Gotcha. Gotcha. Welcome everyone. Today is Tuesday, November 18th, 2025, and this is a regular meeting of the city of Asbury Park Zoning Board of Adjustment. Vice Chair Scully, can you please call this meeting to order? >> Thank you, Marie. Uh, this meeting is being held in compliance with the Open
Public Meeting Act, chapter 231, Public Law 1975. Adequate notice of this meeting has been provided to the coaster and the Asbury Park Press by publication of the annual meeting notice and posted on the municipal build bulletin board and municipal website. All notices on our file with the board secretary.
Official action may be taken on the following matters before this board. This meeting is being recorded by APV and I urge anybody with a cell phone to please turn it to mute. Roll call, please. Marie >> Wendy Glassman is absent. Daniel Harris
>> here. Russell Lewis >> here, >> Jill Potter here, >> Natalie Pasarini is absent, JJ Hall >> here, >> vice chair Scully >> here, >> and chairman Avalone is absent this evening. >> Okay, so the first thing on our agenda is the resolution to approve 9 Sunset
Drive, block 2304, lot 16. >> Um, eligible members, Daniel Harris, Russell Lewis, Natalie Pastorini, who's absent, JJ Hall, and Chairman Abalone who's absent. So, um, need a motion. And >> we have enough. >> Who's here?
>> Well, we do for the resolution. We have JJ, we have, um, Russell, and we have Daniel. >> That's fine. I'll second. >> You need a first. >> Oh, I thought you No, I recused. Yeah, Jill and I are recused. >> So, you'll make a motion.
>> I'll make a motion to adopt. I'll >> second. >> Okay. Okay. Okay. Daniel Harris, >> yes. >> Russell Lewis, >> yes. >> JJ Hall, >> yes. >> Okay.
>> Next on our agenda is resolution to approve 1103 Drummond Avenue, block 2011, lot 5. Uh, I will make a motion to approve the resolution. Also, >> secondly, Gotcha. Um,
Daniel Harris. >> Yes. Vice Chair Scoly. >> Yes. >> That's fine. >> That's all I got. >> That's it. >> Yeah. Okay. All right. >> Okay. Just one application tonight. Uh this is for 610 Fth Avenue, block 2803,
lot 4, Mr. Yanosi. Am I saying that correctly? >> Yanosi. But either way, >> I apologize. >> Made up once. >> Mr. Chairman, uh uh I had two members, yourself included, and Russ Lewis, sign
certifications that they reviewed the transcript from the 12th of August so that they're eligible to vote. We have five and a quorum. Uh variance application requires majority quorums and at least three out of five votes. >> Okay. >> Other than that, this was carried
without further notice from what I understand among us to now. >> Okay. >> Assume that's correct. This was carried without further notice from Yes. >> Okay. Please raise your right hands everyone. Some swear affirm the testimony about the given matter the
truth to all truth to nothing but the truth. >> I do. Let's start with you. We'll have you say names and state for spell for the >> Sure. Jonathan Wolf W of Jonathan Wolf Architecture and Design.
>> You were qualified as an architect at the office meeting. I assume >> I was indeed. Yeah. >> Okay. And are you still licensed and in good standing? >> Yes. >> Great. Okay. Sir, >> Robert Yan. >> Y A N O S E Y. >> You're a property owner. Correct.
>> Yes. >> And to my right, >> Donna Miller, board planner. >> Thank you. >> Okay. Uh, Mr. from the last time that we were here in August, your application was for some
improvements to the single family dwelling and then also the garage. >> Uh, and I think the board uh gave you a little bit of guidance, but not too much guidance. And now you are back with a revised application. Is that correct? >> Uh, yes. We uh, as you've probably seen,
we dropped some things from the application. uh we took off the whole uh back of the house part that we had and the Julia balcony in the front of the house and we just concentrated on the ADU aspect and even shrunk that a bit to put into uh to fit into the existing
footprint instead of requiring any kind of uh expansion uh uh of the footprint. So now it's just literally going straight up one floor and uh we would just make that whole uh structure an ADF. >> Okay.
>> All right. Mr. Wolf, do you want to walk us through the >> Yeah, I'd be happy to. >> New plans and the uh our planners report. >> Yeah. Um just um following what Rob just mentioned, we were able to reduce um the
initial five variances and two design exceptions that we had originally uh been met with in August um down to to two variances. One of them being being fairly minor uh being more minor than the other best. Um, so
similarly to our first proposal back in August, uh, we have a a two-story ADU that we're proposing. Uh, it's the expansion of a single story garage at the back of the lot. Um,
here's, as Rob mentioned, the proposed footprint. May I the footprint would be the same as the garage. Um, we have some challenges on the site with regards to lot coverage uh and building coverage.
