ZONING BOARD OF ADJUSTMENT
MINUTES OF THE REGULAR MEETING
JUNE 18, 2003
The Regular
Meeting of the Wall Township Board of Adjustment was called to order by
Chairman Clayton at 7:30 P.M. Members
present were Chairman Clayton, Mary DeSarno, James Gray, Wilma Morrissey,
Anthony Rembiszewski, Attorney Hirsch, Planning Coordinator Roberta Lang, Recording
Secretary Betty Schinestuhl, Engineer Hoover, and Reporter Patterson.
SALUTE TO THE FLAG
Attorney Hirsch
announced that all requirements under the Open Public Meetings Act had been
complied with for this meeting and read the purposes of the Board of
Adjustment.
CASE #BA16-2003
Date application
complete: May 6, 2003
APPLICANT: NICOLE & TIMOTHY DRAPER
PROPERTY: 1632 Rivercrest Lane, Block 837, Lot 5,
R-30 zone
RELIEF
REQUESTED: Bulk
Attorney Hirsch reviewed the file and stated the Board had jurisdiction
to proceed.
Timothy B. Middleton, Esq. appeared for the applicant.
Attorney Middleton explained the property is located in the Manasquan
Park section. It is off Ramshorn
Drive. The property goes to the
Manasquan River. It is located in the
R-30 zone. The applicant purchased the
property two years ago. The existing
dwelling was built in the 1930s or 1940s.
It is a converted small bungalow.
The applicant has two options, they can add onto the existing house
without variances or they can raze the existing home and build a new home which
would be more consistent with their life style.
Attorney Middleton said Mrs. Draper will testify regarding the house
design. Attorney Middleton said the
house is approximately 22 wide. The
proposed house will be 2½ story. There
are a number of existing variances which will be lessened. This will be in keeping with the
neighborhood.
Sworn by Reporter Patterson: Nicole
Draper
Mrs. Draper said she was raised in Wall Township and went to school in
Wall Township. She said her and her
husband closed on this property September 5, 2001. They intended on adding on another bedroom. It is a two bedroom house now. They started working on the house. They then realized they would need
variances. They put their plans on
hold. They rented out the
June 18, 2003 Page
2
house. She said they are now
ready to move back into Wall Township.
She said they want to make the house more conforming.
Attorney Middleton asked if Mrs. Draper has a layout of the proposed
home. Mrs. Draper said yes.
Entered into evidence:
A-1 Front elevation of the
proposed home
A-2 Photo of existing home
A-3 Front and rear elevation of
proposed home
A-4 Landscape plan
A-5 Left side and rear
elevation of proposed home
A-6 Group of photos and copy of
tax map
Mrs. Draper described A-2. Mrs.
Draper said this home has two bedrooms, one bath and an enclosed sun
porch. It is like a summer
bungalow. The photo was taken March
2003.
Mrs. Draper described the proposed home.
She said it is 2½ stories. It is
Victorian style. It will have three
bedrooms upstairs. The home will also include
1½ baths, kitchen and a great room. The
house will be 29 10 from peak to ground.
The first floor will have an open living room, enclosed foyer, kitchen
and a stairway. There is an enclosed
porch proposed. The first floor will be
757.5 s.f. There will be three bedrooms
and one full bath upstairs. The second
floor will be 757 s.f. There will be a
total of 1500 s.f. of living space.
There will be a full basement which will be a playroom for the
children. The house is 22 wide and 35
long.
Mrs. Draper explained the right side elevation. She said there are some smaller windows on that side. One window is part of the kitchen. There is also a window on the landing going
upstairs. The only regular size window
will be in the upstairs bathroom.
Mrs. Draper explained the rear elevation. She said there is a window upstairs, a window in the kitchen and
sliding doors. The windows in the front
are for the living room. There are more
windows upstairs.
Mrs. Draper said she went through 10 15 planning books. There is not much out there for a narrow
lot. She said they are trying to
conform.
Mrs. Draper said she and her father designed the landscape plan. Mrs. Draper explained the plants that will
surround the house. There will be lots
of evergreen.
