Ocean Zoning Board Approves Several Variances, Encourages Compliance with Regulations

In a recent meeting, the Ocean Zoning Board approved multiple property variances, with attention to maintaining zoning regulations. Among the approved projects were a second-story addition on Mammoth Road, a detached cabana in Oakhurst, and alterations to pre-existing non-conforming structures. Board members emphasized the importance of addressing potential drainage issues and ensuring compliance with zoning rules.

The Mammoth Road property in West Allenhurst ignited the most discussion, as the applicant sought approval for a second-story addition, covered front and side porches, and a circular driveway. Despite the lot not meeting the required lot depth or front yard setbacks, the board, including members like Richard Van Wagner and Gino Dellomo, expressed interest in the proposal. The design aimed to add more bedrooms and parking spaces to an existing Cape Cod-style house, causing members like Victor Ashkenazi and Anthony DeGennaro to request clarification on the exterior finishes and the impact of the proposed roof on the front porch setback.

A similar case was a detached cabana proposed within the rear yard setback of a property on L Court, Oakhurst. Zoning officer Ronald J. Kirk noted that the cabana could be placed in a fully conforming location, but it would then have a greater visual impact and hinder its relationship with the pool. After considering the proposal, the board agreed to approve the project under the condition of revising the grading for proper drainage.

The meeting also saw the approval for a structure adjacent to a tennis court, pool, and pool house/garage, which required a rear yard setback variance. This structure, described as having two enclosed areas and being generally open elsewhere, was presented as having minimal impact and in compliance with regulations. The enclosed space needing setback relief was noted to be relatively small and low in height.

In another instance, an applicant sought approval to keep an existing inground pool, patio, pool equipment, and fire pit, all of which were constructed in violation of zoning regulations. After explaining the safety measures taken, including the construction of a wall around the fire pit and a six-foot PVC fence around the backyard, the board passed a positive resolution.

The Fallis Family Trust proposed an addition to the second floor of a pre-existing non-conforming dwelling. This addition, despite violating the required lot depth and rear yard setback, was approved after being presented as being tucked into a corner of the house with a greater setback than other existing parts.

Also approved were proposals for the conversion of existing garages into cabanas and accessory buildings that did not meet required setbacks. In both cases, the board seemed satisfied that potential drainage issues would be addressed during pool construction and compliance with code officials.

Note: This meeting summary was generated by AI, which can occasionally misspell names, misattribute actions, and state inaccuracies. This summary is intended to be a starting point and you should review the meeting record linked above before acting on anything you read. If we got something wrong, let us know. We’re working every day to improve our process in pursuit of universal local government transparency.

John P. Napolitani Sr.
Zoning Board Officials:
Ronald J. Kirk (Director of Community Development and Planning Administrator), Claire Vilanova (Secretary to Zoning Board of Adjustment and the Recording Secretary for the Board), Shawanda Beale, John Fuller, Lisa Littman, Gino Dellomo, Richard Van Wagner, Jason Chmura, Victor Ashkenazi, Gitta Kaplan, Anthony DeGennaro, Anthony Pugielli, Mark Leneski

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