Withdrawn  The Atlantic Highlands Planning Board approved 11 of the 14 applications for variances it received during 2025, with none denied, two dismissed and one which was pending at the end of the year. All of the applications were for bulk variances in the residential zone and only one was a major subdivision application.

The report was unanimously approved by the board as last week’s meeting, after having members’ review of the annual report which the attorney submitted in January.

In submitting the report, board attorney Michael Steib noted the number of applications showed a continuing downward trend by it decrease of three applications from the previous year and nine less than 2022, attributing the decrease possibly to the effect of inflation.

The number of applications approved, however, is in large part to the board’s integration with applicants providing them with sufficient information and feedback to enable the applicant to modify applications during the public hearings when it appeared approval seemed unlikely at presented.

Similarly, applications were likely dismissed or withdrawn, he said, when approval appeared unlikely. Some applications were for variance approval for residential home additions that required a variance, but still maintained pre-existing nonconforming setbacks and most were minor in nature.

“There continues to be interest in constructing new and improving existing residential homes,” Steib said in the report, adding “but a decrease in developing commercial properties, consistent with recent years.”

The only bulk variance sought and approved was for the Kalian property at 14 East Garfield Avenue which approved dividing an existing near-acre property into four single family residential lots, a reduction of one lot from the original application request.

The two applications which were dismissed were for 12 Bayside Drive, when the applicant requested the application be withdrawn as he was in the process of revising plans and had not decided to mover forward at this time. The second application withdrawn was for a deck on the second floor of a garage at 99 Center Avenue to replace an existing porch. That matter had had a number of hearings and postponements but withdrawn at the request of the applicant rather than continuing with another hearing.

The application pending at the end of the year was for property at 22 Prospect Circle where the applicant sought to subdivide existing lots and construct a new single family home and retaining an existing home. There had been several postponements to that hearing at the time Steib’s report was complete that continued through the March meeting.

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Withdrawn Withdrawn Withdrawn

“There continues to be interest in constructing new and improving existing residential homes,” Steib said in the report, adding “but a decrease in developing commercial properties, consistent with recent years.”The only bulk variance sought and approved was for the Kalian property at 14 East Garfield Avenue which approved dividing an existing near-acre property into four single family residential lots, a reduction of one lot from the original application request.The two applications which were dismissed were for 12 Bayside Drive, when the applicant requested the application be withdrawn as he was in the process of revising plans and had not decided to mover forward at this time. The second application withdrawn was for a deck on the second floor of a garage at 99 Center Avenue to replace an existing porch. That matter had had a number of hearings and postponements but withdrawn at the request of the applicant rather than continuing with another hearing.The application pending at the end of the year was for property at 22 Prospect Circle where the applicant sought to subdivide existing lots and construct a new single family home and retaining an existing home. There had been several postponements to that hearing at the time Steib’s report was complete that continued through the March meeting.“There continues to be interest in constructing new and improving existing residential homes,” Steib said in the report, adding “but a decrease in developing commercial properties, consistent with recent years.”The only bulk variance sought and approved was for the Kalian property at 14 East Garfield Avenue which approved dividing an existing near-acre property into four single family residential lots, a reduction of one lot from the original application request.The two applications which were dismissed were for 12 Bayside Drive, when the applicant requested the application be withdrawn as he was in the process of revising plans and had not decided to mover forward at this time. The second application withdrawn was for a deck on the second floor of a garage at 99 Center Avenue to replace an existing porch. That matter had had a number of hearings and postponements but withdrawn at the request of the applicant rather than continuing with another hearing.The application pending at the end of the year was for property at 22 Prospect Circle where the applicant sought to subdivide existing lots and construct a new single family home and retaining an existing home. There had been several postponements to that hearing at the time Steib’s report was complete that continued through the March meeting.

The owners of Smodcastle theater on FIrst Avenue presented an idea to the Atlantic Highlands Planning Board this week which, if submitted and approved following a public hearing, would make scant difference in the neighborhood but give more assurance the popular live theater would remain an active part of the community.