We've been able to sort of balance that at this point um and not make any propose any increases to building coverage or lock coverage. So, we're we're pleased uh you know that we can that we can propose that condition um rather than sort of the increases in
both that we had both in August. Um so our the two variances that we're here seeking have to do with um rear and side setbacks for an accessory dwelling unit. Um we have uh it at the rear of the site. This is the south south side of
the site. There's 2 uh 8 ft uh in the back where 3 ft are required. Um so really the 08 to 3 feet is just a matter of inches that we are off on that rear setback unfortunately. Um it does
align with the neighboring buildings. So that's the first uh variance that we're seeking this evening. The second on uh our west side um the current structure is 2.2 ft off of the west property line
where 5T is required. Uh and those are the two variants that we've been able to sort of really focus on what we wanted to to propose um and what we felt was sort of the the worked best with sort of the existing state of the site.
>> Yeah. And those are just the existing non-conformities but we're going up which I guess uh exacerbates it and right >> that's >> okay. So you're not changing the footprint if if I remember correctly from the video you want you were you're widing the garage for a staircase. footprint is staying the same.
>> Yeah, we had we had proposed widening it for an ex for us to include a stair. Um and we had proposed a canal lever um off of the the north side of it which which would have increased the coverage as well. >> And we just took those out and now it's just the same the existing covering.
>> Yeah. >> Okay. >> Which is I do the size on that. It's uh it's 12'5 in wide by 227 um in depth for a total of 560 ft typical onecar garage for this city.
Okay. So that's yeah that's you know sort of we feel like this still you know is captures the the sort of the features of the ADU that the the YES um are trying to achieve on their site.
Yeah. And it's um you know from just if you see the lot, it's all garages back there. Like it would just be going up you know a story like surrounded by garages in the back. Uh where you know I don't think we're obstructing anybody's uh like living space or anything like
that by going up. Yeah. >> Why not? Um we were trying to add some photos this way. Yeah. Okay. Can I mark it? >> Yes. >> Okay. Sign and seal this time. >> Sure. >> A1 you said.
>> Sure. >> Um >> with today's Did you previously have an exhibit? >> It matches the submission to the board. >> It was submitted. So >> So this is Is there anything in the record already marked as A1? >> Oh, from the last one.
>> Yeah. >> Um we took some some aerial votes tonight. Talk about a second. >> We'll make it a AA1. That's all. >> A A1 >> just in case there's previously an A1 already in the record. >> A A >> there was there was not. >> Okay. All right. So, we'll make it a A1.
>> A1. That's good. >> 25. >> We took a few aerial photos just to give you a sense. I mean, I know everyone's familiar with um that way. Um but it shows a bit about you know gives a little bit of context
for what the surrounding neighbors uh have at the mirror and both of these sort of examples to the west. Um and really the the east as well are twotory plus structures. Um clearly they've been
there for a while. They're not newer structures but nonetheless we're sort of um a dimminionative structure from another large structure. It's multif family buildings on e either side of us and even further than that on each side and we're just the little tiny single
family building kind of tucked in between. Uh the driveway is a shared driveway with us and one of the uh multifamilies next door. We tried to take a photo of that to show that the park you can see uh our parking is on the right of that parking photo. Uh well
the first one I guess uh that yeah that one. And you can see uh we have two cars there. Um, and there's still plenty of room for, you know, I know parking was a consideration for the ADU, so we made sure to try to show that you could fit uh a third car, honestly, probably even
a fourth car right there. >> See, I mean, with the shared driveway condition, I mean, there's currently five back there now, and everybody's sort of used to functioning that way. >> Oh, yeah. And they put four on their side regularly, too. Like, it it's um like there's plenty you just go in and out like >> So, we're trying to address some of
those concerns that were concerns, you know, I think that the board had back in. Yeah. Um, and then, uh, >> designwise. Yeah, it's Go ahead. >> Well, I was just going to say the, uh, the garage behind our garage, uh, was,
uh, it's a twotory garage. The other ones are, uh, just one story on the sides of our garage. Uh, but they're just used as garages. So, >> that's right. This is sort of behind you, right? >> Yeah. Like, I don't think we're encroaching anybody's house or anything
like that. um or blocking any kind of use. But >> yeah, I mean the accessory dwelling unit allows for a taller profile, you know, has this 20ft height limit, but at the same time, so even though we are in compliance with that limit, I don't think we're sort of taking away or, you
know, negatively harming any of our neighbors in any way even, you know, within saying >> and I've spoken to the neighbors, too. I should have mentioned that. Sorry. I spoke to uh >> Yeah, don't tell us what you talk to. Okay. >> Oh, sure. Sorry.
