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BOROUGH OF EDGEWATER
BOARD OF ADJUSTMENT
55 RIVER ROAD
EDGEWATER, NJ 07020
MINUTES OF THE FEBRUARY MEETING HELD ON WEDNESDAY,
FEBRUARY 4, 2026.
MEMBERS PRESENT ALSO PRESENT
Chairman Christiansen
Richard Gannon Ms. Travers
Haig Shirinian Ms. Louloudis
Shant Shirinian Ms. Gregory
Manuel Cosme
Dimitrios Nikolaidis
Robert Stewart
OPEN MEETING ACT
ROLL CALL
CORRESPONDENCE – Nancy Hayes received an email from Carmine Alampi,
requesting to carryover 8 Maple Street to the March meeting.
MINUTES
Motion was made by Vice Chairman Shirinian to accept the previous minutes;
seconded by Mr. Gannon. All present respond in favor; none opposed.
MEMORIALIZATIONS – None
NEW BOARD MEMBER: Swearing in of new member Robert Stewart (Alt.1).
COMPLETENESS:
BACV-25/13. Commonly known as 388 Old River Road, Edgewater, NJ Block 86 Lot
20.06. Applicant Haig Shirinian. Request approval to construct a 2-bay garage building
located in the MXD-1 Mixed Use District. Deemed complete on January 22, 2026.
BADV-25/11. Commonly known as 1160 River Road, Edgewater, NJ. Block 3 Lot 29.
Applicant Samer Shalaby. Request approval to construct a two-family duplex dwelling in
the R-2 Two-Family District. Deemed complete on February 4, 2026.
Chairman advises that 8 Maple Street will be carried over the March 4, 2026 meeting.
BUSINESS
BADV/25-04, commonly known as 721 Undercliff Avenue, Edgewater, NJ. Block 9 Lot
24. Applicant James O’Mara. Request to seek approval for construction of a 2-family
dwelling in the R-2 Single and Two-Family Residential District. Deemed complete on
July 1, 2025.

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Mark Sokolich on behalf of James O’Mara, 721 Undercliff, deemed complete July 1,
2025. This application was carried over. Plans have been resubmitted with changes.
Affidavit of service has been submitted. Tonight, we will here from engineer, Steve
Collazuoll.
Steven Collazuol, 1610 Center Avenue, Fort Lee, New Jersey is sworn in. Chair
recognizes his expertise. Land survey, work with architect and site plans. Site plans not
required, but completed due to undersized lot. This is one of three properties that are
peculiar, 721 has frontage on two streets.
A1-Site Plan for a two-family, dated April 28, 2025. Lasher Lane comes up from River
Rd. 40’ in width. Undercliff crosses angularly, R2 Zone. Minimum lot width for this
zone is 50’. This lot is 40’.
A2-Site Plan, dated September 25, 2025. An older home, 90-100 years old, access is
from Lasher Lane. MS asks if this is a steep slope. It has a quite significant differential.
Front to back duplex. Rendered its useful life. Doesn’t meet side yards now as is.
O’Mara family is there about 25 years. How do you propose to situate it? Rectangular, 6’
side yards, 75’ length, a rear or front setback of 20’. It is comparable to the other new
houses? Zoning table, required for zone and what existing lot has and is proposed. R2-
two-family zone. Due to the width the setback is 25’. Increases off the corner. Lasher
Lane, same formula, front yard setback is set back 20’. The rear yard doesn’t exist.
Status, wall and greenery. Bump out on the right requires 42.65%, impervious coverage
71.27. Architectural plans, bulkhead no longer exists. The removal of bulkhead height is
47.1 and 53.2’ respectively, 14.5 from Undercliff. From Undercliff and Lasher, also 41’.
Undercliff to Lasher swoops down. Adjusted accordingly due to the slope.
A3-Four Photos, dated 2/4/2026.
Upper Left – Red brick building/adjoining
Upper Right – 725 Undercliff
Lower left – existing home
Lower right – 725 Undercliff
Bulkhead has been removed.
A4 Utility Plan, dated April 28, 2025. Runoff spills of stormwater will be incorporated in
front trench drain. Runoff from rear is directed to another drain under the structure.
Utilities are tied into Undercliff. Existing tree (trying to save it), so that vehicles can get
in and out without removing tree. Parking: 4 spaces each unit, 8 spaces are being
provided. Comparable to the other two applications.
A2 in color – landscaped in green, driveway and access. Arborist will check the tree to
try and save it.