Presented by two of the owners Ernie O’Donnell and Jeff Swanton, the concept was an informal presentation to the planners to get their input or ideas on whether their idea is feasible.

Should they decide to move forward with their concept, the property owners would have to make a formal application for variance requests from the planners.

O’Donnell presented most of the proposal, which includes primarily legal and paper moves of property lines to make definitive the separation and difference between the theater and the adjacent property, where The Creamery is located. The lot change would create lots that require several variances.

Both adjacent properties belong to Smodcastle, O’Donnell pointed out, but it would not be possible to sell the portion of the property that does not include the theater without a variance to legally separate the two.

Selling the unused theater portion would enable the owners to continue to improve and expand the numerous programs, both live and on film they offer at Smodcastle, in addition to business meetings and fund-raising activities for nonprofit causes.

O’Donnell pointed out times have changed, the day of frequent home town movie goers is past, and while Smodcastle continues to produce popular events, its owners cannot continue to afford to keep up programs at the high quality they have set, pay their taxes, and continue to be a profit-making organization.

“We just want to change the lot lines,” O’Donnell told the planning board, “nothing else. We just want to separate the two buildings” to make it possible to sell one .

Variances would be necessary because of pre-existing conditions, he said, but none would include any change of use for what is permitted in the zone. With current taxes in arrears making the business non sustainable at the time, O’Donnell said “we need help.”

He and Swanton both pointed out how popular Smodcastle has been since it was purchased by the four business men four years ago, and “we are proud of what we have done” and want to continue doing more.

They pointed out how numerous people come to events which are advertised state wide and beyond, bringing also additional business to local shops, restaurants, and other local businesses. “But we don’t think we can keep it up” without looking towards the possible sale of part of the property.

Variances, if approved, would enable the two buildings to be on separate pieces of land, so the theater could remain active and funds for the future sale of the second created lot could enable the owners to further invest in the theater.

O’Donnell and Swanton also pointed out the group has initiated Smodcastle Foundation, a non-profit organization for both filmmakers and film fans, dedicated to showcasing new and classic movies as well as educating, inspiring and enabling upcoming New Jersey filmmakers with one-of-a-kind guest lecturers, a publicly accessible multimedia resource library, and financial assistance for emerging storytellers of all ages.

Currently, there are no connections between the two buildings, the owners said, with both having separate walls, separate utilities and neither with a cellar or basement..

Planning Board Engineer Douglas Rohymeyer pointed out the plans as shown at the meeting show that variances would be needed for lot size, lot coverage and setbacks.

Local resident Mark Fisher, who attends most meetings and is familiar with applications before the board, urged the planners to “make it happen” should SmodCastle proceeds with plans to submit a request for variances. “You’ve gotta do this,” he said, pointing out the concept would preserve history, enhance First Avenue and the theater would continue to be an asset for the borough.‘

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Smodcastle

Wild About Atlantic Highlands and the Atlantic Highlands Art Council are joining forces to celebrate Earth Month, with “Earth, Sea, & Sky,” beginning with an opening reception on Saturday, April from 6 to 8 p.m.

To celebrate the month, interested persons are invited to submit art work that shows Nature’s capacity to reveal, teach and sustain., pieces that capture the majesty of the natural world, the overlooked details, and simple truths—work that show more than one can learn from books.  To learn more: https://www.aharts.org/earthseasky.

Anna Wainright will be juror for the artwork, with the exhibition open to artists 18 years of age and older, working in all media, all original creations that must be available for sale.

Wainright is a National and International award-winning, gallery-represented artist.  Driven to paint images that evoke a sense of weather and emotion as well as place, she is known for her atmospheric paintings. After 25 years in public service her pursuit of her dreams to be an artist began in 2007 with pastels as her preferred medium at the time. 

