20210413 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

April 13, 2021

Opening:

The virtual public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:33 p.m.

Present:  Sergio Alegre, Greg Brown, Gary Negrycz, Diana Ruhl, Isaac Brown, Jonathan Papietro, Matthew Bandelt, Daniel Perlman and Michael Pickholz. Also present were Bruce Whitaker, Board Attorney; and Jane Wondergem, Board Secretary. 

Approval of Minutes: The minutes from March 30, 2021 were adopted.

Non-agenda items:

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

Board member comments: There were no comments at this time. 

Public Hearings:

Chairman Alegre announced that the Adam Brown, 386 Berkshire Road, application was carried to April 27, 2021 without further notice.

New Business:

JOHN & DANIELLE KONZELMANN – An application to permit the construction of a 1 ½ story addition, and a 1 story addition and patio which would result in a side yard setback 15 feet, where 16.15 is required, and a side yard setback to the covered steps of 11 feet, where 16.15 feet is required at 126 Sunset Avenue, Block 2102, Lot 5 in the R-110 Zone. (Carried from March 23, 2021 without further notice)

Rocco Orlando was sworn and his credentials as a licensed architect accepted. Mr. Orlando explained that the coverage variances originally requested were eliminated as the coverage for gross building area and for improvement coverage in the R-110 Zone is determined for within 175 feet within the front lot line, not for 140 feet, therefore the proposed coverages comply with Village Code. Mr. Orlando described the existing conditions on the property and described the addition and dormers proposed. Mr. Orlando explained that part of the existing enclosed porch would become living space and the rest would remain porch.

Mr. Orlando displayed photos of the streetscape showing that what is being proposed would fit into the neighborhood.

Mr. Orlando displayed the drawings he prepared and described the floor plans and the elevations. Mr. Orlando testified that there is a C(1) hardship due to the topography, and that what is proposed would not be detrimental to the public.

Mr. Whitaker clarified the revised plan date and the variances being requested.

Board members asked about an error in the Zoning Chart in regards to the gross building area permitted. Mr. Orlando said he would correct the chart. Board members asked about the necessity of the side entrance. Mr. Orlando explained that it is a functional entrance and that they had looked at alternate configurations and that what is being proposed is the least impactful.

Board members asked if they would plant along the side entrance. Mr. Konzelmann said there are hedges along the property line, some on their property and some on the neighbors.

There were no questions or comments from the public. Mr. Orlando made closing comments and Mr. Konzelmann explained the necessity of the side door as it goes to what is used as a mudroom.

Following Board deliberation, Mr. Lebow made a motion to approve with the conditions that the stoop not be enclosed and the hedges between the homes be maintained, Mr. Bandelt seconded and the application was approved with 5 yes votes to 2 against.

SILVER FALLS COMPANY, LLC -  An application to permit the construction of an open covered porch which would result in a front yard setback of 34.8 feet on Cliff Street, and 16.59 feet from Second Street, where 40 feet is required at 561 Cliff Street, Block 1502, Lot 9, in the R-2 Zone.

Rocco Orlando was sworn and his credentials as a licensed architect accepted. Margaret and Thomas DeVita, 226 Sollas Court, were sworn. Ms. DeVita is the sole member of Silver Falls Company, LLC, and Mr. DeVita entered his appearance.

Mr. Orlando testified as to the plans he prepared dated 3/30/21 and described the existing conditions on the property and testified that the lot is deficient in size and is a corner lot. Mr. Orlando described the addition and front dormers and the proposed front porch. The porch is where the variance is being requested. Mr. Orlando stated that there are no coverage variances and the front porch would be usable and fit in to the character of the neighborhood.

Mr. Orlando displayed the plans and the elevations and photos of the existing conditions. Mr. Orlando showed photos of neighborhood houses which have similar setbacks and open porches.

Board members asked if the applicant would provide additional plantings and Mr. DeVita agreed. Board members asked if they would stipulate that the porch would never be enclosed. The applicant agreed.

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

Following Board deliberations Mr. Papietro made a motion to approve, Mr. Negrycz seconded, and all Board members voted yes to approve the application.

Resolution memorialization: The following resolutions were memorialized:

-       DePascale, 566 Highland Avenue

The meeting was adjourned at 8:46 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:         April 27, 2021