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Engineering Review from Colliers. Applicant can address all the comments provided.
Nicki: question about the tree, how much room would you have? About 20’ on each side
of the tree. You’ll let us know about the tree?
Chairman – Wall: grade change. Wall will be about 12’ on the return. Wall will step
down at the north side. Wall varies in height.
Haig – front on Lasher – 15 steps, 9’ in height. How do you not count that as a footprint
of the house? Why isn’t that included? Steps to 2nd floor, it’s part of the building. It
isn’t considered part of the building. 8’ side yard, no room in between buildings, 3’,
that’s not much. Side yard variance, with those stairs it makes it narrower. 9’ height and
railings, there’s no side yard.
Open to the Public
Yixin Wang – 725 Undercliff. What is the absolute height of the building from sea level
to roof? We don’t measure from sea level. Its 47.1, max height 53.2. I want to know how
that compares to your plan and 723. If I’m standing on Undercliff Ave. how tall is 725,
723 and your building. I didn’t survey your building but this will be 41. What is the
intended use of the roof? Architect can answer that. Did you do any analysis on the
sunlight to neighborhood properties, especially mine in the winter time. I did not. How
far from driveway as compares to my building & 723? I don’t have your plans, about 19’
to the property line, 25’ from the curbside. Parapet, why? Architect question. That’s all
my questions for now.
Donald Martin – 36 Sterling Place. Did you survey the property in question? Lasher
Lane, do you know how many hydrants there are? I don’t know. Front yard setback,
you’re talking about Undercliff? Is there a curb on Lasher Lane? No. What is the line of
demarcation from Lasher Lane to the property? Street line defines public and private
property; the applicant is planning to put a full depth curb. As for Mr. Shirinian’s point,
looking ahead to problems that come afterwards, staircase leaves very little space for the
fire department if the water source is on Undercliff. I don’t believe 3’ is enough space. I
before we think of finalizing this thing, we would look at it more closely. (Mark) We’ve
done our due diligence but we will look at it more closely and discuss with the architect.
Thank you.
Tony Bartolomeo – 738B Undercliff Ave. My concern is the height. The code is 32, 38
for average grade, 38 for max, where are we at: we’re at 47 and 53. That’s a bit rich. The
sun comes up in the East and gets blocked on Undercliff Ave. It’s making it like a
canyon there and more its constantly shady. I think it’s a bit aggressive to ask for such a
large structure. Denise: At this point we have to limit to questions. At this point, it’s not
47’ from Undercliff it’s approximately 41’ (38 is the code). MS: Isn’t this triggered in
part of the steep slope condition, because of the four corners? Yes. And isn’t this the

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construction of two residents, one on Undercliff and one on Lasher. Yes, because they’re
different elevations. If there was one residence on Undercliff and one on Lasher,
wouldn’t these numbers be almost in conformity with the ordinance? Yes. Because of the
steep slope its skewed. Bob: that’s kind of really putting it out in left field. You’re
dissecting the building into two separate pieces and saying if it’s on Undercliff/Lasher
only it’ll be in compliance and separating it. Then you got your steep slope which takes
the picture right out of it. What we’re dealing with is 15’ of height (both what’s required
and what’s the total height), 15’ both times. We have a height problem.
Closed to the Public
Next professional is Jeff Lewis.
Jeffrey Lewis - Suite 106, Jersey City, NJ is sworn in. Licensed architect. You’ve
designed one and two-family homes? Narrow lots? Steep slope? Licensed since 2011, in
good standing. Chair recognizes his expertise.
A5 – two residences, the one that faces Undercliff and the one that faces Lasher. A5 –
Property Elevation, dated 12/10/2025. Right side of the building, slope down to Lasher,
three step downs.
A6 - Floor Plans, dated 12/10/2025. First and second floor, side yards, stepping into
building, so we have 4’. Left side, no stairs so a full 6’.
A7 – Floor Plans 3rd & 4th Fl, dated 12/10/2025. Three bedrooms, three bathrooms,
elevator. Step down on roof towards Lasher, roof deck. The bulkhead has been removed.
A8 General Notes, Floor Summary, dated 12/10/2025 (showing everything that was
removed.
A9 – (Undercliff) Property Elevation, dated 12/10/2025. Red brick, large windows,
cornice and garage to match. Roof Deck with glass railings. How is the comparison to
the surrounding structures? 41’ from the street, comparable.
A10 – (Lasher) Property Elevation, dated 12/10/2025. Side elevation – it’s a full story
lower on Lasher. 42’ from Lasher Lane (to the highest point). 32’ from the front. Is it
comparable in height to the other structures?
A11 – Floor Plans, dated 12/10/2025. Two car garage, powder room, entryway – same as
Undercliff side.
A12 – Floor Plans, dated 12/10/2025. Three bedrooms, bathrooms, family Rec room and
roof terrace.
A13 – Property Elevation – Lasher Lane, dated 12/10/205. Heights as provide.
Board questions
Open to the Public

