20220524 - Zoning Board of Adjustment Meeting Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

May 24, 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:  Greg Brown, Gary Negrycz, Diana Ruhl, Isaac Lebow, Jonathan Papietro, Michael Pickholz, Jason Curreri and Harold Maxwell. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

 

Absent:  Matthew Bandelt

 

Non-agenda items:

 

Board member comments: Mr. Brown read the obituary of David L. Rutherford, Esq. and Mr. Whitaker spoke on the loss of Mr. Rutherford.

 

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

 

Public hearings

 

Mr. Brown announced the following adjournments:

• Salim Bhore and Gazala Dave, 85 Oak Street, carried to June 14, 2022 without further notice.
• Jared and Julia Pilosio, 438 Van Dyke Street, carried to July 26, 2022 without further notice.
• Jeffrey and Amy Warren, 408 S. Pleasant Avenue, carried to July 26, 2022 without further notice.

 

 Old Business:

 

MICHAEL & STEPHANIE TESSER – An application to expand the existing single-family home on the property with a front porch, an expansion of the existing garage, and the construction of a second floor over the existing first floor which will result in side yard setbacks of 14.26 feet and 11.5 feet where 20 feet is required; combined side yard setback of 25.76 feet where 28.33 feet is required; coverage by above-grade structures over the entire lot of 22.5% and within 140 ft. of the front lot line of 23.7% where 20% is permitted; and gross building area within 140 ft. of the front lot line of 34.1% where 32% is permitted at 380 Bedford Road, Block 1312, Lot 5, in an R-1 Zone. (Continued from March 8, 2022, and carried from May 10, 2022 without further notice)

 

Roger Schlicht was previously sworn as architect. Michael and Stephanie Tesser, homeowners, were sworn.

 

Mr. Schlicht testified as to the plans revised to 4/13/22. Mr. Schlicht stated that the basketball court and net were removed and the shed is to be relocated to a conforming location. The deck was removed and an on-grade patio is now proposed. Mr. Schlicht stated that the variance for gross building area over the whole lot was eliminated and identified the remaining variances.

Board members asked if the applicant would stipulate that the porch would never be enclosed in any way and the applicant agreed. Board members asked if the garage would be usable, the applicant said it is usable as a one car garage.

 

There were no questions or comments from the public. Mr. Schlicht made closing remarks, reminding the Board of the neighbors that spoke on behalf at the prior meeting.

 

Following Board deliberation, Mr. Negrycz made a motion to approve with the conditions that the porch will not be enclosed ever and that shrubbery will be planted along the garage. Mr. Brown seconded and the application was approved.

 

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 11.7 feet, to the fireplace of 10 feet, and to the second floor of 16 feet, where 18.66 feet is required; and setback of air conditioning units of 8 feet, where 10 feet is required; and gross building area within 140 feet of the front lot line of 32.8%, where 32% is permitted; and for the construction of a covered 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; 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. (Continued from March 22, 2022, carried from May 10, 2022 without further notice)

 

Roger Schlicht was previously sworn as architect. Nate and Kelly Hearn, homeowners, were sworn.

 

Mr. Schlicht testified regarding the plans, revised to 4/14/22, and explained the revisions and reductions made. The patio does not need a variance, the air conditioner units were moved back and the gross building area was reduced. Mr. Schlicht reviewed the variances being requested and described the hardship. Mr. Schlicht said the porch would not ever be enclosed and landscaping will be done.

 

Board members asked if the garage could be moved back six feet and if they would consider moving the firebox against the house. The applicant agreed to those revisions. Board members asked if the condensers would be visible from the street. Mr. Hearn stated they are fenced in and not visible.

 

There were no questions or comments from the public. Mr. Schlicht made closing remarks.

 

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

 

New Business:

 

DAVID & JULIA BUCKLEY – An application to permit the construction of a two story addition and second floor balcony enclosure which would result in a side yard setback of 14 feet where 25 feet is required; coverage by above-grade structures within 140 feet of the front lot line of 20.99%, where 20% is the maximum permitted; gross building area within 140 feet of the front lot line of 32.6% where 29% is the maximum permitted at 141 South Irving Street, Block 4005, Lot 22, in an R-1 Zone.

 

Robert Garibaldi, Esq., entered his appearance. David and Julia Buckley, homeowners, were sworn and Mr. Buckley made opening remarks, commenting that they have not yet moved into the house and are making the house a single-family.

 

John Gilchrist was sworn and his credentials as a licensed architect accepted. Mr. Gilchrist described the existing conditions of the property and reviewed the zoning table. Mr. Gilchrist testified regarding the plans he prepared and identified the variances being proposed. Mr. Gilchrist described the proposed floor plans.

 

Board members asked about the hardship as the lot is not undersized. Mr. Gilchrist stated the variances are needed due to the location of the house on the lot and that any additional coverage within 140 feet of the front lot line would require a variance. Board members asked about the necessity of the proposed addition and did not see the hardship.

 

The hearing was carried to June 14, 2022 without further notice.

 

BRIAN & VERONICA TEPPER – An application to permit the construction of a one-story and two-story addition with open covered entry and to raise rear roof on the existing detached garage which would result in a front yard setback on Franklin Turnpike of 33.8 feet to first floor and 35.3 feet to second floor, and a front yard setback on Northern Parkway of 34.6 feet, where 40 feet is required; a side yard setback of 9.5 feet, where 10 feet is required and a distance from the garage to the dwelling of 9.7 feet, where 12 feet is required at 300 Franklin Turnpike, Block 2908, Lot 1, in an R-2 Zone.

 

Brian and Veronica Tepper, homeowners, were sworn.

 

Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht testified as to the current conditions on the property and regarding the drawings he prepared. Mr. Schlicht described the proposed floor plan and the variances being requested. The existing garage is built into the yard and the roof height will not exceed what is permitted. Mr. Schlicht testified that there are no coverage variances being requested and the hardship is the shape and narrowness of the corner lot.

 

Board members asked about the existing non-conforming shed. Mr. Schlicht said it would be removed. Board members asked if the garage was functional and Mr. Schlicht stated that a vehicle fits. Board members asked about landscaping and Ms. Tepper said they will put bushes between there house and 310 Franklin Turnpike.

 

There were no questions or comments from the public. Mr. Schlicht made closing comments.

 

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

 

Discussion: There was Board discussion about the July 12, 2022 meeting as several Board members and Mr. Whitaker are unavailable. It was decided there would be no meeting on July 12.

 

The meeting was adjourned at 10:36 p.m.

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved: June 14, 2022