>> Yeah. >> Okay. >> What you can talk to us about is is So, I understand the that you feel that there's no negative um uh the negative criteria, but if you can talk a little bit more about the the positive criteria. >> Sure.
>> By putting in >> Oh, you're not a planner or an attorney. Correct. >> No, I'm an architect. >> That doesn't matter. >> That's you can't talk about negative criteria. >> Kid Rom is the owner. I see. Okay. >> Yeah. Um >> I know the town uh and a lot of places
uh in New Jersey and just around the country are interested in, you know, providing places for people to live. You know, a lot of that's done through ADU programs like this. Uh and you know, I'm very much of a similar mindset. I like to see things get used. The garage is
just sitting there. Uh you know, it as it currently stands doesn't even have power to it. Um, so it's just kind of a structure that at most we could use for storage. It honestly doesn't even really make sense to park in it because if you park in it, then you just have to leave room to get in and out anyway. So, uh,
you know, it just seems like the highest and best use of that building for, uh, the community. You know, uh, in the immediate term, uh, we would make use of it, but in the long term, you know, that is a place where people can rent and
live far into the future. And you know I I think it fits the kind of goals of the community and you know just uh you know I agree with those goals. >> Thank you. >> Couldn't have decided by it myself. >> Donna, what's the parking requirements
for >> three? >> Okay. So there so they're just >> for parking. >> Okay. All right. >> Okay. >> Can you talk talk about what's behind the garage? Your it would be your fourth Avenue neighbor. Uh,
>> do they have a back? I'm trying to look on the >> Yeah, that's an AD. I don't know if it's an ADU, I shouldn't say. But it's an accessory building on their lot. Uh, I don't know how it's classified, uh, like zoning wise, but um, the blue >> the blue stroke. >> Yeah, the blue building. Yeah, they
recently redid some of that, so I don't know if they had some stuff that they applied for themselves, but >> that's the same backyard as to the left of that picture as the grass, or is that two separate properties? >> You know what? So that um that's a single property with the the structure
and the grass and then this is the two properties that you imagine perhaps same width and it was split in half with a shared driveway. >> So it's >> yeah like our our neighbor that we share the driveway with is 610 and a half. So like it's like we had ass beyond that.
I'm talking what would be your 4th Avenue neighbor that you that you're butt up against? >> The tax map I think might be most useful. I'm just asking is that blue structure part of your back neighbor's property? >> It is indeed. >> And it goes hand in hand with that green stretch of >> grass. The same property.
>> Okay. That's what I was looking for. >> Yeah. And then the properties in front are half as wide each. >> Yeah. >> Okay. So, it's one property. >> Mhm. >> Todd, did you have a question in your report about the the windows or something? Did I see that?
I'm sorry, the windows. You said something that they didn't match up. >> It was just an inconsistency in John's drawings that uh >> Yeah. >> Yeah. >> I'm more interested in the loft, but >> Oh. >> Um so yeah, I guess on that um
on the different sides of the building, some of them are like six over one, others have no um mountains. But um again, if that's just, you know, how it rendered or whatever as program, >> just as long as you all the windows
match, that would be nice. Although, uh that standard really only applies to like street facing >> facades. We had we had looked at a few options for those front facade. Um, and there had at one point there had been an inconsistency
with the number of windows shown on the second floor plan versus what was shown on elevation. We have corrected that and shown two windows on the second floor in the elevation just fairly symmetrically. >> So there's there's three floors. There's going to be three floors. >> Just two. Just two.
