20220628 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

June 28, 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, Matthew Bandelt, Diana Ruhl, Jonathan Papietro, Michael Pickholz and Jason Curreri. Also present were Bruce Whitaker, Esq., Board Attorney; Chris Piersa, Village Engineer; Ron Reinertsen, Village Planner and Jane Wondergem, Board Secretary.

 

Absent:            Gary Negrycz, Isaac Lebow and Harold Maxwell

 

Minutes:          The minutes from May 31, 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

 

Resolution memorialization:   The following resolutions were memorialized:

-        Arackathara, 481 Upper Boulevard

-        Buckley, 141 South Irving Street

-        Zilinski, 154 Monte Vista Avenue

 

Old Business:

 

SALIM BHORE & GAZALA DAVE – An application to permit the construction of a two story addition which would result in total coverage by improvement of 51.2% where 45% is the maximum permitted; total coverage by improvement within 140 feet of the front lot line of 52.9% where 45% is the maximum permitted; gross building area within 140 feet of the front lot line of 39.9%/3,348 sf where 39%/3,276 sf is permitted at 85 Oak Street, Block 2010, Lot 21, in an R-3 Zone. (Continued from June 14, 2022 without further notice)

 

John Musinski, architect, was previously sworn. Mr. Musinski was present on behalf of the applicant and testified regarding the drawings he submitted, revised to June 3, 2022. Mr. Musinski summarized the changes made and the additional variance being sought for gross building area.

 

Board members asked about the reduction in coverage by improvement and the additional variance for gross building area. Mr. Musinski explained his calculations for coverage by improvements and for gross building area.

 

There were no questions or comments from the public. The hearing was closed.

 

Following Board deliberation Mr. Pickholz made a motion to approve the application and Mr. Bandelt seconded. The application was approved.

 

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. Pickholz recused himself from this hearing and left the meeting at 7:59 p.m.

 

Lou D’Arminio, Esq., was present on behalf of Outfront Media, LLC.

 

Robert Inglima, Jr., Esq., was present on behalf of Bergen Convenience Flagship, Inc.

 

Douglas Standriff, Esq., was present on behalf of AK Realty LLC.

 

Tiago Duarte was sworn and his credentials as an engineer accepted. Mr. Duarte stated that he oversaw the site plan and survey and testified regarding those exhibits as well as the aerial view.

 

Board members asked when the aerial photo was taken. Mr. Duarte said it was from 5/23/18.

 

Mr. Duarte testified regarding the cross section exhibit dated June 28, 1922 and marked as Exhibit A-13. Mr. Duarte explained that the distance of the sign to the building next door is 100.9 feet.

 

Mr. Duarte testified and explained the lighting exhibit, marked as Exhibit A-14.

 

Board members asked Mr. Duarte about the objector’s Exhibit 8. Mr. Duarte stated that the rectangle, representing the sign, is in the wrong location and doesn’t appear to be visually accurate.

 

Mr. Duarte stated that the proposed signage would not present any issues or impact drainage or traffic.

 

Board members had questions about the intensity of the lighting and how it would be monitored and maintained. Mr. Duarte stated that a light meter would be at the top of the structure.

 

Board members asked what was in the location of the proposed sign at this time and would the sign create additional impervious coverage. Mr. Duarte stated that there is concrete and gravel and the sign would use a 4’ diameter pole with 5’ concrete under grade. Board members asked what the existing impervious coverage is on the lot, Mr. Duarte said the zoning table on Ex. A-2 says 62%. Mr. Reinertsen suggested showing a breakdown of the 62%.

 

Board members asked if the sign would be visible from the windows of the building next door. Mr. Duarte said it would not be visible.

 

Mr. Whitaker asked about Exhibit A-14 and if an analysis of the surrounding residential zone was done. Mr. Duarte said he had not done that analysis but that Exhibit A-14 shows the visual limit of the sign.

 

Mr. Reinertsen asked about the various angles used to show visual impact and suggested using drone technology to show what can be seen from different points.

 

Board members asked Mr. Duarte to explain how bright 0.3 foot candles is as Village Code states that the maximum shall not exceed 0.1 foot candle at the property line.

 

Mr. Standriff referred to his exhibit A-7, the view from the window of the building next door, and asked to clarify the location of the proposed sign. Mr. Standriff asked about Exhibit A-13, the cross section and how the sign would be visible from the windows of the building next door. Mr. Standriff asked about the lighting and from how far away would the sign be seen if there were no obstructions.

 

Board members asked for clarification of the lighting exhibit.

 

Questions from the public:

 

Rohan DeSilva, 521 West Saddle River Road, asked why the sign is angled toward the residential area across Route 17 instead of Route 17. Mr. Duarte said it was angled toward Route 17.

 

Diane Haderthauer, 470 Albin Court, asked if it would be possible to see aerial photographs when the trees are not in full foliage to better determine how the residential area will be impacted. Mr. D’Arminio said the Planner will answer that question and that they will get updated aerial photos.

 

Frettra DeSilva, 521 West Saddle River Road, asked if the updated aerial photos could include the Schedler property as there have been changes there. Mr. D’Arminio said they would.

 

Dave Ward, 552 Route 17 North, said his property is directly across the street and that the Exxon lights are very bright and would the ambient lighting be accumulative. Mr. Duarte said it would not be because the monitor is at the top of the pole and the canopy of the gas station is below the sign.

 

Mr. D’Arminio asked to have a redirect examination of his witness, Mr. Duarte. Mr. D’Arminio asked if the parabola was provided by the manufacturer or if he created it. Mr. Duarte said the lighting information is provided by the manufacturer. Mr. D’Arminio asked if there is any impact beyond the ‘ring’. Mr. Duarte said there is not. Mr. D’Arminio asked Mr. Duarte to clarify that the visibility of the sign from the window next door and to speak to the accuracy of the cross section.

 

The hearing was carried to August 27, 2022 without further notice.

 

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

 

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           August 9, 2022