{"id":344976,"date":"2026-06-03T16:25:09","date_gmt":"2026-06-03T16:25:09","guid":{"rendered":"https:\/\/www.newsbeep.com\/us-ca\/344976\/"},"modified":"2026-06-03T16:25:09","modified_gmt":"2026-06-03T16:25:09","slug":"land-use-board-issues-approvals-for-well-known-sites-in-long-beach-township","status":"publish","type":"post","link":"https:\/\/www.newsbeep.com\/us-ca\/344976\/","title":{"rendered":"Land Use Board Issues Approvals for Well-Known Sites in Long Beach Township"},"content":{"rendered":"

\t\t\"\"<\/a><\/p>\n

BRANT BEACH LOCALE: The board gave the OK to a change of use for the first floor of what is currently Island Surf and Sail to a cardio boxing gym. (Photo by Ryan Morrill)<\/p>\n

The Long Beach Township Land Use Board doled out a number of application approvals at its May meeting, including for well-known locations such as the Brant Beach Yacht Club; Island Surf and Sail, also in Brant Beach; and a portion of the site of the former Kubel\u2019s Too in Brighton Beach.<\/p>\n

Attorney Eric Olson, representing the BBYC, explained the yacht club\u2019s application during the meeting. \u201cA little over a year ago the board granted approval for reconstruction of the clubhouse, which is being built now \u2026 It\u2019s coming along beautifully,\u201d he remarked. \u201cNow that summer is here the applicant wishes to put a temporary mobile food trailer on the site, which will serve the site only; it will not have any food for consumption for anyone other than the yacht club members.\u201d<\/p>\n

This temporary amendment to the prior site plan approval would allow for a 20 ft. by 8 ft. mobile kitchen trailer to be placed on site, at 6106 Bayview Ave., for back-of-house food preparation to support food service operations during the clubhouse reconstruction.<\/p>\n

As the application states, the trailer \u201cwill not require permanent foundation or any site modifications, and will not need a generator. The food trailer will utilize temporary utility connections, and will be installed on a temporary basis, from mid-June, and will be removed at the conclusion of the 2026 season (around Labor Day).\u201d<\/p>\n

The applicant was previously granted approval from the governing body to temporarily install a 20 ft. by 80 ft. tent on the paved area in front of the South Harbor Facility to accommodate dining and member activities during construction.<\/p>\n

BBYC General Manager Antoine Avignon testified that trailer operation would be from 3-9 p.m. and for club events only.<\/p>\n

After a brief discussion, and no public comment, the board approved the application.<\/p>\n

The application for the Island Surf and Sail property, at 3304 Long Beach Blvd., was presented by Chris Sanborn, who seeks to lease the property from owner Terry Deakyne to utilize as a cardio boxing gym. As explained on the meeting agenda, \u201cThe applicant is seeking a use variance and a request for site plan waiver so as to change the current use on the property,\u201d which had been retail.<\/p>\n

As also noted on the agenda, \u201cThe lot is currently developed with a mixed-use building, with Island Surf and Sail retail store on the ground floor and a single-family apartment above. The applicant is requesting variance relief from the township\u2019s zoning requirements for: \u00a7205-59(A): Uses and Buildings Permitted and \u00a7205-59(B): Uses and Buildings Prohibited because gyms or fitness centers are not listed as a permitted use nor a prohibited use in the General Commercial Zone. The applicant is seeking a change from the current retail use to a fitness center. The applicant is also requesting a waiver from submitting a full site plan as the property is fully developed.\u201d<\/p>\n

Sanborn testified, \u201cThe ground floor space is approximately 776 sq. ft., and I am proposing to have a small desk area for people to check in, and the remaining space will be open floor with six hanging heavy bags, three to four punching bags for the ground, some light handle weights and floor mats that will be rolled up and stored when not in use. There are no structural renovations being proposed.<\/p>\n

\u201cThis gym will be following the business model of Riot Boxing Club, located at 156 East Main Street, Tuckerton.\u201d<\/p>\n

Sanborn said he provided the board with a list of types of classes for members, and explained that class maximum is 10 people, with four classes planned per day; there will be music for the classes, but it won\u2019t be loud; and only water and sports drinks will be sold to members.<\/p>\n

Proposed hours of operation are 6 a.m. to 5 p.m. seven days a week, with two certified fitness instructors on site during that time.<\/p>\n