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Donald Martin – 36 Sterling Place. You designed this building? Front yard setback and
side yard setbacks. How big of a lot would you need to comply? (Ans.) – 50’, yes, it’s
an undersized lot.
Yixin Wang – 725 Undercliff. Front parapet 123 and 128.4 (front only). What is the
usage of the roof? (Ans.) Nothing. Have you done a sunlight analysis? No.
Closed to the Public
David Spatz 60 Friend Terrace, Harrington Park, NJ is sworn in. Chair recognizes his
expertise.
Describes scope – reviewed site plans, architectural plans, site visit, etc. Present for
previous testimonies.
A3 – Top left subject - from Lasher Lane. Bottom left – subject is from Undercliff, Top
right – 2nd part of 2 family, bottom right – 725, similar to 721. 10’ below in width. “D”
variance, height was significantly reduced. “C’ variance – front yard setback, side yards
and impervious conditions.
Drainage improvements, plenty of parking, provides a visual uniqueness. Building height
is consistent with surrounding properties. Wedding cake design from Lasher to
Undercliff. Similar in height, 725 is 45’. Setbacks consistent with other properties.
Narrower zone affects the side yards. Impervious coverage is about 80%; existing at
71%. No drainage in the existing, new drainage will be a benefit. No impingement on
light, air and open space. Positive criteria are met and far outweighs.
Board questions for Mr. Spatz?
Open to the Public
Mark – that concludes our testimony.
Open to the Public
Susan Williams 688 Undercliff Avenue. 725 was a mistake, nothing should be compared
to that. It impedes the sunlight. Aesthetically, we don’t need another mistake. Avalon
fire – houses across the street burned. Houses in Cliffside melted. Negative for the
neighborhood. We can do better. Master Plan is in place, I can’t see why you can’t build
within the regulations. Very detrimental.
Lana O’Mara – 721 Undercliff. I’m grateful to you for listening to our applications.
We’ve been there over 20 years. Our idea was to beautify the area. Children are older

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and teens. Active members of the community, we love Edgewater. We hope you’ll
consider our plans.
April Rudin – 651 Undercliff Avenue. I lived in Admirals Walk, then I moved to Fort
Lee, now I live on Undercliff. It puts risk on the town for the benefit of “one”.
Mary Kearns – 691 Undercliff. This is a laundry list of variances. When does it stop?
There are no open spaces. No front yard, no side yards, no backyard. One building
slipped through (725). I’m hoping you’ll listen to what we want. Think about how this
impacts Edgewater.
Maria Maldonado – 706 Undercliff Avenue. Many years ago, we fell in love with
Edgewater and bought a house here because of the neighborhood. The new house next to
me, its sterile, it’s falling apart. Our homes, it’s destroying our neighborhood. We’d like
to keep our town the way it is. The new buildings, no character, no pride.
Closed to the Public
Mark Sokolich – two other properties with the same condition as the O’Mara’s. The
O’Mara’s love Edgewater too. It’s a compromised lot; it will be fully sprinklered. Taken
in consideration the aesthetics. Family isn’t going to flip it. They want to remain here.
Beauty is in the eye of the beholder. Thank you for your consideration.
Chairman Christiansen – thank you. Unfortunately, Mr. Sokolich we’re dealing with “D”
variances permitted 32’ and you’re asking for 53’, 78% above the variances, as far the
ridge, you’re permitted 38’ you’re looking at 53’, front yard 25’, coming in at 18’
(Undercliff side). Lasher Lane – 25’ coming in at 16’. Side Yards 18’, coming in at 6’,
you know that’s our pet peeve. Staircases which inhibit the fire department from putting
up a ladder. Sprinklers are an added plus, but it doesn’t overcome the building coverage.
Impervious permitted is 60, and you want 70. Height, you’re allowed two stories, you’re
asking for four. I’m going to make a motion to “deny” the application. Mr. Stewart
seconded the motion. Vote of yes from all. Confusion ensues and Denise requests a
revote. Two members vote yes to approve; five members vote to deny the application.
The application is denied.
At this late hour, 647-649 Undercliff Avenue will be carried over to the next meeting. No
further notice, waive all time constraints. This serves as notification to the general
public. This application will be carried over to March 4, 2026 at 7:00 PM.
Open to the Public
Closed to the Public

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Motion is made to adjourn by Vice Chairman Shirinian, Mr. Stewart seconds the motion.
Voice vote indicates the end of the meeting.
Sincerely,
Nancy Hayes
Secretary, Board of Adjustment