20220927 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

September 27, 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, Jason Curreri and Harold Maxwell. Also present were Bruce Whitaker, Esq., Board Attorney; John Barree, Village Planner and Jane Wondergem, Board Secretary.

Absent:  Gary Negrycz, Isaac Lebow and Michael Pickholz

Minutes:          The minutes from August 23, 2022 and September 13, 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

The Colletta, 77 Fairmount Road, application was carried to November 8, 2022, without further notice, and the Kaptain, 645 Hillcrest Road, was carried to November 8, 2022 without further notice.

Old Business:

MICHAEL & JOANNE BOUDREAU – An application to permit the construction of a second story addition and deck which would maintain a front yard, on Cedar Avenue, of 18.70 feet where 42.5 feet is required, a front yard setback to the addition and deck, on Cedar Avenue, of 25 feet where 42.5 feet is required; a side yard setback to the steps of 17.75 feet and 19.75 feet where 23.5 is required; and gross building area within 140 feet of the front lot line of 34.9%/3,601 square feet,  where 34%/3,360 square feet is permitted at 262 South Irving Street, Block 4105, Lot 2, in an R-1 Zone.

Xiomara Paredes and Jeffrey Gasnick were sworn and their credentials as licensed architects accepted.

Michael and Joanne Boudreau, homeowners, were sworn.

Ms. Paredes introduced the application and testified regarding the zoning table and the variances being requested. Ms. Paredes went over the hardships, stating that the property is on a corner lot, the roadway being less than 50 feet wide, therefore needing a front yard setback of 42.5 feet, an existing non-conforming dwelling on a narrow lot, and the topographical hardship of the sloping yard.

Ms. Paredes said that the addition would comply for gross building area if the garage didn’t count towards gross building area.

Ms. Paredes described the existing conditions and stated that the existing garage, which is in disrepair, is to be demolished and they want to consolidate by building an attached garage.

Ms. Paredes showed photos of existing conditions and renderings of what is proposed. An aerial photo was shown to show the neighboring homes.

Ms. Paredes testified that a non-conforming deck is being removed and the proposed deck will need a variance for the steps only.

Ms. Paredes testified that evergreens will be planted along the retaining wall.

Board members asked about the slope of the property. Ms. Paredes detailed the slope. Board members questioned the overall height of the structure and how it was determined. Board members asked if there was soil infill behind the garage. Mr. Gasnick said there was and explained the infill and excavation.

Board members asked how the average height was determined. Ms. Paredes explained how the height is determined with the elevation points around the house. The Board members questioned the definitions of height and how it is to be determined. Mr. Gasnick pointed out the definitions in the Village Code.

Board members asked about the deck and the pergola and the removable privacy panels. After discussion regarding the panels, the applicants said they would be willing to not use the panels. The pergola would be acceptable.

Mr. Boudreau made closing remarks about their commitment to keep the integrity of the house.

There were no questions or comments from the public.

Following Board deliberation, Mr. Papietro made a motion to approve with the condition that no privacy panels are used and that the deck will always remain open, Ms. Ruhl seconded and the application was approved.

Resolution memorialization:   The following resolutions were memorialized:

-        Tripp, 33 Bryden Place

-        Lee-Kim, 812 Newcomb Road

Discussion: Mr. Whitaker announced that Sophy Sedarat, Esq., joined his firm.

The meeting was adjourned at 8:55 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:           October 11, 2022