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ZBA approves variances for new FEMA-compliant home at 19 Pennsylvania Avenue
Summary
The board granted variances for a proposed FEMA-compliant single-family home on an undersized lot at 19 Pennsylvania Avenue after the applicants and their architect presented neighborhood context and design rationale.
The Long Beach Zoning Board of Appeals voted to grant variances to Mark and Suzanne Brenner to construct a FEMA-compliant single-family home at 19 Pennsylvania Avenue on an undersized lot.
Attorney Dennis G. Kelly and architect Howard Curtis presented the proposal. Curtis described the existing structure as undersized and structurally compromised; he said demolishing and building anew was more feasible than elevating the existing house. The proposed design includes four bedrooms on the second floor and one on the first, an internal stair and elevator from the FEMA level, and off-street garage parking accessed from Ocean View to avoid removing on-street parking on Pennsylvania Avenue.
Kelly said the proposed footprint and lot-coverage changes are modest: existing footprint about 1,180 square feet increasing to roughly 1,279 square feet and lot coverage rising from about 45.42% to 49.10% in his analysis. He argued the design is in character with nearby FEMA-compliant houses in the West End and that the undersized lot (40 by 65, where the zone requires 40 by 100) makes some variances unavoidable.
Neighbors who spoke in favor described the improvements as consistent with neighborhood changes since Hurricane Sandy. After public comments and discussion, the board introduced and passed a motion to grant the requested variances.