>> But then there's a there's a loft on there's what would be the third floor. >> Yeah. We we we tried to squeeze the loft over the top of the bathroom just to have any kind of extra, you know, as you mentioned before, we um had to remove the staircase that was on the side and we removed the cantal lever. So, we're just kind of uh I don't know if it comes
across in the drawings, but it's a very tight space. So, we're just trying to squeeze in >> less than 3 ft to the ridge. >> Yeah, it's not a floor. It's um anything, >> you know, we can put some stuff up there. You know, it's just on top of the bathroom essentially on the second floor. So like it's only uh half the
>> at it highest point it's about 2T 11. >> So it's not going to be used for a bedroom or Yeah. Okay. So more storage than a then try to put a mattress up there in a bedroom or something. >> I think the goal is just to you know >> have a place to put things and do you
know what we can with the space. Um just because we felt like we were running out of options in terms of trying to squeeze everything into you know what's essentially the footprint of a single car garage. Uh, and then when you put the stairs inside too, we, you know, end up costing ourselves some space that way, too.
>> Are you going to have lighting in the loft? >> Sorry, what was >> Are you going to have lighting in the loft? >> Lighting? >> Yeah, lighting. Lights. >> Yeah. Oh, in the loft. In the loft? >> Yes, sir. >> Um, I mean, I think we were envisioning so, you know, the uh second floor in
general have uh I guess a vated ceiling in the front part and then over the bathroom is the loft like said. So, I think we were envisioning just um like I don't know if recess lighting or how you would you know exactly say just you know ceiling lights that kind of like go uh I don't think they're on the drawing at
all. Right. Like >> No, I haven't done power lighting yet. >> Yeah. I don't think we really kind of got into it, but I was just envisioning kind of just lights up. >> I just as long as you're envisioning it's you know about that tall at the ridge. >> Oh, no. I don't mean to Yeah. Well, I mean space I know you talked about
>> Yeah. Just the whole like Yeah. We've been through this. Y >> where are the mechanicals going? >> So, um we're pulling water and gas from the house. Um Oh, no. >> Gas, just water and electric from the house. >> And electric to and from the house. Um
our point of >> and sewer, I would assume as well, right? >> Oh, yes. >> It has to be our our main apparently it has to go back to the main house. >> Yeah, it has to all go back. So, that's a bit of a challenge in itself. Um and then
um we haven't yeah but um we haven't really discussed heating and cooling. >> Uh I mean I think we were just envisioning you know like uh kind of those um split >> split. Yeah. >> Yeah. So I think likely then on the side
of the ADU with more space, certainly not on the the tight side, we would propose our condenser unit over there and it would just be one outdoor unit >> and hot water. >> Um from the house >> so you don't need a tank.
>> Um >> we have a tankless like system >> if that works. >> Is there you know we could get back to you and let you know what we've decided if if we get approval to move forward. We'd be happy to share our plans for that. >> Donna, would you be able to work with
them on something like that? Is that allowed? >> I'm sorry. >> With any utility issues? >> I mean, there are definitely ways to make sure they're all satisfied within the structure. Uh, like you said, the mini split unit, a tankless hot water
heater. Um, that's all stuff that would be, you know, more detailed at at the zoning office. I think though >> I think we can do it though with the space that we have without sort of any additional uh mechanical spaces or
anything like that. Um you know I think we can stick with what we proposed spatially uh and work with that work within that. >> Are you planning on pouring a new floor? >> Uh we were just talking about that out there actually. Uh cuz that was
something I you know I told John I'm open to whatever we have to do to make it work. Uh but he was saying that he spoke to um I guess I can't do hearsay or whatever but like we were talking about it before but um we think it could work with the existing foundation and walls. Uh >> really? Oh, okay.
>> But I'm open like if it has to be a new thing, then I'm open to that, you know, like I just want to make it, you know, as you see, like we're just trying to make it work how we can. So if I have to get a new foundation port or something. >> Well, if you have to pour a new slab,
you can get that heated and it probably would heat the entire interior. >> I was wondering that. So that is something you can >> Yes. And that's probably what you should look into. >> Yeah. Okay. Um, >> and you could probably heat the entire thing just with the slab. >> Oh, that's great. >> That small.
>> Maybe. >> We were thinking about a heated slab. Actually, we talked about this last week. >> A little chilly. >> Maybe. >> Mr. Wolf, you might not be the best person to answer this, but what about storm water runoff from the from the roof?
>> Sure. So um in our last meeting um we did speak with the board engineer um about retaining an equal amount to the I think the size of the roof. Am I getting confused with 102 subset? >> I think that was the um enlarged part of
the building. >> Right. Yeah. >> Um we have not specifically discussed water retention. We did receive a a report from the city engineer from Avakian's office. >> Yeah. Board engineer. >> The board engineer. I'm sorry. >> Yeah, that that was uh and that was with
the bigger uh version too, I guess. Um but um >> the whole the whole lot kind of runs uh downhill to the street as it is, so we never have any kind of water gathering. Uh and we also mentioned uh I think what John is thinking of is on the uh the easterly
side uh like even down toward where the house is is currently concrete. Like pretty much the whole lot as it is, it's like concrete everywhere. uh and we would have to possibly dig that up uh you know when we're running the plumbing and electric anyway. So I'm open to if
you know the town felt it was better for drainage or something to like leave that to be permeable to you know help get that kind of thing down. So >> Jack, we can make any recommendations >> you did for the bigger structure and addition.
