Long Beach Zoning Board of Appeals grants several conditional variances, denies a few applications

The Long Beach Zoning Board of Appeals reviewed a packed calendar of variance and special-use applications and issued multiple decisions, including conditional approvals for temporary business uses and several denials for new construction.

The board approved two-year temporary conditional variances for several longtime and new uses, including a renewal for a doctor’s office at 714 East Park Avenue, a conditional permit for a part-time chiropractic office at 125 Cleveland Avenue, and a conditional renewal for Beach Street Commons LLC that included seat limits. In other matters the board denied applications for a new two‑family house at 20 Ohio Avenue and a proposed three‑story home at 85 Minnesota Avenue.

Why it matters: The board’s rulings affect residential expansion, parking availability and small-business operations in Long Beach’s neighborhoods. Several approvals carry specific conditions meant to limit community impacts — for example, restricted hours for a home‑based medical office, seat limits for a bar and a roof‑pitch condition tied to an addition’s approval.

Votes at a glance (case number — applicant — address — code cited — outcome — key conditions /notes):

- Case 3451 — John and Diane Joyce — 20 Ohio Avenue — 9-105.19 (multiple subsections) — Denied. Vote recorded on the transcript showed a majority voting to deny, with one abstention. (Applicant sought variances for a two‑family house; board concluded the application should be denied.)

- Case 2312 — Beach Street Commons LLC / Prophetic Corp — 777 West Beach Street — 9-106.14 (new bar) — Granted (2‑year temporary conditional variance). Conditions recorded on the record: bar seating limited to 17 seats; existing lessee to remain the lessee. The transcript includes a written legal rationale read aloud by Commissioner Markowitz explaining why, in his view, the application failed the burden for a use variance; the motion nevertheless passed with recorded yes and no votes.

- Case 3469 — Jonathan and Adriana Lazar — 125 Cleveland Avenue — 9-106.2 (mixed use) — Granted (2‑year conditional temporary variance). Condition recorded on the record: no weekend office hours; use limited to part‑time chiropractic practice two days per week (9 a.m.–5 p.m.) and subject to the temporary two‑year term.

- Case 3178 — Long Beach and Park Holding LLC / Dr. Ira Grusiak — 714 East Park Avenue — 9-105.2(k); 9-112.21 (off‑street parking) — Granted (renewal of 2‑year conditional temporary variance) for continued operation of an existing doctor’s office; applicant represented the practice has been long‑standing.

- Case 3464 — Blairham and Lejeet Chhatri — 512 State Street — 9-105.7(e); 9-107.7(f) — Granted (addition) with typical conditions noted on the record (no speakers in opposition recorded).

- Case 3465 — Jeffrey and Deborah Rabiner — 263 West Beach Street — 9-113.2(g) (off‑street parking) — Granted (front yard parking allowed); applicant will expand the existing driveway to create space for two vehicles on-site.

- Case 3466 — Alana Miceli and David Leach — 69 Farrell Street — 9-105.8(b) (height) — Granted with condition that roof pitch be reduced to 5 on 12 (motion and second recorded on the record). The applicant had proposed a 25.79‑foot height where 23 feet is allowed; the board attached the roof‑pitch requirement as a condition of approval.

- Case 3467 — Robert Faschetti — 85 Minnesota Avenue — 9-105.5(b) (height); 9-113.2(a) (off‑street parking) — Denied. The transcript records a motion to deny and a majority vote to deny the application. (Discussion on the record focused on parapet walls, rooftop deck and curb‑cut impacts; the board voted to deny.)

- Case 3471 — Patrick and Jackie Connell — 521 West Olive Street — 9-105.1(c) (front yard) — Granted (front deck). The board recorded a motion and a unanimous vote to grant the variance.

- Case 3134 — PSG Construction Co. / LG Long Beach Realty, LLC — 180 East Park Avenue — Request for a 6‑month extension of a previously granted variance for a commercial building — Granted (extension recorded on the minutes).

What the transcript shows about board process and patterns: Several approvals were issued as temporary two‑year conditional variances, a commonly used mechanism on the board to allow a business use while preserving the board’s future review authority. For new construction, the board’s discussion included close scrutiny of height, setbacks and curb‑cut impacts on on‑street parking; at least one new‑construction application was denied after members expressed concerns about curb‑cut length and rooftop parapets.

Next steps and follow-ups: Approved temporary variances carry conditions to be enforced through the city’s permitting and licensing processes. A number of items (including at least one new‑construction application) were discussed at length and, where requested, members asked applicants to return with revised plans before a final vote. The transcript indicates several cases will be revisited or subject to recorded conditions.

Ending: The board closed the meeting after dealing with the calendar and granting the extension request; several items included detailed public comment and legal argument recorded on the public record.