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Planning Board and Council approve variance for 316 ½ Fisk Ave; conditions include easement, DEP approvals, and utilities outside roadway
Summary
The Board approved a variance allowing a 2.5‑story, 38.42‑foot replacement home at 316 ½ Fisk Avenue (flag lot) citing flood-zone height needs and prior approvals. Conditions include submission of the driveway easement, DEP and soil‑conservation permits, pool‑equipment screening, and revised plans within 60 days.
The Brielle Planning/Zoning Board on March 11, 2026, approved variance relief for Michael and Ellen Schneider to demolish the existing home at 316 ½ Fisk Avenue and construct a new 2.5‑story dwelling with a pool and hot tub. The approval was unanimous by roll call after the Board found the application meets C1/C2 variance criteria and made several conditions part of the Resolution.
Attorney Mark Aikins told the Board the application revisits a 2018 approval and that the proposed 38.42‑foot peak is driven by base‑flood and finished‑floor elevation requirements. Architect Michael Melillo said the house design totals roughly 5,512 square feet and produces a Floor Area Ratio of 0.37 (below the 0.5 maximum). Planner Robert Hudak testified that, given the lot’s flag‑lot configuration, historical lot pattern and flood‑zone constraints, the requested height and frontage relief can be granted under both the "C1" (hardship) and "C2" (benefits outweigh detriments) standards.
Engineer Nicholas DeCotiis described the site drainage and flood elevations: Effective Flood Elevation 9, Preliminary Flood Elevation 10 and a proposed finished‑floor elevation of 13. He told the Board the DEP issued coastal zone approval for the fill/works and Freehold Soil Conservation approved the stormwater approach; he also said stormwater calculations were submitted to the Board engineer before the continuation hearing.
Board Attorney David Clark summarized the approval conditions: the applicants must submit the recorded easement demonstrating driveway access to the Board Secretary within 60 days; add a plan note locating pool equipment and submit revised engineering plans within 60 days; place utility connections outside the roadway to avoid a five‑year Fisk Avenue road‑opening moratorium; provide copies of the NJDEP and Soil Conservation approvals within 60 days; screen pool equipment to the Board Engineer’s satisfaction; and submit four sets of corrected plans within 60 days. The applicants agreed to the conditions on the record.
Board members queried fire/rescue access and driveway width; the Fire Prevention Official indicated a hose line would likely be used rather than a ladder truck for rear access and noted mutual aid could be used if needed. Public commenters asked about pesticide runoff; DeCotiis said the general single‑family DEP permit does not regulate pesticide runoff specifically and that the proposed infiltration system will limit direct runoff but excess will discharge to the river.
Mayor Frank Garruzzo moved to approve the application following counsel’s recitation of conditions; Councilman Eliot Colon seconded the motion. The roll call vote recorded ayes from Mayor Garruzzo, Councilman Colon, Karen Brisben, Amber Fernicola, Jay Jones and Corinne Trainor; there were no noes. G. Kevin Callahan was noted as not eligible to vote on this action.
