20180925 Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

SEPTEMBER 25, 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:       Sergio Alegre, Diana Ruhl, Greg Brown, Ines Bunza, Isaac Lebow and Jonathan Papietro. Also present were Ben Cascio, Esq., substituting for Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary. 

Absent:        Gary Negrycz and Alyssa Matthews

Approval of minutes:       The minutes from April 24, 2018 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

Chairman Alegre announced that the JOANN ALVAREZ WEBB, 482 Sterling Place, application was carried to October 9, 2018, without further notice.

Old Business:

RICHARD & ANDREA LEONARZ – An application to permit the construction of a second story addition which will result in a building height of 30.8 feet, where 30 feet is permitted; rear yard setback of 8.79 feet, where 30 feet is required; coverage by above-grade structures of 23.6%, where 20% is permitted, coverage by improvements of 45.5%, where 45% is permitted, and gross building area of 35.6%/2,991 square feet, where 35%/2,945 square feet is permitted at 23 Southern Parkway, Block 4005, Lot 38, in the R-2 Zone. (Continued from August 28, 2018 without further notice) John Musinski, architect, previously sworn, testified regarding the plans, revised to 9/12/18. Mr. Musinski clarified the changes to the zoning table and the variances being requested. Board members had questions about the building height; Mr. Musinski explained that they were continuing the existing roof line. Board members asked about the hardship; Mr. Musinski stated that it was the location of the existing dwelling on an undersized lot. There were no questions or comments from the public. Following Board deliberation, Mr. Lebow made a motion to approve the application, Mr. Brown seconded, and the application was approved with 5 yes votes, one member voted no.

309 WESTGATE ASSOCIATES, LLC - An application to permit the construction of a new single family residence on a nonconforming lot located upon a steep slope at 309 Westgate Road, Block 2808, Lot 13, in an R-125 zone.  (Continued from June 26, 2018, and carried from August 28, 2018 without further notice) Jim Delia, Esq., was present on behalf of the applicant and Robert Simon, Esq., was present on behalf of the objectors. Mr. Delia recapped the previous hearing. James O’Donnell was sworn and his credentials as a certified real estate appraiser accepted. The following exhibits were marked:

-        Exhibit A-1a James O’Donnell C-V and certification

-        Exhibit A-2a Appraisal of 350 Stonycroft Road, dated 2/12/18

-        Exhibit A-3a Appraisal of 309 Westgate Road, dated 2/12/18

-        Exhibit A-4a Appraisal of 309 Westgate Road, dated 9/10/18

-        Exhibit A-5a page from Village of Ridgewood tax map

Mr. O’Donnell testified in detail regarding the appraisals he prepared. Board members asked if Mr. O’Donnell compared what houses sold for in the Hillcrest neighborhood to what they sold for in the Westgate neighborhood, as they are very different neighborhoods. Mr. O’Donnell said he compared the land sales that were available that were principally in the western section of Ridgewood. Board members asked if the different zones were taken into consideration; Mr. O’Donnell said he compared the acreage of the properties.  Board members asked if the topography of the comparable lots was considered and if there is a discount in value for steep slope. Board members had further questions regarding the comparability of the appraised properties and regarding the discounts not being consistent. Jordan Rosenberg, property owner, was sworn and answered some of the Board member’s questions in regards to a property on West Ridgewood Avenue across the street from one of the properties included in the 35 Stonycroft Road appraisal.

Mr. Cascio clarified the exhibits. The hearing was carried to October 23, 2018, without further notice.

New Business:

DANIEL & DIANE CALKINS  –  An application to permit the construction of a new covered front porch and steps which will result in side yard setbacks to the porch of 19.7 feet and 16.13 feet, where 21.67 feet is required; coverage by above grade structures within 140 feet of the front lot line of 22.8%, where 20% is permitted and coverage by all improvements within 140 feet of the front lot line of 49.7%/4,478.2 square feet, where 45%/4,058.6 square feet is permitted at 80 Crest Road, Block 2107, Lot 4, in an R-1 Zone. Daniel Calkins, homeowner, was present and sworn. Douglas Battersby was sworn and his credentials as a licensed architect accepted. Mr. Battersby testified regarding the existing conditions on the property, what is being proposed and the variances being requested due to the undersize lot and the narrowness of the lot. Mr. Battersby testified regarding the plans he prepared, revised to 7/16/2018. Board members asked if they ever intended to enclose the porch; Mr. Battersby said they would not. Mr. Cascio clarified the numbers and the dimensions. There were no questions or comments from the public. Following Board deliberation, Ms. Ruhl made a motion to approve with the condition that the porch is never enclosed, Ms. Bunza seconded, and all members voted yes to approve.

Meeting was adjourned at 10:19 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       December 11, 2018