After 15 years of work in that medium, her efforts culminated in 2022 when she received the top award, Prix De Pastel, in the Master Division of the Pastel World Exhibition at the International Association of Pastel Societies Convention in New Mexico, where she also received Eminent Pastelist distinction. She received the Alden Bryan Memorial Award in Landscape at the Oil Painters of America National Exhibition in 2024.  She has Signature in the American Tonalist Society and Associate in Oil Painters of America, NOAPS, and the American Impressionists Association. She has exhibited in two shows in China, and one in Korea.  She was featured in the “A Lyrical Landscape” in June 2025, “Conjuring the Landscape” in Jan 2021, and “Found and Imagined” April 2019 issues of the Artist’s Network Pastel Journal, as well as the book publication “Pure Pastel: Contemporary Works by Today’s Top Artists” in 2019. 

Wainwright’s works have shown in museum exhibitions including the Butler Institute of American Art, OH; Slater Museum, Norwich, CT; and Haggin Museum, Stockton, CA. She has gallery representation at The Artful Deposit and Beacon Galleries in New Jersey, as well membership at the Salmagundi Club in New York City. 

Deadline for submissions for the exhibition is March 21, with notification of accepted works to be reported March 29. The exhibition runs through May 9. Exhibitors can submit up to two artworks with their submission fee, which is $25 for Arts Council members and $35 for non-members.

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Anna Wainright will be juror for the artwork, with the exhibition open to artists 18 years of age and older, working in all media, all original creations that must be available for sale.

Wainright is a National and International award-winning, gallery-represented artist.  Driven to paint images that evoke a sense of weather and emotion as well as place, she is known for her atmospheric paintings. After 25 years in public service her pursuit of her dreams to be an artist began in 2007 with pastels as her preferred medium at the time.

After 15 years of work in that medium, her efforts culminated in 2022 when she received the top award, Prix De Pastel, in the Master Division of the Pastel World Exhibition at the International Association of Pastel Societies Convention in New Mexico, where she also received Eminent Pastelist distinction. She received the Alden Bryan Memorial Award in Landscape at the Oil Painters of America National Exhibition in 2024.  She has Signature in the American Tonalist Society and Associate in Oil Painters of America, NOAPS, and the American Impressionists Association. She has exhibited in two shows in China, and one in Korea.  She was featured in the “A Lyrical Landscape” in June 2025, “Conjuring the Landscape” in Jan 2021, and “Found and Imagined” April 2019 issues of the Artist’s Network Pastel Journal, as well as the book publication “Pure Pastel: Contemporary Works by Today’s Top Artists” in 2019.

Wainwright’s works have shown in museum exhibitions including the Butler Institute of American Art, OH; Slater Museum, Norwich, CT; and Haggin Museum, Stockton, CA. She has gallery representation at The Artful Deposit and Beacon Galleries in New Jersey, as well membership at the Salmagundi Club in New York City.

Deadline for submissions for the exhibition is March 21, with notification of accepted works to be reported March 29. The exhibition runs through May 9. Exhibitors can submit up to two artworks with their submission fee, which is $25 for Arts Council members and $35 for non-members.

Recognizing the impact state fishing regulations have on some business at the municipal harbor, Harbor Commissioner Jim Krauss includes a report on fishing regulations at every meeting of the Harbor Commission.

This week he noted there is a strong possibility the cold winter this year may have an increased positive impact on harbor business.

Krauss reported the striped bass season started March 1 and stripers generally stay in the area until April or May, a time when there are more fishermen in their boats in the water, an indication of probability of more use of harbor boat ramps and the gas dock. The state’s regulations on increasing sea bass harvest have also increased by 16 per cent, he said, another benefit for harbor business.

Krauss also expressed pleasure that new borough administrator Caleb Stratton is not only a boat owner but a fisherman as well and already up on regulations and a greater understanding of the harbor business.

After nearly five years, and following an hour-long executive session, the Harbor Commission voted unanimously to recommend the Mayor and Council approve a settlement with Kappa Construction concerning the State Police building at the Harbor.. that recommendation will be acted on by the governing body at its next meeting.

