Sea Bright Planning Board Debates Awning Proposal Amid Permit Confusion

The recent Sea Bright Planning Board meeting centered largely around a proposal for a new awning on Ocean Avenue Realty LLC, the interpretation of a CAFRA permit, and a debate over the awning’s status as a temporary or permanent structure. The proposal was ultimately approved, but not before rigorous discussion and testimony.

Kevin Moore, representing 1485 Ocean Avenue Realty LLC, began the meeting by seeking approval for an awning to cover an existing deck. The awning, Moore explained, was intended to provide shelter during the fall and spring seasons and offer sun protection in the summer. Despite its substantial appearance, Moore maintained that the structure was temporary and could be disassembled within 3 to 4 hours. Leckstein, and Elizabeth DeGiulio expressing concerns. The matter was further complicated by documentation from the zoning office, which described the new roof as a permanent structure.

This discrepancy led the board to scrutinize the Coastal Areas Facility Review Act (CAFRA) permit associated with the project. The permit’s wording became a subject of debate, as board members questioned whether it accurately reflected the proposed structure. They also queried if their approval should be conditioned based on a specific timeframe and whether the permit’s interpretation could bind CAFRA, which holds ultimate authority.

Despite the confusion, Moore reassured the board that their approval was irrelevant to the CAFRA permit. The discussion also touched on a proposed walkway extension on the beach, which Moore clarified as a temporary structure not requiring planning board approval.

Further testimony was given by Walter Hopkin and Christopher Zorski, who presented several exhibits and provided their perspectives on the awning’s compliance with the permit. They addressed concerns about its intended use and potential removal during winter months, emphasizing the owner’s responsibility for any potential damage.

A representative of the applicant provided additional insight into the awning’s construction, explaining that the structure, made of welded 1X2 aluminum, could withstand winds up to 50-60 MPH. The canopy, they noted, would be removable and taken down in the event of stronger winds.

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.

Brian P. Kelly
Planning Board Officials:
Frank Lawrence, Erwin Bieber, C. Lance Cunningham, Stephen Cashmore, Marc A. Leckstein, Elizabeth DeGiulio, David DeSio, Peggy Bills, Jon Schwartz, Mark Zelina, Candace B. Mitchell (Board Secretary), Benjamin A. Montenegro (Board Attorney), David J. Hoder (Board Engineer), Jennifer Beahm (Board Planner)

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