20170509 Zoning Board of Adjustment

BOARD OF ADJUSTMENT

Meeting Minutes

MAY 9, 2017

 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:       Chairman Lehmann, Gary Negrycz, Diana Ruhl, Alyssa Matthews, Sergio Alegre, Ines Bunza, Jonathan Papietro and Isaac Lebow. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:         Greg Brown

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:

YOO JUNG GESSMAN – An application to permit the construction of a second story addition and a new front porch and steps which will result in a front yard setback of 27 feet to the steps and 32 feet to the porch, where 40 feet is the minimum required; coverage by above-grade structures of 21.6%, where 20% is the maximum permitted and gross building area of 35.6%, where 34% is the maximum permitted at 432 Smith Place, Block 1703, Lot 38 in the R-2 Zone. (Continued from April 11, 2017) John Musinski, architect, and Steve Gessman were present. Mr. Gessman was sworn. Mr. Musinski reviewed the variances being requested and described the revised drawings and the renderings submitted to the Board. The Board members had questions regarding the hardship. Mr. Musinski stated that due to the location of the existing house there is no space for a porch and that except for the porch, they are not increasing the footprint of the house. Board members asked if a variance would be needed if the lot was conforming and Mr. Musinski said the proposed improvements would not require a variance if lot width was conforming. Board members asked if the applicant would be willing to eliminate the shed. Mr. Musinski said that if the shed was removed the garage would not be usable for the cars. There were no questions or comments from the public. After Board deliberation Mr. Alegre made a motion to approve the application as presented, Mr. Papietro 2^nd the motion. Four members voted yes to approve, one member voted no.

New Business:

KEITH & CHRISTINE TOBIAS – An application to permit the construction of an attached garage, two-story addition and front vestibule which will result in a building height of 34.17 feet, where 30 feet is the maximum permitted; a front yard setback of 33.75 feet to the vestibule, where 40 feet is the minimum required; coverage by above-grade structures within 140 feet of the front lot line of 26.9%, where 20% is the maximum permitted; gross building area of 45.3%/5,047 square feet, where 32%/3,563 square feet is the maximum permitted and gross building area within 140 feet of the front lot line of 62.4%/5,047 square feet, where 35%/3,897 square feet is the maximum permitted at 333 Spring Avenue, Block 4007, Lot 21, in the R-2 Zone. Mr. Alegre and Mr. Lebow recused themselves from this hearing. Keith and Christine Tobias were sworn. Albert Zaccone was sworn and accepted as a professional architect. Ms. Tobias introduced the application. Mr. Zaccone testified as to the existing conditions on the property and the slope and irregular shape of the lot. Mr. Zaccone described the variances being requested and the proposed improvements. Mr. Zaccone described the proposed floor plans and explained that they wanted a garage that the cars could go into. Mr. Zaccone said that the proposed improvements would not be seen from Spring Avenue as they wanted to maintain the street scape of the home. Board members had questions regarding the gross building area and what was included in the numbers. There were also questions regarding the 3rd floor. After further discussion about the number and size of the variances being requested the hearing was carried to June 13, 2017 without further notice.

MICHAEL & ELIZABETH LOVECCHIO - An application to permit the construction of one-story and two-story additions which will result in a side yard setback of 13.8 feet to the landing and 14.2 feet to the addition, where 23.3 feet is the minimum required and coverage by above-grade structures within 140 feet of the front lot line of 20.7%, where 20% is the maximum permitted at 841 Morningside Road, Block 1204, Lot 17, in an R-1 zone. Michael and Elizabeth LoVecchio were sworn and Roger Schlicht, architect, was sworn. Mr. Schlicht distributed photos that he took of the existing conditions on the property and a rendering of what was proposed. The photos (2 sheets) were marked as Exhibit A-1. Mr. Schlicht described the existing conditions on the property, the proposed improvements and the variances being requested. Mr. Schlicht explained that the lot has a deficient width. The Board members had questions about the A/C units. There were no questions or comments from the public. After Board deliberation Mr. Papietro made a motion to approve the application, Ms. Matthews seconded, and all Board members voted yes.

DAVID KLEIN – An application to permit the construction of a deck and patio which will result in a side yard setback of 8 feet to the deck, where 10 feet is the minimum required; coverage by above-grade structures within 140 feet of the front lot line of 22.45% where 20% is the maximum permitted and coverage by improvements within 140 feet of the front lot line of 56.41%, where 45% is the maximum permitted at 47 John Street, Block 3502, Lot 26, in the R-2 Zone. David and Abbie Klein were sworn. Anthony Visaggio, landscape architect, was sworn. Mr. Klein testified as to the need to replace and renovate the deck and patio area. Board members asked for clarification regarding the height of the deck. There were questions from the Board in regards to what was included in the numbers for lot coverage and the need for the patio. Board members asked if the applicant would be willing to provide additional landscaping. After further discussion regarding the accuracy of the zoning chart, the hearing was carried to May 30, 2017 without further notice.

CHRISTOPHER & STACEY LACK – An application to permit the construction of a two-story addition which will result in a building height of 33.5 feet, where 30 feet is the maximum permitted and a front yard setback of 34.5 feet to Valley View Avenue, where 40 feet is the minimum required at 130 Valley View Avenue, Block 1815, Lot 2, in an R-2 zone. Robert Spiotti, Esq., was present on behalf of the applicants. Roger Schlicht was sworn as architect. Mr. Schlicht distributed a photo packet (4 sheets) showing existing conditions and renderings of proposed improvements which was marked as Exhibit A-1. Mr. Schlicht stated that the height variance being requested was for 32.5 feet, not 33.5 feet. Mr. Schlicht described the existing conditions on the property, which is a corner lot, and the irregular lot shape as well as the topography of the property and how those hardships were the reason for the requested variances. Mr. Schlicht described the slope of the property and why the basement is not included in the gross building area. Mr. Whitaker asked for clarification of the height variance, Mr. Schlicht explained that the variance is needed in order to mimic the existing roof lines. There were no questions or comments from the public. After Board deliberation Mr. Negrycz made a motion to approve the application and Mr. Papietro seconded the motion. All members voted yes.

Resolution memorialization:       The following resolutions were memorialized:    

-       Jeffrey Morin/Hot Yoga Studio, 33 Godwin Avenue

-       MDRE Holding, LLC, 148 Prospect Street

Meeting was adjourned at 10:10 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:        June 13, 2017