>> Correct. >> I would propose we're not changing the area of the roof, you know, and really not generating any more revenue. >> I would make it subject to a document. >> Mhm. >> Right. >> Yeah. Because you got to make sure the drainage is >> so be subject to a report. Yeah. or if
it's revised from his the new structure, whatever he recommends, that's what's going to happen to. >> Can we include the mechanicals just in case if they do mini splits that does have a condenser outside? >> Yeah. >> So, where that needs to be >> the mechanicals got to make sure we don't encroach on the side. >> That's what I'm concerned with.
>> He's got seven. >> Yeah, we got only needs five. >> Okay. >> We just see it laid out, you know, so if >> the engineer can look that look at that as well. Yeah, I'm confident we can comply with that requirement. >> Yeah, I didn't think of that.
>> So, we'll get that reviewed by him as well and make sure >> certainly component perspective. >> Mhm. >> Okay. >> Any other questions from the board members for
Mr. or Mr. Wolf? Anybody in the audience that has a question for Mr. or Mr. Wolves. >> No. >> Okay. Oh, that's good. >> All right. Thank you. Um, any further deliberation?
>> Public comment. >> We ask question. Let's say for public comment. >> Sorry. Yes. >> Unless Donna, you have anything else? >> Donna, anything? No. Uh, anybody from the public would like to make a comment on this application? >> Or forever hold your breath.
>> Uh, none. We'll close public comments. Okay. >> And we'll open it up to board deliberation. Anybody have anything? Any questions? >> No, it's kind of cut and dry to me. I mean, the 2 and 1/2 ft on one side concerns me, but it's already existed,
so they're living with it now, >> right? >> Um, we also pretty much answer the question I had about heating it with the slab. I was going to ask them where they want to put in registers, >> but the slab will, you know, that that'll work also. And it's not like a mountain a big
house. You know, you get you're maximizing the existing space. >> Yeah. >> You know, in a nice way, you know, quite sure it'll add to the to the property. God bless you. Let's go. >> I think so. Yeah.
>> Well, it's certainly an improvement over the previous application. Just talking about the ADU. Obviously, we're not talking about the main house. Um, it makes more sense. Mhm. >> Um, it's obviously not an ideal lot for an
ADU. As you guys discussed before, the ADU, which is a new >> ordinance that we are allowing here in town, is really sort of geared for larger properties. But, um, based on the limitations you're dealing with, I can't
really argue about it. Um, from a zoning perspective, it's um little impact if any. You are you seem to be figuring out the parking situation already. >> Um, >> so if you're living harmoniously,
um, I don't really see too much of a negative impact. and I I appreciate your willingness to um come back with revised plans uh and with uh the limited guidance that the
board can give you and did give you in August. So, I I appreciate that. Um I think this is a much better plan as uh Russell said. So, >> and you can always come back for the main house if you want later. >> It's occurred to us, right? >> Yeah, we were we were thinking about
doing it that way. We figured uh you know just from the last meeting like it seemed like it just made sense to just isolate you know what we'd like to just work on first get that you know figured out and then go from there instead of >> confusing things if this was the priority then yeah I think bifurcating
it and focusing on this and getting it built and done and situated and then you can assess what else you might want to do with the property. >> All right. Anyone else? All right. I will make a motion to
approve uh 6105th Avenue, lot 2803, lot 4, subject to our engineers review of storm order and our engineer and planners review of mechanical locations replacement, however we want to word
that. >> I'll second. >> Sorry, was that Russell? >> That's me. >> Okay. >> Okay. Daniel Harris, >> yes. >> Russell Lewis, >> yes. >> Jill Potter, >> yes. >> JJ Hall, >> yes.
>> Vice Sher Scully, >> yes. >> Okay. >> Thank you. Thank you very much. >> Uh, motion to adjurnn. >> Motion to adjurnn. >> All right. Can we get a second? >> Second. Okay. Thank you. >> Thank you very much. All in favor?
Thank you.