Mrs. Morrissey asked if the 2½ story will affect the natural lighting to
the home next door. Mrs. Draper said
she doesnt believe so.
Mrs. Morrissey asked if there were any objectors. Mrs. Draper said no.
Mrs. Morrissey asked if the shed is going to stay. Mrs. Draper said yes.
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3
Mrs. Morrissey asked if there will be any additional utilities. Mrs. Draper said they will use the existing
utilities.
Mrs. Morrissey asked what type of siding. Mrs. Draper said cedar vinyl.
Mr. Rembiszewski asked when Mrs. Draper purchased the property. Mrs. Draper said September 5, 2001.
Chairman Clayton asked what the existing height of the house is. Mrs. Draper said she did not know. She said the planner is going to discuss
that and the elevations.
Mrs. DeSarno said she has concerns about trucks during construction
time. Mrs. Draper said she will just
make sure that all the contractors are bonded.
She said she is not going to use anyone that is not insured.
Mr. Palumbo, Rivercrest Lane, asked about the third floor. Mrs. Draper said it is a walk up attic.
Mr. Palumbo asked for the height of the proposed house. Mrs. Draper said it will be 29 10.
Mr. Palumbo asked if Mrs. Draper had a picture of how the new house will
look on the property. Mrs. Draper said
she will get him one.
Scott Darby, Rivercrest Lane, asked if Mrs. Draper was going to live in
this dwelling or rent it out. Mrs.
Draper said they are going to live there.
Mr. Darby asked if the actual footprint of the new building is smaller
than what is there now. Mrs. Draper
said yes.
Mr. Darby asked if Mrs. Draper could just add on to the existing
footprint. Mrs. Draper said they could
but it would not be esthetically pleasing.
Attorney Middleton said Mrs. Draper considered adding on to the exiting
footprint. If she decided to do that
she would not have to come before this Board.
He said the other option was to build a new home with variances. He asked Mrs. Draper if the footprint was
bigger or smaller. Mrs. Draper said
smaller. The existing home is 26.5
wide and the proposed is 22 wide. The
existing home is over 36 long and the proposed is 35. She said they are bringing in the sides and
front to make it more conforming.
Attorney Middleton asked if the house could go to 35. Mrs. Draper said yes the Land Use Office
said we can go up to 35.
Reed Finley said he had no concerns other than the fact during demolition
and construction you notify the neighbors.
Attorney Middleton said if this is approved tonight the applicant will
notify everyone who resides on Rivercrest Lane at least seven days before
construction by certified mail.
Attorney Middleton said the applicant will make every effort not to
block the lane.
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Andy Thomas, Planner, was sworn.
Mr. Thomas gave his credentials which were accepted by the Board.
Mr. Thomas said he visited the site.
He has reviewed the zoning ordinances.
He is familiar with the Master Plan.
The site is 4,230 s.f. All lots
on Rivercrest are undersized. They run
from 4,230 s.f. to 15,000 s.f. This is
in the R-30 zone.
Attorney Middleton asked if across the street the lots are R-10. Mr. Thomas said yes.
Attorney Middleton said the Manasquan section is mostly R-10. Mr. Thomas agreed.
Attorney Middleton asked if this was the only lane in Manasquan
Park. Mr. Thomas said yes.
Mr. Thomas said the house next door is one story. The house to the west is a two story
house. There are four one story, two 2
story, one 2½ story and two 1½ story. The
area is very wooded.
Mr. Thomas explained the construction of this 2½ story home requires
variances. The applicant will be
reducing the existing non-conformities.
Mr. Thomas listed the variances required. They include lot area, lot width, lot frontage, lot depth,
building setback, building coverage and impervious coverage. There is a shed in the rear. It is 2 from the property line. Attorney Middleton stated the applicant has
agreed to move the shed so there will be no need for a variance.
Mr. Thomas said the bulk variances are being minimized.
Mr. Thomas said this will be a more conforming structure. The setbacks will be reduced. Building and impervious coverage will be
reduced. The proposed 2½ story home will
fit in with the neighborhood.
