The owner of a property on the 100-block of N. Gladstone Avenue in Margate was denied a two-lot subdivision on Feb. 28.
MARGATE In a victory for residents who objected to changes in their neighborhood, the Planning Board Thursday, Feb. 28 failed to approve by a vote of 7-2, a two-lot subdivision on Gladstone Avenue. The neighbors complained that granting variances for two undersized lots would exacerbate parking problems on their narrow street.
The board continued a public hearing held last month after the applicants said they would review their architectural plans to see if the height of the building could be lowered. However, no changes were made, and the board was asked to approve variances for two 35-foot lots where 40 feet is required. No other variances were requested.
The applicant, PMG Real Estate Developers, LLC planned to build two 5-bedroom homes with parking garages on ground level. They would be priced around $750,000 and have curb cuts to allow for four off-street parking spaces each. Attorney Eric Goldstein said PMG would deed restrict the units to ensure future owners would not be able to request bulk variances to enlarge the properties.
Although several of the residents who objected live on 35-foot lots, they said the subdivision would change the character of their quaint neighborhood, dwarfing one- and two-story homes, cause problems with street flooding and exacerbate parking problems. The site is located between the city's two public schools, the Dominic A. Potena Performing Arts Center and near commercial business on Ventnor Avenue.
Goldstein said Margate is a city in transition.
Since Hurricane Sandy, you will never see little bungalows, he said.
Having two homes on the property will look like they were squeezed in, and won't allow for light and open space, resident Robin Schwartz said.
Josh Schwartz said he and his neighbors bring four vehicles to their homes on weekends and during the summer and that adding eight more vehicles would make the parking shortage worse.
You wouldn't want that in your neighborhood either, he said.
After briefly cross-examining several of the residents who spoke against the application, Goldstein said, The objectors have 35-foot lots, but they don't want others to have that. We are creating eight off-street parking spaces. Where is parking not a problem in Margate?
Goldstein also said the development would create more green space because the home that is there now has more impervious surface than current ordinances allow.
Board members who voted against granting the subdivision said the applicant did not effectively prove a hardship, that having two large houses on small lots wouldn't fit in with the neighborhood.
Building one larger home would be better for the neighborhood, board member Michael Cristaldi said before casting his vote against the application.
Board member Jim Galantino, who serves as the city's building inspector, was one of two members who voted to approve the subdivision.
We grant variances for 25-foot lots all the time, he said.
And board member Ron Gruppo said he thought the two single-family homes would be appropriate for the neighborhood.
