20210727 - Zoning Board of Adjustment Meeting Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

July 27, 2021

 

Opening:

 

The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:30 p.m.

 

Present:         Present:  Greg Brown, Matthew Bandelt, Gary Negrycz, Isaac Lebow and Matthew Bandelt. Also present were Bruce Whitaker, Board Attorney; and Jane Wondergem, Board Secretary. 

 

Absent:          Diana Ruhl, Jonathan Papietro, Michael Pickholz

 

Approval of Minutes: The minutes from June 14, 2016; July 12, 2016; October 11, 2016 and May 30, 2017 were adopted.

 

Non-agenda items:

 

Members of the public comments: There were no comments at this time. 

             

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

 

Public Hearings:

 

Chairman Brown announced that the Roos, 560 Route 17 North, application was carried to September 14, 2021 without further notice; and the Maher, 250 Libby Avenue, application was carried to August 10, 2021 without further notice.

 

Old Business:

 

ANDREW and JACQUELINE AHLBORN – An application to permit the expansion of the home, front and rear porch, and detached garage which would result in a side yard setback of 19.2 feet, where 20 feet is required; coverage by above-grade structures within 140 feet of the front lot line of 21.3%, where 20% is permitted; and gross building area within 140 feet of the front lot line of 32.1%, where 29% is permitted at 313 Bedford Road, Block 1311, Lot 5, in an R-1 Zone. (Continued from June 8, 2021; Carried from July 13, 2021 without further notice)

 

David Rutherford, Esq., was present and reviewed the presentation and discussion from the June 8 meeting.

 

Roger Schlicht, architect, was previously sworn and testified regarding the revisions and reductions made. Mr. Schlicht stated that the variance for coverage by improvements was eliminated and the remaining variances were reduced. Mr. Schlicht went over the zoning table detailing the changes made.

 

Board members asked about the elevations, Mr. Schlicht stated they were basically the same.

There were no questions from the public.

 

Mr. Ahlborn testified as to the intention of the renovation and design.

 

Mr. Bandelt asked if the homeowner would stipulate that the porches would never be enclosed. Mr. Ahlborn agreed.

 

Public comment:

 

Dr. Thomas Ahlborn, 310 Glenwood Road, was sworn and testified that he lived adjacent to the subject property and support the proposed improvements.

 

Dr. Heidi Ahlborn, 310 Glenwood Road, was sworn and also spoke in support of the application.

 

Kristin Alpaugh, 230 Bedford Road, spoke in support of the application.

 

Marianne Pitzer, 302 Glenwood Road, was sworn and spoke in support of the application.

 

Mr. Rutherford made closing comments, addressing the variances and how the applicant addressed the Board’s concerns.

 

Following Board deliberation, Mr. Lebow made a motion to approve, Mr. Negrycz seconded, and the application was approved.

 

New Business:

 

ANTON FEDOROV – An application to permit the construction of a second story addition which would result in side yard setbacks of 9.8 feet and 9.9 feet, where 10 feet is required; combined side yard setback of 19.7 feet, where 19.8 feet is required; rear yard setback of 21.4 feet, where 30 feet is required; and gross building area of 37.4%, where 35% is permitted at 440 Cambridge Road, Block 3002, Lot 9, in an R-2 Zone. (Carried from July 13, 2021 without further notice)

 

Roger Schlicht was sworn and his credentials as a licensed architect approved. Mr. Schlicht described the lot and the existing conditions on the property. Mr. Schlicht described the proposed improvements and the variances being requested. Mr. Schlicht stated that if the lot was the proper width, there would be no issue. The rear yard setback variance is due to the depth of the lot. Mr. Schlicht testified that the house is modest and fits in with the neighborhood. The street scape will not change.

 

Board members asked if the setback conditions of the house are exacerbated. Mr. Schlicht said they were not, and some of them are pulled back from the existing setback. Board members asked about the coverages and if there was any area which could be removed. There was discussion regarding this and the applicant agreed that the walkway from the front to the cellar door would be eliminated.

 

Mr. Schlicht passed out the elevation of the front of the house, stating that the addition would not be as high as the highest point of the front of the house.

 

Board members asked about the landscaping. The applicant agreed to plant Arborvitaes in the side yard where the garage exists in front of the addition.

 

There were no questions or comments from the public.

 

Mr. Schlicht made closing comments.

 

Following Board deliberation, Mr. Bandelt made a motion to approve with the conditions discussed, Mr. Negrycz seconded, and the application was approved.

 

Resolution memorialization:           The following resolutions were memorialized:

• Nekus, 151 Northern Parkway
• Rasheed/Sultana, 1090 Hillcrest Road

 

Discussion – Annual Report: The Board discussed items to be addressed in the annual report, including circular driveways, driveway width in the rear yard, the 140 feet within the front lot line rule, front yard setback, massing of homes, ranch style homes and extending the time of variance approval. Mr. Brown will send a report to Maryann Bucci-Carter.

 

The meeting was adjourned at 9:10 p.m.

 

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved: September 14, 2021