Mr. Thomas said, in his opinion, there is no negative impact.
Attorney Middleton stated if the applicant went with the plan to add on
the home would be much larger. Mr.
Thomas agreed.
Attorney Middleton asked if this house was designed for this
property. Mr. Thomas said yes.
Attorney Middleton asked if this would have any impact on the
neighbors. Mr. Thomas said no.
Attorney Middleton said the neighborhood is all developed. Mr. Thomas said there are a variety of different
style homes in the area. This home
would fit nicely in the neighborhood.
Mr. Thomas went over the adjoining lots using a tax map. The lot to the east is 45 wide and 94
deep. The lot to the west is 67.5 wide
and 94 deep.
Mrs. Morrissey said this house will be 2½ stories, it will be 29 10
high. The other homes in the
neighborhood are 2 stories, 1 story and 1½ story. She asked if this would fit in.
Mr. Thomas said this will be the second 2½ story and it will blend in.
June 18, 2003 Page
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Mr. Gray asked what the height of the house next door is. Mr. Thomas said about 23.
Chairman Clayton asked if the attic was going to be finished. Mrs. Draper said no.
Chairman Clayton asked what are some of the heights of the other houses
in the neighborhood. Mr. Thomas said
across the street there is a two story house with a garage. There is another two story along Riverview
Terrace.
Chairman Clayton said the proposed house setbacks are 11.6 on both
sides. How does the rest of the neighborhood
setback. Mr. Thomas said according to
the survey the house next door has a 12.35 setback.
Attorney Middleton said the Draper lot is 45 wide and the proposed home
is only 22 wide. The home could not be
reduced much more.
The application was open to the public.
Steven R. Kiselick, 1634 Rivercrest Lane, was sworn. Mr. Kiselick said there are no 2½ story
buildings on the lane. Mr. Kiselick
said the Drapers have one of the smallest lots on the lane and they are
building one of the largest homes. He
asked if it could be reduced a little.
He also asked if the trees could be saved. Attorney Middleton said this house will be smaller than the
existing footprint. They could build a
home up to 35 in height.
Attorney Middleton said there will be at least two parking spaces in the
driveway.
Attorney Middleton said what the applicant is planning to build is
consistent with the Manasquan Park area.
Mr. Kiselick said there are so many variances with this application. Attorney Middleton said you testified that
you were concerned that there are so many variances with this application. Mr. Kiselick agreed. Attorney Middleton said they are existing. The applicant is agreeing to minimize some
of them.
Mr. Kiselick asked if the plants in the front yard would remain. Mrs. Draper said not the rhododendrons.
Mr. Gray asked if there was no parking on the lane. Mr. Kiselick said no.
Attorney Middleton said they would like to keep the driveway at 60 but
that would increase the impervious coverage.
The Board agreed to the 60 driveway.
Mrs. Morrissey asked the applicant if she thought the height could be
lowered a little. Mrs. Draper said if
they lowered the pitch they would loose the third floor dormer window.
Scott Darby was sworn. Mr. Darby
said he is not against anybody improving their home. He just wants to make it known that he added on two years ago and
he tried to take into consideration the neighbors. He said he did not need a variance. He did not go up 35. He
has
June 18, 2003 Page
6
concerns regarding the house fitting in the neighborhood and looking
right. He said he does not want a
monstrosity of a house in the neighborhood.
The application was closed to the public.
Attorney Middleton said the applicant plans to build a house smaller than
what she could have. She is limiting
the height to 29 10. She is reducing
certain variances. The applicant will
notify the neighbors before the construction process. The house is only 22 wide.
It is not a big house. There is
a problem with reducing the height of the house because of the pitch of the
roof. The house is so narrow the roof
would almost be flat. The attic is not
a bad idea. To eliminate the ½ story
would eliminate storage space and change the pitch of the roof. All the houses in the neighborhood are
different. The setbacks of lot 4 are
approximately 6.8 from the property line.
