20220322 - Zoning Board of Adjustment Minutes
VILLAGE OF RIDGEWOOD
BOARD OF ADJUSTMENT
Meeting Minutes
March 22, 2022
Opening:
The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:48 p.m.
Present: Greg Brown, Matthew Bandelt, Diana Ruhl, Isaac Lebow, Jonathan Papietro, Jason Curreri and Harold Maxwell. Also present were Bruce Whitaker, Esq., Board Attorney; Maryann Bucci-Carter, Village Planner and Jane Wondergem, Board Secretary.
Absent: Gary Negrycz and Michael Pickholz
Minutes: The minutes from March 8, 2022 were adopted.
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
New Business:
DOUGLAS LEVENTHAL & JESSICA GORGO – An application to permit the construction of a rear covered open porch which will result in coverage by above-grade structures of 23.2 %, where 20 % is permitted and coverage by improvements of 45.6%, where 40 % is permitted at 143 Brookside Avenue, Block 4010, Lot 14, in an R-1 Zone. (Carried from January 25, 2022 without further notice)
Mr. Bandelt recused himself from this hearing.
Douglas Leventhal was sworn and made opening remarks.
Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht described the lot as being undersized and ‘L’ shaped, as the property along the rear of the lot is a driveway easement used by neighbors. Mr. Schlicht stated that they propose to remove the rear deck and replace with a covered porch. They are reducing the coverage by improvements, but a variance will still be needed. If the easement was not there, they would not need any variances.
Mr. Schlicht said that the plans were reviewed by the Historic Preservation Commission and their report recommending approval was included with the application.
Board members asked about the improvement coverage if the rear easement was not paved. Mr. Whitaker clarified that the rear drive is a deeded easement and cannot be removed. Mr. Schlicht stated that they would be compliant if the easement was not there.
There were no questions from the public.
Public comment: Denise Vollkommer, 137 Brookside Avenue, spoke in support of the application.
Mr. Schlicht summarized the application and stipulated that all porches will remain open and never be enclosed.
Following Board deliberation, Mr. Lebow made a motion to approve, Ms. Ruhl seconded and the application was approved.
The WARREN, 408 S. Pleasant Avenue, application was carried to May 24, 2022 without further notice.
NATE & KELLY HEARN – An application to permit the construction of a one story and 2nd floor addition which would result in a side yard setback to the first floor of 11.9 feet, and to the second floor of 14 feet, where 18.66 feet is required; and setback of air conditioning units of 6.5 feet, where 10 feet is required; and gross building area within 140 feet of the front lot line of 33.3%, where 32% is permitted; and for the construction of a covered patio, side patio and garage which would result in coverage by above grade structures of 21.1%, and coverage by above grade structures within 140 feet of the front lot line of 23.8% where 20% is permitted; setback to the side patio of 5 feet, where 10 feet is required; and a distance from the garage to the dwelling of 6.5 feet, where 12 feet is required at 324 Beechwood Road, Block 1811, Lot 5, in an R-1 Zone. (Carried from March 8, 2022 without further notice)
David Rutherford, Esq., entered his appearance and made opening remarks.
Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht testified that the survey accurately depicts the improvements on the property. Mr. Schlicht explained the zoning table and described the lot as deficient in size noting the existing nonconformities. Mr. Schlicht described the existing conditions on the property and testified that they propose to turn the existing attached garage into a family room and add a detached garage. Mr. Schlicht described the existing and proposed floor plans and the variances being requested. Mr. Schlicht testified that the proposed location for the garage made the most sense due to topographical issues. Mr. Schlicht explained that the proposed air conditioning condensers will be screened by an existing fence.
Mr. Schlicht distributed photos of neighboring homes and a rendering of what is proposed.
Board members asked if the air conditioning units needed to be in that location, Mr. Schlicht said they could be moved. Board members were concerned that there is a lot of coverage for a lot of that size. Board members had concerns about the amount of patio space and the covered patio.
Mr. Rutherford reviewed the concerns of the Board members. The hearing was carried without further notice to April 26, 2022.
OUTFRONT MEDIA LLC – An application for preliminary and final major site plan approval for the construction and operation of a single pole, double faced, digital multi-message advertising sign which is a prohibited use and will result in a second principal use; expansion of an existing non-conforming use and bulk variance relief at 500 Route 17 South, Block 4703, Lot 10, in the OB-2 Zone. (Carried from February 8, 2022 without further notice)
Mr. Whitaker went over the procedure for the hearing.
Lou D’Arminio, Esq., entered his appearance on behalf of Outfront Media, LLC.
Douglas Standriff, Esq., entered his appearance on behalf of AK Realty LLC.
Robert Inglima, Jr., Esq., entered his appearance on behalf of Bergen Convenience Flagship, Inc.
Mr. D’Arminio made opening remarks.
Jon Antal, General Manager of the New Jersey operation for Outfront Media, LLC, was sworn. Mr. Antal described the business.
An aerial map (Exhibit A-1), and the site plan (Exhibit A-2), were distributed and Mr. Antal showed the proposed location of the sign. Mr. Antal described the dimensions and appearance of the sign.
Photo simulations showing the location and size of the sign while traveling northbound (Exhibit A-3) on Route 17 and traveling southbound (Exhibit A-4) on Route 17 were distributed. Mr. Antal explained how these photos were developed.
Mr. Antal distributed a copy of the Outdoor Advertising Permit they received from NJDOT, which was marked as Exhibit A-5, and testified that the proposed sign meets all state criteria.
Mr. Antal described the technology used for the sign and distributed a sample panel and photo of a panel, which was marked as Exhibit A-6. Mr. Antal testified as to maintenance and how often the display changes and the amount of advertising spots. The picture will not blink, flash or have video and is operated remotely.
A photo packet of sample emergency messages, public service messages and municipal announcements was distributed and marked as exhibit A-7. Mr. Antal distributed the protocols for local emergency service messages and for non-emergency local municipal messages, which were marked as Exhibit A-8.
Board members asked for clarification on the setbacks of the proposed sign. Board members asked for a simulation of the sign with pictures being displayed as the simulations provided showed a transparent screen. Board members asked about the content of the advertisements and Mr. Antal said the DOT has rules and regulations regarding content and also will need local approval.
Board members asked why the sign was moved from the original proposed location. Mr. Antal said it was moved so it would not block the sign of the business to the south. Board members asked about the brightness of the sign and how far away it could be seen.
Ms. Bucci-Carter asked why this site was chosen. Mr. Antal said they looked at lot suitability, ease of access for construction and where they could meet code and safety requirements of NJDOT. Ms. Bucci-Carter asked about the size of the sign and the location of similar signs. Ms. Bucci-Carter asked about monitoring and the possibility of hacks. Mr. Antal stated that they have high network security and can darken the screen and reboot quickly. Mr. Antal said it has not happened since he became a manager in 2012.
The hearing was carried to May 10, 2022 without further notice. That hearing will start with questions from Mr. Standriff.
Resolution memorialization: The Nafash, 404 Beveridge Road Resolution was memorialized.
The meeting was adjourned at 11:06 p.m.
Minutes submitted by: Jane Wondergem, Board Secretary
Date Approved: April 12, 2022
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