20180123- Zoning Board of Adjustment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

JANUARY 23, 2018

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:       Alyssa Matthews, Greg Brown, Ines Bunza, Isaac Lebow and Jonathan Papietro. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Hans Lehmann, Gary Negrycz, Diana Ruhl, Sergio Alegre

Greg Brown was voted in as Acting Chairman.

Non-agenda items:

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

          Members of the public comments: There were no comments.

Public hearings

Mr. Brown announced the following:

• Franchina, 208 N. Walnut Street, carried to February 13, 2018 without further notice.
• McKenna, 416 Colonial Road, carried to February 13, 2018 without further notice.
• O’Brien, 338 S. Irving Street, carried to February 27, 2018 without further notice.
• Patel, 713 Heights Road, carried to February 13, 2018 without further notice.

Old Business:

JOSE PUELL – An application to permit the construction of an addition to the existing structure which will result in a front yard setback of 37.12 feet where 40 feet is required; coverage by above grade structures of 24.97%, where 20% is the maximum permitted, and where 23.38% is existing for the property located at 671 Newcomb Road, Block 4505, Lot 13, in the R-2 Zone. (Continued from November 14, 2017) Joshua Levine, esq., was present with Brian Murphy, architect, and Mr. Puell. Mr. Murphy, previously sworn, described the revisions in the drawings, revised to January 4, 2018, explaining how the above-grade coverage was reduced and there is no variance being requested for side yard setback, rear yard setback or for the distance between the garage and the house. Mr. Murphy addressed the issues regarding the easement and the deed restriction. Jose Puell, homeowner, was sworn and distributed a photo of the easement, which was marked as Exhibit A-3. Board members asked if they had considered reducing the size of the addition and if there was prior variance approval for the rear deck. A copy of the index card for the 1997 variance approval for the deck was submitted and marked as Exhibit A-4. Phyllis Goodman, 667 Newcomb Road, had questions regarding the size of the deck, soil removal, drainage, trees and the size of the addition. Priscilla Farnsworth, 675 Newcomb Road, had questions regarding the proposed front yard setback, and the front porch posts.

Public comments:    Phyllis Goodman, 667 Newcomb Road, was sworn and made comments opposing the application. Priscilla Farnsworth, 675 Newcomb Road, was sworn and made comments opposing the application.

Board members discussed the application and questioned the hardship and the size of the proposed addition. Mr. Puell displayed a photo board with a copy of the Ridgewood tax map and photos showing homes in the area similar to what is being proposed.

After further discussion the hearing was carried to February 27, 2018, without further notice.

PRASAD/SRIVASTAVA – An application to permit landscape improvements, including a new patio and roofed patio, and other features, as well as an addition to a freestanding garage, which will result in coverage by above-grade structures of 22.18% within 140 feet of the front lot line, where 20% is permitted; coverage by improvements of 48.1% of the lot area, where 40% is permitted; coverage by improvements of 52.1% within 140 feet of the front lot line, where 40% is permitted at 140 North Maple Avenue, Block 2012, Lot 5, in the R-1 Zone. (Continued from November 28, 2017) Frank Hall, architect, previously sworn, recapped the discussion from the previous meeting and explained that he submitted an OPRA request for more information in regards to work done previously on the subject property. The prior resolution and site plan from 1966 and 2001 building permit were marked as Exhibit A-3. Mr. Whitaker stated that the applicant provided the requested information to indicate that there were prior approvals for what currently exists on the property. Mr. Hall testified regarding the revised plans which further reduce the coverage by improvements and provide more landscaping. Mr. Whitaker asked for clarification of the coverage. Board members asked about the hardship. Mr. Hall stated that the swap of any detriment from the excess coverage by above-grade structures be offset by the aesthetic improvement. There were no questions or comments from the public. Following Board deliberation Ms. Matthews made a motion to approve, Ms. Bunza seconded, and all eligible members voted yes.

New Business:

ROBERT & VERONICA OTTEN – An application to permit the construction of a full second floor, and an addition to the rear, along with the construction of a new front porch and steps, along with a new patio, entry platform and steps in the rear of the home which will result in a front yard setback of 22.5 feet, where 40 feet is required; side yard setback of 4.1 feet, where 10 feet is required; coverage by above-grade structures of 28.2%, where 20% is the maximum permitted; coverage by improvements of 50.6%/3,061 square feet, where 45%/2,721 square feet is the maximum permitted and setback to patio of less than 10 feet at 426 Jackson Terrace, Block 1704, Lot 18, in the R-2 Zone. (Carried from January 9, 2018) David Rutherford, Esq., entered his appearance and made opening remarks. Mr. Rutherford explained that the lot is grossly undersized and described what is being proposed and the variances being requested. John Musinski was sworn and his credentials as a professional architect accepted. Mr. Musinski testified as to the existing conditions on the property and described what was being proposed as per the architectural drawings, which were marked as Exhibit A-1. Mr. Musinski distributed photos of the existing conditions, which were marked as Exhibits A-2 and A-3. Board members asked if central air conditioning was being proposed. Robert Otten, homeowner, was sworn and testified that he intended to put any air conditioning equipment in the attic. Board members had questions regarding the patio, grading and materials. There were no questions or comments from the public. Mr. Rutherford summarized and made closing remarks. Following Board deliberation Mr. Papietro made a motion to approve, Ms. Matthews seconded, and all members voted yes.

MARK & STEPHANIE BARONE – An application to permit the construction of a new deck and steps at the rear of the dwelling which will result in a setback distance from the deck to the garage of less than 12 feet, where 12 feet is the minimum required at 677 Arcadia Road, Block 4503, Lot 19, in the R-2 Zone. Mark Barone, homeowner, was sworn and testified regarding the interior renovations completed and the necessity for a rear door, small deck and stairs to the dwelling unit as the first floor is not at ground level. There were no questions from the Board, and no questions or comments from the public. Following Board deliberation Ms. Matthews made a motion to approve, Mr. Lebow seconded, and all members voted yes.

Resolution memorialization:      The following resolutions were memorialized:

-                  SL Ridgewood 2015 d/b/a Serendipity Labs, 45 N. Broad St.

-                  Purington/Dickinson, 151 Grant St.

-                  Neiley, 660 Linwood Ave.

Meeting was adjourned at 10:27 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:       June 12, 2018