20171010 Zoning Board of Adjustment - Meeting Minutes
VILLAGE OF RIDGEWOOD
BOARD OF ADJUSTMENT
Meeting Minutes
OCTOBER 10, 2017
Opening:
The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:35 p.m.
Present: Hans Lehmann, Sergio Alegre, Gary Negrycz, Diana Ruhl, Alyssa Matthews, Ines Bunza, Jonathan Papietro (8:07 p.m.) 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
Chairman Lehmann announced the following:
Coniff/Dombach, 215 Kenilworth Road, carried to November 14, 2017.
McClellan, 612 Wyndemere Avenue, carried to November 14, 2017.
Old Business:
MICHAEL & TARA SARACENO – An application to construct a covered patio which will result in a variance for maximum coverage by above-grade structures within 140 feet of the front lot line of 23.52%, where 20% is the maximum permitted. The applicant also proposes to widen the driveway which will result in a variance request for a driveway width of 20.2 feet where 16 feet is the maximum permitted at 285 South Pleasant Avenue, Block 4307, Lot 29, in the R-2 Zone. (Continued from July 11, 2017) Michael Saraceno made introductory remarks and gave a recap from the July 11 meeting. Mark Stefanelli, architect, was previously sworn and testified as to the revisions. Board members had questions regarding hardship and the benefit to the public. Mr. Stefanelli and Mr. Saraceno said that they could build a 1,000 square foot structure in the rear of the property without a variance. There was discussion regarding that possibility. The hearing was carried to November 14, 2017 without further notice.
MICHAEL & BARBARA JASNOSZ – An application to permit a second floor addition and one story addition which will result in a side yard setback of 15.8 feet where 17.76 feet is the minimum required; gross building area of 34.05%/4,326 square feet, where 32%/4,060 square feet is the maximum permitted and 34.33%/4,326 square feet within 140 feet of the front lot line, where 32%/4,060 square feet is the maximum permitted at 699 Wellington Road, Block 1307, Lot 12, in the R-1 zone. (Continued from September 12, 2017) David Rutherford, Esq., reviewed the prior testimony and explained that revisions were made. Jose Carballo, architect, was previously sworn and testified as to the revisions made in response to Board comments. Mr. Rutherford summarized the revisions and the variances being requested. There were no questions from the Board or from the public for the architect.
The hearing was held until the applicant’s Planner arrived.
New Business:
VILLA RESTAURANT GROUP d/b/a OFFICE TAVERN GRILL – An application to install a sign with a message height of 30 inches, where 16 inches is the maximum permitted at 32 Chestnut Street, Block 3804, Lot 6.01, in the B-1 Zone. David Rutherford, Esq., entered his appearance on behalf of the applicant and introduced the witnesses and explained the variances being requested including the size of the proposed sign and the distance of the sign from the building. James Howard, Director of Construction and store planning with Villa Restaurant Group, was sworn and testified as to the renovation of the Office Tavern Grill and the necessity for the proposed sign and the variances being requested. Board members asked why the first three letters needed to be larger, Mr. Howard explained that this design is the logo of this chain of restaurants and the brand name should match. There were no questions from the public.
Grace Ruseskas, graphic designer for GNS Group, was sworn and testified as to the sign design. Ms. Ruseskas described the proposed sign in detail. A rendering of the proposed signage was submitted and marked as Exhibit A-1. A rendering of conforming signage was submitted and marked as Exhibit A-2 and a comparison of what is allowed and what is proposed was submitted and marked as Exhibit A-3. Detail showing how far the signage will protrude from the building was marked as Exhibit A-4. Ms. Bogart had questions regarding the distance of the letters from the façade.
David Jackson, of Jackson Creative Group, was sworn. Mr. Jackson works with Villa Restaurant Group designing their restaurants. Mr. Jackson testified regarding the renovation and design of the brand and image of Office Tavern Group, including the sign. Board members had questions about other options that would make the sign compliant with Village code. Mr. Jackson stated the importance of keeping the brand image consistent and making the sign visible. Ann Dickinson, 151 Grant Street, asked if the flag would be flown continuously and if so would it be lighted properly. Mr. Jackson said the flag would be lighted if flown continuously.
Brigette Bogart, Village Planner, was sworn and testified as per her report dated October 4, 2017, regarding the existing conditions, proposed development and the variances being requested. There were no questions from the Board, the Applicant or the Public.
Joseph Suplicki, 1 15th Avenue, Elmwood Park, Vice Chairman of Ridgewood Historic Preservation Commission (HPC), was sworn. Mr. Suplicki commented on the review by the HPC and that they did not recommend approval of the sign as proposed. The HPC report dated March 9, 2018, was marked as Exhibit A-6. Mr. Rutherford said that the HPC is an advisory committee and that the Zoning Board can grant approval of the proposed sign.
Mr. Rutherford made closing comments and the hearing was closed. Following Board deliberation Mr. Negrycz made a motion to approve, Ms. Matthews seconded, and the application was approved five to two.
Chairman Lehmann announced the following:
- Purington/Dickinson, 151 Grant Street, application was carried to November 28, 2017, without further notice.
- Puell, 671 Newcomb Road, application was carried to November 14, 2017, without further notice.
MICHAEL & BARBARA JASNOSZ, 699 Wellington Road, hearing was continued. David Spatz, professional planner, was sworn and accepted as a planning expert by the Board. Mr. Spatz distributed a page of photos of the subject property which was marked as Exhibit A-3, and a page of photos of other homes in the neighborhood which was marked as Exhibit A-4. Mr. Spatz testified as to what was being proposed, the variances being requested and the hardship. Mr. Spatz testified as to the positive and negative criteria and how the proposed improvements are common in the neighborhood and would not be detrimental. There were no questions from the Board or from the public. There were no comments from the public. Mr. Rutherford made closing comments. Following Board deliberation Ms. Ruhl made a motion to approve, Mr. Alegre seconded, and the application was approved.
Resolution memorialization: The following resolutions were memorialized:
- 657 Ridgewood LLC, 657 Franklin Turnpike
- New Cingular Wireless PCS LLC (AT&T), 490 Route 17 South (extension of time for temporary cell equipment)
Meeting was adjourned at 10:40 p.m.
Minutes submitted by: Jane Wondergem, Board Secretary
Date Approved: February 13, 2018
- Hits: 1964