The setbacks of lot 6 are approximately 14 from the Draper property
line.
Mrs. Morrissey moved to approve the application subject to moving the
shed, notification to the neighbors when construction would start, front yard
setback of 24 and maintain the 60 driveway.
Also the trees in the rear will be preserved. Mrs. DeSarno seconded the motion which was unanimously approved
by a roll call vote. (Mesdames.
Morrissey, DeSarno, Messrs. Gray, Rembiszewski and Clayton voted yes.)
The meeting recessed at 9:25 P.M.
The meeting resumed at 9:35 P.M.
CASE #17-2003 Date application complete: May 19, 2003
APPLICANT: JOSEPH & RUTH GIUFFRE
PROPERTY: 1702 Beverly Street, Block 110, Lot 4,
R-7.5 zone
RELIEF REQUESTED: Bulk variance
Attorney Hirsch reviewed
the file and stated the Board had jurisdiction to proceed.
Sworn by
Reporter Patterson: Joseph
Giuffre
Ruth
Giuffre
Mr. Giuffre said
he has lived in his home for 35 years. The
house burned. He has a temporary
C.O. The room in the back is the only
one not finished. He would like to get
it finished. There was a room back
there. It was 12 X 18. He wants to replace it. The back door was changed to the center of
the house. He has to extend the room to
18 X 18.
Attorney Hirsch
asked if he was going over the permitted building and impervious coverage. Mr. Giuffre said yes.
Attorney Hirsch
asked if the house was going to be larger.
Mr. Giuffre said the only difference is the 6, everything else is the
same.
June 18, 2003 Page
7
Attorney Hirsch
asked if the lot was only 5,000 s.f.
Mr. Giuffre said yes, it is 50 X 100.
Mr. Giuffre
explained the original structure is still there. The outside room burned down to the slab.
Chairman Clayton
asked if the house would be any closer to the neighbor. Mr. Giuffre said no, the additional 6 is
going toward the middle of the lot.
Chairman Clayton
asked if that was a family room. Mr.
Giuffre said it was a sunroom and we want to make it more enclosed.
Attorney Hirsch
said the engineer had a question regarding the survey. You submitted different drawings. The survey that we have is the one that was originally
submitted. Mr. Giuffre said the survey is
wrong.
Attorney Hirsch
said if the Board approves this application they would need an accurate
survey. The setbacks, deck, everything
must be shown. The survey has to show
exactly what you are going to do. Mr.
Hoover told Mr. Giuffre if he needed help he would give him a list.
Mrs. Morrissey
asked if the existing slab was 12 X 18 or 18 X 18. Mr. Giuffre said it is 12 X 18. He said he just wants to extend it 6.
Mrs. Morrissey
asked if the applicant was going to need additional utilities. Mr. Giuffre said they were going to just
have a gas heater in the back.
Chairman Clayton
asked Mr. Hoover if he scaled the drawings.
Mr. Hoover said yes the setback in the rear is approximately 7 to the
deck. The side setback is approximately
7.26. It is consistent.
Mrs. Morrissey
asked if the shed was going to remain.
Mr. Giuffre said it will stay exactly where it is.
Chairman Clayton
asked for the height of the addition.
Mr. Giuffre said approximately 13.
The application
was open and closed to the public.
Mrs. DeSarno
moved to approve the application subject to an accurate survey being submitted
to the Board Engineer. Mr. Rembiszewski
seconded the motion which was unanimously approved by a roll call vote. (Mrs. DeSarno, Messrs Rembiszewski, Gray,
Mrs. Morrissey and Mr. Clayton voted yes.)
RESOLUTIONS TO BE MEMORIALIZED:
PB PRODUCTS
NORTH AMERICA, INC. BOA#29-2002
Block 12, Lots
1, 2 & 3 DeSarno/Gray
June 18, 2003 Page
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There being no
further business to come before the Board, a motion was made, seconded, and
unanimously approved to adjourn the meeting at 9:58 P.M.
Respectfully
submitted,
Betty Schinestuhl
Recording
Secretary