setback. Mr. Peterson felt the photos show that the variances requested are justified and stated the Kukodas have spoken to their neighbors and all are for it.

Mr. Sarnasi asked about the height of the home with the addition and was told it will be under the 35 feet allowed. The rest of the Board did not have any questions so the hearing was opened to the public for questions and, as there were none, that portion was closed; the hearing was again opened to the public for general comments and again there was no response so that portion was closed and the Board went into discussion.

The Board members did not have any problems with this variance application so a motion was made, by Mrs. Vitale, to approve it as presented, this seconded by Councilman Garruzzo and approved by the following roll call vote:

Ayes: Mayor Thomas Nicol, Councilman Frank Garruzzo, Thomas Condon, James Langenberger, Gina Murdoch, John O’Donnell, Charles Sarnasi, Terre Vitale

Noes: None

Before adjourning, Mr. Langenberger asked about the procedure in changing a zone, does it go to Planning Board first or Council. There is a food establishment that wants to come in but is not allowed in the C-1A Commercial Zone on Higgins Avenue. Councilman Garruzzo felt that this should be discussed with the Borough Attorney & Mr. Ackerman said if there is an Ordinance change it is proposed through Council, then there is a Planning Board review, then back to Council for finalization.

As there was no other business to come before the Board, a motion was made by Councilman Garruzzo to adjourn, this seconded by Mr. O’Donnell and approved unanimously by the Board, all aye. The meeting was adjourned at 7:50 pm.




Karen S. Brisben, Recording Secretary

 

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