The Planning and Zoning Board considered two applications at its September 12 meeting.
The first application was for a D2 variance for a third-floor addition to two units of a four-unit structure located at 54 East 27th Street. This multi-family structure represents a nonconforming use since it is located in an area zoned for single family dwellings. Each of the two units had a different owner who were represented by the same attorney. In support of their application, they pointed out that there was only one single family dwelling in their area with numerous structures ranging from two to eight units.
Applicants provided a document from their condo association, Ocean Edge, permitting the proposed addition. The proposed 250-square-foot addition per unit would be set back to create an aesthetically-pleasing appearance, and although it would provide a master bedroom suite, a second-floor bedroom would be eliminated to provide for a stairway to the third-floor area. Consequently, there would be no need for increased parking space. The current structure is situated on a lot that does not have any green space. Applicants’ plan calls for converting stone-covered areas into green spaces. Other benefits for granting of the variance were presented.
Three property owners on the block who were opposed to the application but who could not be present at the meeting were represented by an attorney who argued, in part, that the addition was of no benefit to the community and was not in keeping with the character of the community. Applicants’ architect pointed out numerous improvements to the structure that she considered to be a benefit to the community, such as, improvements relating to fire safety. Applicants’ attorney then introduced into evidence photos of a duplex and a single-family dwelling on the block that had third floors. Two members of the public spoke in favor of the variance.
The Board then voted in favor of granting the variance.
The second application was for a variance to position a 10- by 12-foot shed on Applicant’s property located at 401 21st Street. Applicant’s property has three front yards and no back yard. His lot fronts on Fourth Ave., 21st Street, and Evans Road. Applicant sought to place the shed five feet back from Evans Road. Evans Road was once considered an alley way, and many houses on each side of the road have pools and/or sheds fronting on it. Some time ago, the Superior Court of New Jersey ruled that Evans Road is a street and is a front yard for houses facing it. Hence, Applicant’s need for a variance.
After considerable discussion, the Board granted the variance subject to numerous conditions including specifying the location of the shed and providing green spaces.
