Seaside Heights Planning Board approves revised 1511 Ocean Terrace site plan with height variance; neighbor raises rooftop noise concerns

The Seaside Heights Planning Board on May 4 unanimously approved a revised major preliminary and final site plan for 1511 Ocean Terrace that includes a C height variance for an elevator shaft and a waiver for a 22-foot depressed curb.

Frank C. Gorman, chair of the Seaside Heights Planning Board, presided over the vote after the board reviewed revised architectural and site plans for the three-story, 10-unit building. Matt Heagen, attorney for the applicant, presented the revised submission as a new application following the board’s 2024 approval. Brian Murphy, engineer and planner at FWH Associates, testified that the plans remove a rooftop pool and leave an open common rooftop area and that an elevator shaft and machinery will raise a portion of the building to 54.9 feet.

Murphy said the elevator provides ADA access to rooftop amenities and that the shaft is stepped back from the street to minimize visual impact, noting the design complies with CAFRA regulations. "There is no detriment in approving a variance for the height in this situation," Murphy testified.

The application materials list the elevator shaft height at 54.9 feet and indicate a 51-foot standard for that element; Board Attorney Steven Zabarsky told the board that the municipal standard allows 41 feet to the top of a building and discussed an ordinance allowance up to 52 feet that can include elevator enclosures, which helped frame the board’s consideration of a C variance for the portion of the structure that exceeds the allowance.

Architect Steven Kowalek described an 8-by-10-foot elevator landing that opens to the rooftop common area and detailed the interior unit mix across three floors; he said unit sizes will range from about 661 square feet to approximately 1,600 square feet. The project retains 20 parking spaces, including one EV stall, a 24-foot drive aisle, space for trash receptacles, and bicycle parking.

Board Planner Jennifer Gorini confirmed the south side of the parking garage will be open-air with columns and asked the applicant to consider neighboring buildings; board member Chris Vaz requested that exterior materials and any renderings be submitted to the construction department so the building’s exterior conforms to a beach-style neighborhood aesthetic.

During public comment, Ruth Killeen of 17 Sampson Ave. asked what the maximum allowable height is and said she was concerned that rooftop common space could lead to loud parties: "If they have parties on the rooftop at 1511, it will be very loud, and cause a disturbance for me," she said. Board Attorney Zabarsky replied that tax abatements and other tax matters are not within the Planning Board’s purview and that each application stands on its own merits.

Attorney Heagen told the board the applicant will accept the conditions from the prior resolution and owner Vikan Iskinderian, sworn at the hearing, said the building will not display a sign beyond a clear address (he added he may use backlit numbers if they conform to applicable ordinances).

Tom Faragalli moved to adopt the resolution approving the revised application; Vice Chairman Steve Sanzone seconded. The motion carried with unanimous yes votes from Faragalli, Sanzone, Gorman, Chris Vaz, Kenny Roberts III, Sal Irizarry, Joe Rocco and Michelle Humphrey (8–0).

The board’s engineer, Michael Goldstein, noted that final resolution compliance will trigger bond estimates and escrow accounts and that postal approval of the mail delivery system is required before building permits proceed. The board closed public comment and adjourned at about 7 p.m.