20220222 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

February 22, 2022

 

Opening:

 

The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:45 p.m.

 

Present:  Matthew Bandelt, Gary Negrycz, Diana Ruhl, Jonathan Papietro, Jason Curreri and Harold Maxwell. Also present were Ben Cascio, Esq., substituting for Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

 

Absent:  Greg Brown, Isaac Lebow and Michael Pickholz

 

Adoption of Minutes: The minutes from January 25, 2022 and February 8, 2022 were adopted as drafted.

 

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:

 

Mr. Bandelt announced that the McCann, 236 Walthery Avenue, application was carried to March 8, 2022 without further notice; the Tesser, 380 Bedford Road, application was carried to March 8, 2022 without further notice; and the Warren, 408 S. Pleasant Avenue, application was carried to March 22, 2022 without further notice.

 

New Business:

 

MARK NAFASH -  An application to permit the installation of an air conditioning condensing unit which will result in a setback of 8.5 feet from the property line, where 10 feet is required at 404 Beveridge Road, Block 1303, Lot 2, in an R-1 Zone.

 

Mark Nafash, homeowner, was sworn and testified as to the proposed location of the air conditioning condenser unit.

 

Board members asked about the capacity of the unit, specifically how it would relate to the sound. Mr. Nafash did not have that information, but explained that it was not the only unit for the house as there was additional equipment in the attic.

 

There were no questions or comments from the public.

 

Following Board deliberation Mr. Negrycz made a motion to approve, with the stipulation that there be some form of sound attenuation, Mr. Papietro seconded and the application was approved.

 

JAMES & KAITLIN JOYCE – An application to permit the construction of an addition, covered outdoor shower and terrace steps which would result in a side yard setback of 12.7 feet, where 24.5 feet is required; total above grade structure of 20.2%, within the first 140 feet, where 20% is the maximum permitted; and would result in total coverage by improvement of 49.5%, within the first 140 feet, where 45% is the maximum permitted; and would result in gross building area within the first 140 feet of 33.3% where 32% is the maximum permitted at 217 Highland Avenue, Block 2512, Lot 11, in an  R-1 Zone.

 

James and Kaitlin Joyce, homeowners, were sworn. Ms. Joyce made opening comments.

 

John James was sworn and his credentials as a licensed architect accepted. Mr. James testified regarding the proposed improvements, stating that the width of the lot and the sloped rear yard as hardships. Mr. James described the floor plans and the elevations and identified the variances being requested. Mr. James testified that the improvements are consistent with the house and the neighborhood.

 

Board members clarified that the coverage numbers were correct. Board members asked if the driveway area could be reduced. The homeowners explained the necessity of the driveway area. Board members asked if there was any way to decrease the impervious coverage. The architect said they could install a drywell to address the increased coverage.

 

The architect stated that the applicant would decrease the impervious coverage by 100 square feet by eliminating the proposed walkway along the side of the house and leaving the stone wall by the driveway as it exists.

 

Board members asked that the applicants get a deed restriction stating that they would never enclose the area below the kitchen addition.

 

There were no questions or comments from the public. There was Board discussion regarding if the applicant should come back with the revised plans and it was determined that they could submit the revised plans to be reviewed by the Site Plan Committee.

 

Following Board deliberation, Ms. Ruhl made a motion to approve with all conditions discussed, Mr. Maxwell seconded, and the application was approved.

 

The meeting was adjourned at 9:12 p.m.

 

 

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved: March 8, 2022