Cape May Zoning Board Faces Debate Over Garage Space Use and Historical District Compliance
- Meeting Overview:
The Cape May Zoning Board meeting focused heavily on the interpretation of zoning laws concerning the conversion of detached garage spaces into living accommodations, sparking a detailed debate on the implications for local homeowners. The board also reviewed applications for modifications in the historic district, with particular attention to maintaining the character of the area.
1:13:55A central issue during the meeting was the notice of violation received by Pamela and Thomas Harrison concerning their property on New York Avenue. The violation arose from the classification of the second floor of their garage as a living accommodation, which is prohibited under current zoning regulations. Attorney Erica Lazama, representing the Harrisons, argued that the space lacked essential features such as kitchens or bathrooms, which would typically define a living area. The Harrisons emphasized their intent for the space to serve as a “man cave” or quiet workspace, not as a residence.
1:48:33The zoning officer’s decision to issue the violation was challenged by referencing past approvals for similar structures, including art studios above garages. Concerns were raised about the potential for inconsistent application of rules, with some participants arguing that any changes to the interpretation should be formalized through ordinance amendments rather than unilateral board decisions. The debate underscored the need for clarity in zoning laws and how they are applied, particularly concerning detached garages and auxiliary structures.
0:28Another major topic was the proposed rooftop deck addition by Katherine and Robert Barbaro at their property on Second Avenue. The board deliberated on the project’s compliance with existing zoning regulations and its impact on the historic district. The lot, which borders wetlands, is non-conforming, yet the proposed addition adhered to all bulk regulations and did not require additional variances. Architect Paul Faron confirmed the deck’s design would not increase lot coverage or infringe on required setbacks, maintaining the character of the neighborhood. The board discussed visibility concerns and the need for Historic Commission approval, emphasizing the importance of preserving the district’s aesthetic integrity.
35:18Similarly, Allan and Sher Blumenthal’s application to add a screened-in porch at their property on 109B First Avenue was examined. The board’s engineer noted the need for compliance with affordable housing requirements and final Historic Preservation Commission approval. The Blumenthals expressed health-related motivations for the addition, emphasizing protection against mosquito-borne diseases due to their property’s proximity to a nature preserve. Architect Pam Fine presented the project’s specifics, highlighting the proposal’s benefits, including improved drainage and reduced lot coverage. The board unanimously approved the application, noting the minimal impact on neighbors and alignment with zoning criteria.
2:04:13The meeting also involved discussions on the interpretation of what constitutes “habitable space” within zoning laws. Board members deliberated on definitions and their implications for future zoning decisions. The discourse revealed a need for consistency and potential ordinance amendments to prevent disputes over property use. The meeting concluded with administrative matters, including payment approvals and future meeting scheduling, alongside suggestions for reviewing the master plan to guide future zoning decisions amid potential disasters and rebuilding efforts.
Zachary Mullock
Zoning Board Officials:
Norman Ledwin, Mary Notch, Stacy Sheehan, Sam Venuto, Timothy Walsh, Theresa Werner, Marvin Zektzer, Michael Yeager, Sarah Stevenson, Karen Keenan (Secretary)
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Meeting Type:
Zoning Board
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Committee:
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Meeting Date:
02/27/2025
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Recording Published:
02/27/2025
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Duration:
143 Minutes
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Notability Score:
Routine
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State:
New Jersey
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County:
Cape May County
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Towns:
Cape May
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