20180213 - Zoning Board of Adjustment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

FEBRUARY 13, 2018

Opening:

The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:38 p.m.

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

Absent:        Isaac Lebow

Minutes:      The minutes from October 10, 2017 and October 24, 2017 were approved.

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:

FRANK & ROSEMARY HILLMAN – An application to permit the to construct a new front landing and stairs which will result in a front yard setback of +/- 38 inches, where 40 feet is required; coverage by above-grade structures of 37.39%, where 25% is the maximum permitted; coverage by improvements of 67%, where 45% is the maximum permitted at 233 South Broad Street, Block 3902, Lot 8, in the R-3 Zone (continued from January 9, 2018). Frank Hillman, homeowner, and Brian Wellington, general contractor, were present and previously sworn. Mr. Hillman testified as to the revisions and the reduction of the proposed front deck and staircase. Mr. Wellington also testified regarding the drawings and the 38 inch setback from the front lot line. Board members asked for clarification of the numbers and asked about the hardship. There were no questions or comments from the public. Following Board deliberation, Mr. Negrycz made a motion to deny, Ms. Bunza seconded, and all eligible members voted yes to deny the application.

JOHN & ASHLEY FRANCHINA – An application to permit the construction of a rear porch/deck, replace an existing non-conforming front open porch and the enlargement of same, and install a new walkway from the driveway to the proposed front porch which will result in a front yard setback of 33.3 feet, where 45 feet is required; coverage by above-grade structures of 24.6%, where 20% is the maximum permitted; coverage by above grade structures w/in 140 feet of the front lot line of 25.3%, where 20% is the maximum permitted; Gross Building Area of 37.3%/3,863 square feet, where 34%/3,500 square feet is the maximum permitted and Gross Building Area w/in 140 feet of front lot line of 40%/3,863 square feet, where 34%/3,500 square feet is the maximum permitted at 208 North Walnut Street, Block 2002, Lot 9, in the R-2 Zone. (Continued from January 9, 2018) John Franchina, homeowner, was present and sworn and Lorenzo Franchina, architect, was previously sworn. The architect testified as to the revisions and reductions made to the front porch. Board members had questions regarding the addition and why the applicant built to the maximum allowed and then applied for a variance for coverage for the front porch and deck. Board members questioned what the hardship was. Mr. Franchina said he would eliminate the deck. After further discussion the hearing was carried to March 27, 2018, without further notice.

New Business:

MICHAEL & ELLEN McKENNA – An application to permit the construction of a one-story rear addition, rear entry steps and walkway and second story addition which will result in coverage by above-grade structures of 22.9%, where 20% is the maximum permitted and coverage by above-grade structures within 140 feet of the front lot line of 23.4% where 20% is the maximum permitted at 416 Colonial Road, Block 3609, Lot 3, in the R-2 Zone. (Carried from January 23, 2018) Ellen McKenna, homeowner, was present and sworn. Roger Schlicht was sworn and his credentials as a professional architect accepted. Mr. Schlicht testified regarding what is existing on the property and what is being proposed. Mr. Schlicht explained the variances being requested and stated that if the lot were not undersized they would not need the variances. Board members asked about the front elevation. There were no questions from the public.

Peter Conway, 405 Overbrook Road, was sworn and spoke in support of the application.

Following Board deliberation Ms. Matthews made a motion to approve, Mr. Alegre seconded, and all members voted yes to approve the application.

SUNIL & VANITA PATEL – An application to permit the construction of a two-story covered entry and a 2nd story addition which will result in a side yard setback of 10.7 feet, where 20 feet is required; combined side yard setback of 21.8 feet, where 25 feet is required; coverage by above-grade structures within 140 feet of the front lot line of 22.16%, where 20% is the maximum permitted; coverage by improvements within 140 feet of the front lot line of 46.95%, where 45% is the maximum permitted and gross building area within 140 feet of the front lot line of 32.28%/3,391square feet, where 32%/3,360 square feet is the maximum permitted at 713 Heights Road, Block 1403, Lot 14, in the R-1 Zone. Sunil and Vanita Patel, homeowners, were sworn. Mr. Patel testified regarding what is proposed and the variances being requested. Mr. Patel stated that the he prepared the drawings. Board members had questions about what is existing and what is permitted on the property. After Board discussion regarding the application and the massing of the structure, it was determined that more information was needed and elevations need to be shown. The hearing was carried to March 27, 2018, without further notice.

SOMERSET TIRE SERVICE/MAVIS DISCOUNT TIRE – An application to replace five existing wall signs and one existing freestanding cabinet sign which will result in exceeding the maximum number of signs for freestanding and wall signs, maximum sign area for freestanding signs, maximum height for freestanding signs, minimum sign setback from property line for freestanding signs, maximum lettering height of wall signs and maximum width of wall signs at 562 North Maple Avenue, Block 1502, Lot 8, in the B-2 Zone. Matthew Posada, Esq., entered his appearance and requested that the application be carried so they could research the history of the existing signage. The hearing was carried to March 27, 2018, without further notice.

Resolution memorialization:      The following resolutions were memorialized:

-                  Barone, 677 Arcadia Road

-                  Prasad/Srivastava, 140 North Maple Avenue

-                  Otten, 426 Jackson Terrace

-                  SLRC, LLC/Arthur Murray Dance Studio, 125 E. Ridgewood Avenue

Meeting was adjourned at 9:36 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:       June 12, 2018