Board of Adjustment Public Meeting Minutes 20150210

Opening:

The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:40 p.m.

Present:       Joel Torielli, Hans-Jurgen Lehmann, Diana Ruhl, Shiroy Ranji, Gary Negrycz, Jeffrey Voigt, Alyssa Matthews, Jennie Wilson, Sergio Alegre (8:13p.m.) Also present were Bruce Whitaker, Board Attorney and Anthony Merlino, Board Secretary.

Absent:                    

Non-agenda items:

            Board member comments: There were no comments at this time.

            Members of the public comments: There were no comments at this time.

Public hearings

Old Business:

            New Business:

DAVID & DIJANIRA McCLOSKY – An application for the construction of first and second floor additions which will result in aggregate side yard setbacks of 21.7 feet where 24.75 feet is the minimum required at 332 Northern Parkway, Block 3201, Lot 23 in an R-2 zone. Diana Ruhl recused herself form this hearing. David McClosky, homeowner, and Roger Schlicht, architect, were sworn. Mr. Schlicht said he was familiar with the plans previously submitted by Robert Kruse, who recently passed away. Mr. Schlicht presented photos of the subject property and the neighboring properties which were marked as Exhibit A-1 and architectural drawings he prepared, SK-1 – front elevation and SK-2 – first floor plan. Mr. Schlicht corrected the notice stating that the aggregate side yard setbacks would be 22.7 feet. Mr. Schlicht described the existing conditions and what was proposed. The Board members asked about the width of the garage. The Board members asked about the flood plain issues. There were no comments or questions from the public. The hearing was closed. Upon Board deliberations, Shiroy Ranji made a motion to approve with the stipulation that additional planting be put on the side of the garage facing the adjacent neighbor, Hans-Jurgen Lehmann seconded, all other members voted YES.

MICHAEL & LISA GROSSANO – An application to permit the widening of the existing 9 foot driveway to 12 feet, where 10.3 feet is the maximum permitted at 26 Pershing Avenue, Block 3504, Lot 17, in an R-2 zone. Mr. Grossano, homeowner, was sworn. Mr. Grossano explained that the wider driveway is needed as it is a safety hazard particularly when there is snow. Board members had questions regarding the driveways in the area and if the curb cut would be wider. The hearing was closed. There were no comments or questions from the public. Upon Board deliberations, Gary Negrycz made a motion to deny the application and Hans-Jurgen Lehmann seconded, the motion was not carried. After further deliberation Shiroy Ranji made a motion to deny, Jeffrey Voigt seconded the motion, Alyssa Matthews voted NO, all other members voted YES to deny.

MICHAEL HARKIN – An application to permit the construction of an open front porch which will result in a front yard setback of 31.83 feet where 40 feet is the minimum required at 676 Ellington Road, Block 4606, Lot 16, in an R-2 zone. Mr. Harkin was sworn. Mr. Harkin described the porch he proposed to build. The Board members asked what the hardship was and Mr. Harkin said there was no hardship. The Board members asked about other homes in the neighborhood. There were no questions or comments from the public. The hearing was carried to March 10.

HYUN JUNG SONG & TRICIA SONG – An application for the construction for the addition to the existing single family dwelling which will result in a front yard setback of 13.53 feet and 24.81 feet where 13.53 feet and 24.81 feet exist and 40 feet is required, building coverage of 28.22% where 24.09% exists and 20% is permitted, impervious coverage of 50.44% where 50.44% exists and 45% is permitted, gross building area of 38.24% where 31.41% exists and 35% is permitted at 359 West End Avenue, Block 2311, Lot 17, in an R-2 zone. Andrew Kohut, attorney representing the applicant, introduced Grieg Andersen, architect, and Mr. Song, applicant, who were sworn. Mr. Kohut corrected a misprint in the zoning schedule on the plans which said the minimum required lot size is 8,400sf instead of 14,700sf. Mr. Kohut described the existing conditions and the variances being requested. Mr. Andersen described the proposed additions. The Board members had questions regarding the front yard setback and the existing nonconformity. Mr. Kohut said the hardship was the undersized lot and that it is a corner lot. Board members asked if the applicant knew the setbacks of the neighboring homes. There were no questions or comments from the Public. The hearing was closed. During Board deliberation Mr. Negrycz drew on a photo of the existing dwelling to illustrate what the addition would look like. The Board deliberated on the first and second floor additions separately. Mr. Kohut asked to have the vote carried so the applicant could reevaluate the application and address the Board’s concerns. The hearing was carried to March 10, 2015.

WENDY XU – An application for the construction of front and rear dormers which

will result in front yard setbacks of 23.91 feet to the left front dormer and 21.5 feet to the rear dormer, both from Shadowbrook Road at 862 Auburn Avenue, Block 5002, Lot 13, in an R-1 zone. Francois Nicholas, representing S. J. Kufel Associates/Architects, and Wendy Xu, applicant, were sworn. Mr. Nicholas described the proposed addition to the second floor. There were no Board questions, no questions or comments from the public. After Board deliberation Diana Ruhl made a motion to approve, Jeffrey Voigt seconded, all other members voted YES.

LORI & TOM SCHMIDT – An application for the construction of a pool cabana, sidewalks, driveway changes and patios which will result in a lot coverage within 140 feet of the front lot line of 20.77% where 20% is the maximum permitted, coverage by improvements at 45.16% where 40% is the maximum permitted and coverage by improvements within 140 feet of the front lot line of 44.35% where 40% is the maximum permitted at 326 Heights Road, Block 1907, Lot 14 in an R-1 zone. Xiomara Paredes, architect, and Mr. Schmidt, homeowner, were sworn. Ms. Paredes described the proposed construction and the variances. Ms. Parades explained that by removing the existing pergola and some of the existing patio they are reducing the maximum building coverage, total coverage of structures, maximum coverage by improvements within 140 feet of the front lot line and maximum coverage by improvements for the overall property. Ms. Paredes distributed a photo (Exhibit A-1), color rendering of proposed cabana (Exhibit A-2), photos of rear of house (Exhibit A-3). There were no Board questions, no questions or comments from the public. Mr. Whitaker explained that the approval should be based on a C-2 variance, and that there is a substantial benefit that outweighs any detriment. Jeffrey Voigt made a motion to approve, Diana Ruhl seconded, all other members voted YES.

Discussion Item: The Board reviewed and discussed the resume of Bruce A. Eisenstein, Ph.D., P.E. Dr. Eisenstein would be retained by the Board to provide radio frequency and cell tower expertise in regards to the upcoming AT&T and Verizon applications. The Board voted to approve the retention of Dr. Eisenstein as the Radio Frequency expert.

Resolution memorialization:

            STURMFELS/GALASSO – 2 Paul Ct.

            SCHWARTZ/TUNG – 88 Cameron Ln/26 W. Glen Ave.

            NEW CINGULAR WIRELESS – 490 Route 17

            JOSEPH – 275 Manor Rd.

Meeting was adjourned at 10:14 p.m.

Minutes submitted by: Jane Wondergem, Board Clerk

Date Approved: September 8, 2015