20180710 Zoning Board of Adjustment Minutes
VILLAGE OF RIDGEWOOD
BOARD OF ADJUSTMENT
Meeting Minutes
JULY 10, 2018
Opening:
The reorganization meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:45 p.m.
REORGANIZATION:
Alyssa Matthews and Jonathan Papietro took the Oath of Office.
Present: Sergio Alegre, Gary Negrycz, Greg Brown, Diana Ruhl, Alyssa Matthews, Ines Bunza and Jonathan Papietro. Also present were Ben Cascio, Esq., covering for Bruce Whitaker, Esq., Board Attorney; Brigette Bogart, Village Planner and Jane Wondergem, Board Secretary.
Absent: Isaac Lebow
Board Attorney: Bruce Whitaker
Chairman: Sergio Alegre
Vice Chairman: Greg Brown
Chairman Pro Tem: Gary Negrycz
Board Secretary: Jane Wondergem
Board Professionals: Chris Rutishauser, Village Engineer
Brigette Bogart, Village Planner
Site Plan Committee: Gary Negrycz, Jonathan Papietro, Diana Ruhl
The By-Laws of the Zoning Board were adopted. The Resolution of Adoption in the Matter of Compliance with the Requirements of the Open Public Meetings Act was approved, as was the schedule of meetings for the year July 1, 2018 to June 30, 2019.
The Reorganization meeting was closed.
The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:57p.m.
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:
TOM & KELLY NAKASONE – An application to permit the construction of a covered entry, 2-story addition, rear covered porch, patio with in-ground pool and detached garage which will result in coverage by above-grade structures within 140 feet of the front lot line of 24%, where 20% is permitted at 321 North Pleasant Avenue, Block 3305, Lot 21, in the R-2 Zone. (Carried and renoticed from June 26, 2018) Roger Schlicht, architect, previously sworn, was present on behalf of the applicant. The application was heard on June 26, 2018 and then carried to July 10, 2018 due to an error in the notice. There was no further testimony and no questions or comments from the public. Following Board deliberation, Mr. Negrycz made a motion to approve the application with the condition that a landscape plan be submitted for review by the Site Plan Committee, Ms. Matthews seconded and all members voted yes to approve.
BURROUGHS POOLE LLC – An application for preliminary and final site plan approval, use variance, variance and waiver approval to implement a drive-thru component to be used by a Starbucks retail coffee shop at 363-381 Route 17 South, Block 4807, Lot 1, in the HC-Highway Commercial Zone. (Continued from April 24, 2018 and carried from June 12, 2018) Jim Delia, Esq., was present on behalf of the applicant. John McDonough was sworn and his credentials as a professional planner accepted. Mr. McDonough testified regarding the use variance, bulk variances and sign variances. Mr. McDonough submitted a photo packet, which was marked as Exhibit A-1 7/10/18. The photos included an aerial view of the subject property, views of and around the subject property and views of the highway ramp and Route 17 frontage. Mr. McDonough testified as to why the proposed use should be permitted in regards to the public benefit; providing a desirable visual environment; more efficient use of land and providing for a variety of uses in an appropriate location. Mr. McDonough testified regarding the setback relief being requested and the enhanced buffering being proposed and the signage relief being requested.
Brigette Bogart, Village Planner, was sworn. Ms. Bogart commented on the issues the Board needed to consider, such as the negative impact in regards to lighting, noise, buffer and fire lanes, and as far as the impact on the zoning ordinance and the master plan.
Board members had questions regarding the intent of the Planning Board when they prohibited drive-thru uses in this zone in 2012. Board members had concerns regarding safety, and what happens if the use is permitted and there are issues over time. Board members discussed the issues regarding traffic at the drive-thru Starbucks on Franklin Avenue and asked about delivery trucks. James Poole, one of the property owners, was sworn and testified regarding size of delivery trucks that currently go onto the property for any of the existing businesses. Adam Updike, operations manager for Starbucks, was sworn. Mr. Updike testified that Starbucks does not make 18-wheeler deliveries. Board members stated that they have seen large trucks making deliveries on Franklin Avenue and that many of the concerns that the Board had about the Franklin Avenue Starbucks drive-thru have become issues.
Mr. Delia asked for all Board members to state the concerns and questions they have, including in regards to the Franklin Avenue location, and the applicant and Starbucks will look into them for the next hearing. Board members had concerns about the hours of delivery, enforcement of traffic issues and the barrier walls.
The hearing was carried to August 28, 2018, without further notice.
The WILDAY, 218 Sunset Avenue, application was carried to July 24, 2018, without further notice.
KEVIN & JENNIFER HOGAN – An application to construct a front portico, a rear 2-story addition and a rear covered deck which will result in a side yard setback on the left of 9.16 feet to the first floor and 9.2 feet to the 2nd floor; side yard setback on the right of 8.3 feet to the addition and 8.75 feet to the deck, where 20 feet is required; combined side yard setback of 15.94 feet, where 16.5 feet is required; coverage by above-grade structures of 23.1%, coverage by above-grade structures within 140 feet of the front lot line of 24.9%, where 20% is permitted for both; coverage by improvements within 140 feet of the front lot line of 46.9%, where 45% is permitted and gross building area of 39%/2,731 square feet where 35%/2,450 square feet is permitted at 82 John Street, Block 3501, Lot 6, in the R-1 Zone. (Continued from June 12, 2018 without further notice) Chairman Alegre and Ms. Ruhl recused themselves from this hearing. David Rutherford, Esq., was present on behalf of the applicants and Robert Inglima, Esq., was present on behalf of Mr. and Mrs. Reynolds and Mr. and Mrs. Cron. Mr. Inglima continued cross examination of Roger Schlicht, architect, regarding his testimony as to the drawings he prepared. Mr. Inglima had questions regarding the lack of detail and in the plans and Mr. Schlicht explained that he did renderings for the application to the Board and detailed drawings would be submitted for permits. Mr. Inglima had several questions regarding the accuracy of the windows and how they line up in the rendering. Mr. Schlicht explained that the drawings submitted were artistic renderings. Mr. Inglima said he would like to see the plans corrected to show more detail.
The hearing was carried to August 14, 2018, without further notice.
Resolution memorialization: The following resolutions were memorialized:
- 322 South Van Dien, LLC
- Papageorge, 212 Hamilton Road
- Ackerman Preservation, 415 E. Saddle River Rd
Meeting was adjourned at 10:13 p.m.
Minutes submitted by: Jane Wondergem, Board Secretary
Date Approved: December 11, 2018
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