\u201cThe site currently has 11 parking spaces,\u201d said Sanborn. \u201cWe are required to have two parking spaces, and we are providing eight. And for the residential use, we are required to have three parking spaces and we are providing three. Overall, we are required to have five total spaces, and we are providing 11.\u201d<\/p>\n

Deakyne also testified and said he renovated the property a few years ago so that it currently has a handicapped-accessible entrance, bathroom and parking spot.<\/p>\n

The board also approved this application after noting that it was very straightforward, with no comment from the public.<\/p>\n

Lastly, the board heard an application for a portion of the former Kubel\u2019s Too property, at 8200 Long Beach Blvd., in the R50 residential zone. Applicant Barrier Island 8200 was \u201cseeking minor subdivision approval so as to subdivide the property into two single-family building lots, with proposed lot 9.04 fronting on West Rhode Island Avenue and proposed lot 9.05 fronting on West Connecticut Avenue,\u201d the agenda explained.<\/p>\n

The applicant was requesting variance relief from the township\u2019s zoning requirements for: \u00a7205-55(C)(2)(a): Area and yard requirements. As the ordinance states, \u201cOn existing blocks between dedicated and accepted streets, residential lots shall have a minimum lot width of 50 ft. at the street line or on the ocean or bay and a minimum lot depth of one half of the block width, and the minimum lot area shall be based and computed upon the following formula, provided, however, that in any event, no lot shall be less than 4,500 sq. ft. Here, proposed lot 9.04 has a depth of 69 ft.\u201d<\/p>\n

According to Attorney James Raban, \u201cThis was part of the former Kubel\u2019s Too site. Back in 2024, there was a minor subdivision application which created the existing two lots, 9.02 and 9.03; 9.02 is the lot that fronts on the Boulevard that is completely in the commercial zone, and the subject property of tonight\u2019s subdivision is 9.03, which is located within the R50 residential zone.<\/p>\n

\u201cLot 9.03 is a through-lot, where it fronts on both Rhode Island Avenue and Connecticut Avenue, and what the applicant is proposing is to subdivide that property so that to create two single-family building lots, one of which would front on Rhode Island Avenue and one would front on Connecticut Avenue.\u201d<\/p>\n

Raban clarified, \u201cThis does not impact the prior site plan application for the bar-restaurant. That\u2019s on a separate lot. Tonight\u2019s application is only dealing with the residential portion behind it.\u201d<\/p>\n

(The township land use board previously approved an application for construction of a two-story mixed-use building \u2013 with a restaurant, bar, liquor store and apartment \u2013 on the eastern, commercial portion of Block 13.16, where Kubel\u2019s Too used to sit. That portion of the property is up for sale, with owner Barrier Island 8200 also open to a partnership for the site.)<\/p>\n

\u201cThe existing lot is 10,675 sq. ft.,\u201d Raban pointed out. \u201cThe variance we\u2019re seeking tonight \u2026 is a depth variance for one of the lots, which fronts on Rhode Island Avenue. This a unique-shaped property. On Rhode Island, the property is wider than it is on Connecticut Avenue. A portion of the depth of the proposed lot 9.04, which fronts on Rhode Island Avenue, conforms, and the other portion, the depth is short at 69 ft., where a minimum of 80 ft. is required. So, we\u2019re just short the depth requirement on one side of the property.\u201d<\/p>\n

As Raban noted, lot 9.04 is well over-sized, at 5,670 sq. ft. Meanwhile, proposed lot 9.05 conforms to all the zoning ordinances, with a square footage of 5,005 sq. ft.<\/p>\n

\u201cIt\u2019s just really a minor variance that we\u2019re seeking with respect to the depth of one of the proposed lots,\u201d said Raban.<\/p>\n

Engineer and planner James Brzozowski explained further details of the subdivision proposal and stated, \u201cWe proposed to subdivide the property in this manner to maintain the minimum of 5,000 sq. ft. on the lots.\u201d<\/p>\n

Prior to board discussion, municipal engineer Frank Little chimed in as well, noting, \u201cI think the area is more important than the depth.\u201d<\/p>\n

One neighbor said he is in favor of the ordinance because he\u2019s tired of looking at a vacant lot and would prefer to see homes.<\/p>\n

The board also approved this application after a short discussion.<\/p>\n

The next meeting of the Long Beach Township Land Use Board is Wednesday, June 10, at 6:30 p.m. in the first-floor courtroom at 6805 Long Beach Blvd. in Brant Beach.<\/p>\n

\u2014 Juliet Kaszas-Hoch<\/p>\n

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