20180410 Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

APRIL 10, 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:       Hans Lehmann, Gary Negrycz, Diana Ruhl, Ines Bunza and Jonathan Papietro. Also present were Ben Cascio, Esq., substituting for Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Alyssa Matthews, Sergio Alegre, Greg Brown, Isaac Lebow

Approval of minutes: The minutes from November 28, 2017 and December 12, 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:

Old Business:

Chairman Lehmann announced that the JOSE PUELL, 671 Newcomb Road, application was carried to April 24, 2018, without further notice.

New Business:

KEVIN & DANA BECK – An application to construct a one story rear addition and exterior steps which will result in coverage by improvements of 40.7% and coverage by improvements within 140 feet of the front lot line of 42.2%, where 40% is the maximum permitted for both; gross building area of 4,727 square feet for the whole lot and within 140 feet of front lot line, where 4,620 square feet is the where 40% is the maximum permitted for both; gross building area of maximum permitted at 199 Madison Place, Block 2108, Lot 8, in the R-1 Zone. (Carried from March 27, 2018) Ms. Ruhl recused herself from this application. Mr. and Mrs. Beck, homeowners, were sworn. A photo page was distributed and marked as Exhibit A-1. Roger Schlicht was sworn and his credentials as a professional architect were accepted. Mr. Schlicht testified regarding the existing conditions and what was proposed, explaining that all improvements would be in the rear and not seen from the street. Board members asked for clarification on the numbers and the variances being requested. Board members asked that the shrubs on the side street stay in place for screening. There were no questions or comments from the public. Chairman Lehmann made a motion to approve, Mr. Negrycz seconded, and all eligible members voted yes.

The KEVIN & JENNIFER HOGAN, 82 John Street, application was carried to May 8, 2018 without further notice

MICHAEL & ANDREA ROSENBERG – An application to permit the construction of a front porch addition which will result in a side yard setback 12.8 feet, where 16.67 feet is required and coverage by above grade structures of 22.8%, where 20% is permitted at 300 Richards Road, Block 1106, Lot 3, in the R-1 Zone. Ms. Ruhl recused herself from this application. Michael Rosenberg was sworn and described what was proposed. Board members asked about the porch being enclosed and Mr. Rosenberg stated that it would not. There were no questions or comments from the public. Mr. Papietro made a motion that that the application be approved with the condition that the porch never be enclosed, Ms. Bunza seconded, and all eligible members voted yes.

CHRISTOPHER & JENNIFER OWEN – An application to permit the construction of a 2^nd floor addition which will result in a side yard setback of 14.58 feet, where 24 feet is required and gross building area of 32.06%, where 32% is permitted at 857 Hillcrest Road, Block 1202, Lot 24, in the R-1 Zone. Christopher Owen was sworn and testified as to the existing conditions on the property and what was proposed. Mr. Owens distributed photos of the existing conditions at the rear of the property. Board members had questions regarding the variances and Mr. Owens testified that the proposed addition would not exceed the current side yard setback. Board members had questions regarding the prior approval from 1991. There were no questions or comments from the public. Mr. Papietro made a motion to approve, Ms. Ruhl seconded, and all Board members voted yes.

KENNETH & EMILY APONTE – An application to permit the construction of a 2-story and 2^nd story addition which will result in a front yard setback on Glenwood Road of 26.08 feet, where 40 feet is required and a side yard setback of 13.9 feet, where 20 feet is required at 648 Upper Boulevard, Block 1409, Lot 2, in the R-1 Zone. Leonard Rampulla was sworn and his credentials as a professional architect were accepted. Kenneth and Emily Aponte, homeowners, were sworn. Mr. Rampulla testified regarding the existing conditions and what was proposed, stating that the hardship is the undersize lot width and the yard requirements. Board members had questions regarding the variances and if the variances were following the existing nonconformities. Mr. Rampulla stated that they were. Mr. Cascio asked for clarification of the numbers. Board members asked about landscaping along the fence. The applicants said it would be landscaped. Board members asked if the attic was included in the gross building area. The hearing was carried to April 24 for the applicant to review the gross building area.

EDWIN & DARIA GROSMAN – An application to permit the reconstruction and expansion of the detached garage which will result in a side yard setback of 1.9 feet, and a rear yard setback of 2.31 feet, where 5 feet is required for both at 304 South Broad Street, Block 3905, Lot 18, in the R-3 Zone. David Rutherford entered his appearance and made opening remarks, explaining that the applicant had permits issued to rebuild the garage keeping two of the existing walls, and that the walls were too deteriorated to use so they now need a variance to reconstruct the garage. Mr. Rutherford stated that there was an exceptional condition in that the property abuts the railroad and that there would be no substantial detriment in the proposed location of the garage. Edwin Grosman was sworn. Sean Olsen was sworn and his credentials as a professional architect were accepted. Mr. Grosman testified regarding the permit issued, which was marked as Exhibit A-1. Photos of the existing conditions of the garage were marked as Exhibit A-2 and A-3. Mr. Grosman stated that the Building Department gave them a stop order and required them to come to the Board. There were no questions for the homeowner.

Mr. Olsen testified regarding the plans dated 8/9/14, revised to April 10, 2017. Board members asked why a three car garage was necessary and why it was not being built to comply with the ordinance. Mr. Olsen stated that the garage would provide a spot for each tenant and for additional storage, and that they propose to use the existing footprint to keep costs down and that some of the work had been completed. There were no questions or comments from the public. Following Board deliberation, Mr. Negrycz made a motion to approve, Ms. Ruhl seconded, and the application was approved, 4 yes votes to 1 no vote.

Discussion:   Mr. Papietro reported on the Site Plan Committee Review of Frers, 618 Morningside Road, stating that the Site Plan as presented was approved by the Committee.

There was Board discussion regarding adding more applications to the agenda to address the backlog of applications.

Adjournment

Meeting was adjourned at 9:30 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:       August 28, 2018