In other business, Commissioner Alyson Forbes noted the series of activities coming up at the harbor this year, beginning with the Easter Egg Hunt on March 28, the Fireman’s Fair Jun 30 through July 4 and the Touch a Truck event Oct. 11. Commission Chairman Tom Wall also noted the Atlantic Highlands Yacht Club announced their Annual MS Race will be Aug. 15. The Clean Ocean Action Cleanup will be April 11 from 9 a.m. to 11 a.m.

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Abandonment Resident Joseph Kokomo is continuing to make his requests to the Harbor Commission to do something about boats that pay for docking space at the harbor but fail to use their boats for years.

Kokomo was at this week’s commission meeting reiterating there are several boats docked at the harbor that are not seaworthy, some with inspection stickers indicating they have not been inspected since as early as 2007.`Some have no inspection stickers at all  he said. He told the commissioners, as he had at last month’s meeting, he does not feel this is right and recommended the commission put a time limit on boaters for keeping their boats at the harbor and not using them, even if their space is paid. He said the boats appear abandoned and detract from the harbor looking vibrant.

Kokomo said some boats have three feet of water in them, but fell short of saying how he knew after Harbor Commission Chairman Tom Wall asked him how he knew.

Kokomo cited the amount of rain and snow the area has experienced and the fact boats only have a small pipe releasing water and he said no one is checking any of the boats for water content. The resident also suggested a surcharge and suggested some research to see if there is a problem and urged the commission to stay “on top of it.” People need to be more aware, he said, citing some boats that have had their masts blown in heavy winds for two years. He suggested boats display red flags if they are not sea worthy. Wall thanked him for his comments and suggestions.

As last month’s meeting, Wall had explained to Kokomo that boats are private property, regardless of their condition, and harbor employees have no right to trespass on that property.

Harbormaster Lou Fligor had reported there were 18 boats in the harbor that have been abandoned and the commission has been working with a new contractor in the past year and has successfully gotten ownership and the ability to remove them. This month he reported he had been able to acquire another seemingly abandoned boat and will be having that removed as well.

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That did the trick. Of course, Mr. Quest said he was sorry, could he please send me the money to pay for it? Not yet, I responded, after we chatted on the phone. I’d rather wait until the mirror comes in, Mr. Trivett installs it and I get a bill. Works for me, Mr. Quest responded.Another week went by before the mirror, Bill Trivett and my car got together, making it now almost three weeks since the accident. I didn’t know where he lived, but I knew Mr. Quest was not local and did wonder, given all those times I called and had no response, would he still be as kind and thoughtful? That did the trick. Of course, Mr. Quest said he was sorry, could he please send me the money to pay for it? Not yet, I responded, after we chatted on the phone. I’d rather wait until the mirror comes in, Mr. Trivett installs it and I get a bill. Works for me, Mr. Quest responded.Another week went by before the mirror, Bill Trivett and my car got together, making it now almost three weeks since the accident. I didn’t know where he lived, but I knew Mr. Quest was not local and did wonder, given all those times I called and had no response, would he still be as kind and thoughtful? That did the trick. Of course, Mr. Quest said he was sorry, could he please send me the money to pay for it? Not yet, I responded, after we chatted on the phone. I’d rather wait until the mirror comes in, Mr. Trivett installs it and I get a bill. Works for me, Mr. Quest responded.Another week went by before the mirror, Bill Trivett and my car got together, making it now almost three weeks since the accident. I didn’t know where he lived, but I knew Mr. Quest was not local and did wonder, given all those times I called and had no response, would he still be as kind and thoughtful? That did the trick. Of course, Mr. Quest said he was sorry, could he please send me the money to pay for it? Not yet, I responded, after we chatted on the phone. I’d rather wait until the mirror comes in, Mr. Trivett installs it and I get a bill. Works for me, Mr. Quest responded.Another week went by before the mirror, Bill Trivett and my car got together, making it now almost three weeks since the accident. I didn’t know where he lived, but I knew Mr. Quest was not local and did wonder, given all those times I called and had no response, would he still be as kind and thoughtful?