20221025 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

October 25, 2022

 

Opening:

 

The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:44 p.m.

 

Present:  Greg Brown, Matthew Bandelt, Gary Negrycz, Diana Ruhl, Jonathan Papietro, Jason Curreri and Harold Maxwell. Also present were Bruce Whitaker, Esq., Board Attorney, and Jane Wondergem, Board Secretary.

 

Absent:            Isaac Lebow and Michael Pickholz

 

The minutes from October 11, 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 Outfront Media, LLC, 500 Route 17 South, application was carried to December 13, 2022 without further notice.

 

The John Mahoney/Sign Art Graphix, 235 E. Ridgewood Avenue application was carried to November 22, 2022 without further notice.

 

New Business:

 

PETER & JACLYN McKENNA -  An application to permit the construction of an addition which would result in total gross building area of 21.5% where 20% is the maximum permitted and total gross building area, within the first 140 feet, of 23.36%/5,722 sf where 24%/5,000 sf is the maximum permitted at 279 West End Avenue, Block 2609, Lot 14.02, in an R-1 Zone.

 

Matthew Weiss, Esq., entered his appearance and made opening remarks.

 

Peter McKenna, homeowner, was sworn and testified that they owned the property since October of 2020 and the home needed work. Mr. McKenna testified regarding the photos of the existing conditions at the property, which were marked as Exhibit A-1.

 

Board members asked if the trees would be cut down. Mr. McKenna stated it was a possibility.

 

Kevin Spink was sworn and his credentials as a licensed architect accepted. Mr. Spink testified as to the plans he prepared, which were marked as Exhibit A-2. Mr. Spink testified regarding the existing conditions and the floor plans, comparing the existing elevations and floor plans with the proposed elevations and floor plans. Mr. Spink stated that the impervious coverage will be reduced by removing the pavement to the existing garage. Mr. Spink stated that one of the trees will need to be removed. Mr. Spink went over the variances being requested and the proposed gross building area calculations, comparing the existing with the proposed. Mr. Spink testified that what is proposed is an improvement to the neighborhood and for the movement of cars in and out of the driveway.

 

Mr. Whitaker confirmed the improvement coverage calculations. Board members asked about the square footage of the attic and the garage. Mr. Spink said he would correct the gross building area calculations, which will increase the variance being requested. Board members asked about the balcony and if it could ever be built on. The architect said it could be but it would be difficult.

 

Questions from the public:

 

Ralph Daloisio, 301 West End Avenue, asked how much closer the proposed addition would be to his property than what exists. Mr. Spink said it would be 8’4” closer to his home. Mr. Daloisio was concerned about drainage as it is currently an issue on his property. Mr. Spink said the drainage would be improved due to the elimination of existing pavement on the applicant’s property and an additional seepage pit would be required.

 

Public comment:

 

Graham Conklin, 265 West End Avenue, gave a history of the property and was in support of the application. Mr. Conklin commented that the landscaping being proposed on the property would be an improvement.

 

Julie Kantrowitz, 126 S Hill Road, spoke in support of the application, stating that the McKenna’s are her clients.

 

Ralph Daloisio, 301 West End Avenue, commented that the existing tree can pose a danger to his property and it may be a good thing to remove it.

 

Mr. Weiss made closing remarks, stating the positive and negative criteria, and citing the irregular shape of the property.

 

Board members asked if the applicant would stipulate that the porches would never be enclosed and would submit revised plans showing the correct gross building area and the landscape plan.

 

Following Board deliberation, Mr. Bandelt made a motion to approve, with the conditions discussed, Ms. Ruhl seconded, and the application was approved with one Board member voting against.

 

LINDSAY KUSH – An application to permit the construction of a second story addition which would maintain a side yard setback of 7.21 feet where 10 feet is the minimum required, total coverage by above grade structures, within the first 140 feet, of 22.34% where 20% is the maximum permitted; and total coverage by improvement, within the first 140 feet, of 47.76% where 45% is the maximum permitted; and an air conditioning unit which would result in a side yard of ±6 feet where 10 feet is required at 185 Katherine Road, Block 2302, Lot 4, in an R-2 Zone.

 

Jeffrey Gasnick was sworn and his credentials as a licensed architect accepted. Mr. Gasnick explained that the existing Cape Cod style home was being converted to a 2 ½ story Colonial style home. Mr. Gasnick identified the variances being requested and the c (1) hardship, as the irregular shape of the lot and the substandard lot area.

 

Mr. Gasnick testified as to the aerial photo showing the property. Mr. Gasnick stated that there is a storm drainage easement on the property and the neighboring property where nothing can be built. Mr. Gasnick stated that there is 20 square feet being added and referred to variance approval for coverage granted in 1993. Mr. Gasnick said that there is no detriment to the public and what is proposed will enhance the street scape.

 

Board members asked for clarification of the breakdown of the gross building area.

 

There were no questions from the public.

 

Public comment:

 

Todd Rothman, 197 Katherine Road, spoke in support of the application.

 

Following Board deliberation, Mr. Brown made a motion to approve, Mr. Bandelt seconded, and the application was approved with one Board member voting against.

 

 

Resolution memorialization:   The following resolutions were memorialized:

-        Barry, 525 Wyndemere Avenue

-        Mogavero, 113 Circle Avenue

-        Luddy, 527 W. Saddle River Road

-        Warren, 408 S. Pleasant Avenue

-        Shafran, 369 Ponfield Place

 

Discussion: Mr. Brown said that he and Ms. Ruhl met with Paola Perez, John Barree and Anthony Merlino to discuss issues that the Board has regarding driveways, basements and attics. Mr. Barree will work on changing the ordinance to clarify some of those issues.

 

The meeting was at 9:56 p.m.

 

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           November 8, 2022