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Harvey Cedars Land Use Board approves second‑floor variance for Sheridan home at 8004‑C S. Anchor St.
Summary
On Oct. 17, 2024 the Borough of Harvey Cedars Land Use Board granted a D variance allowing a 300‑sq.‑ft. second‑floor dormer at 8004‑C S. Anchor St., increasing the floor‑area ratio to 54.8% on an undersized lot with existing side‑yard nonconformities. The board also approved a separate resolution and accepted prior minutes.
The Borough of Harvey Cedars Land Use Board on Oct. 17, 2024 approved a D variance permitting a second‑floor dormer and other modest renovations at 8004‑C S. Anchor St., granting a floor‑area ratio (FAR) of 54.8 percent where 50 percent is permitted. The motion to approve, made by Mark Simmons and seconded by John Tilton, carried with recorded “yes” votes from Simmons, Tilton, Chairman Robert Romano, Kathy Sheplin, Richard Warren and Alcides Andril.
Chairman Robert Romano opened the meeting at 7:02 p.m. and read the required notice, telling attendees that “this meeting is a judicial proceeding” and that comments must be limited to issues the board may legally consider.
Attorney Richard Visotcky, representing applicants John and Mary Beth Sheridan, presented Application 2024:03 and entered documentary evidence including the application, architectural plans by Jay Madden Architecture, a variance map and a prior resolution from 2011. Visotcky told the board the proposal mirrors plans previously approved for the property in 2011.
Engineer James Brzozowski, of Horn, Tyson & Yoder, testified the subject lot is undersized for the RA single‑family residential district, with an upland area of 2,347.6 square feet versus the 5,000 square feet required. He said the work would add roughly 300 square feet of habitable space, increasing the building area from 992 to 1,286 square feet and raising the FAR to 54.8 percent. Brzozowski reported existing side‑yard setbacks of about 2.2 feet (east) and 2.9 feet (west), where 10 feet is required, and a rear yard condition of 12 feet from steps to the bulkhead where 15 feet is required; he confirmed those nonconformities will not expand because the renovation stays within the existing footprint.
Architect Jay Madden said, “these plans are the exact plans from the previous owner from 2011,” describing a modest dormer to create two bedrooms, a bathroom and a small flex living area. Board counsel and the engineer confirmed the proposal requires a D variance for the FAR and a side‑yard setback variance because the dormer extends over the first floor, even though the footprint will not change.
Board member John Tilton asked whether the dormer would occupy only portions of the first floor and whether raising the roof about 3.5 feet would comply with the 24‑foot height limit; the board’s advisers said the project as proposed does not purport to expand ground coverage and that the nonconformities are preexisting. Applicant John Sheridan, sworn in during the meeting, confirmed that the air‑conditioning unit and shower had been switched from their original approved locations and are currently in place.
In addition to the Sheridan approval, the board approved Resolution 2024‑04 (16 E. Cape May Ave.) on a motion by John Tilton, seconded by Kathy Sheplin, and accepted the minutes of the Sept. 19, 2024 regular meeting on a motion by Kathy Sheplin and seconded by John Tilton. The meeting adjourned at 7:26 p.m.; Christine Lisiewski is recorded as secretary.
What the board approved is limited to the renovation shown in the submitted plans and the variances described; the board’s recorded action notes that existing nonconforming conditions are not being expanded.
