20221108 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

November 8, 2022

 

Opening:

 

The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:50 p.m.

 

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

 

Absent:            Harold Maxwell

 

The minutes from October 25, 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

 

Mr. Brown announced the following:

The DiTommaso, 246 Mountain Avenue, application was withdrawn.

 

The Kaptain, 645 Hillcrest Avenue, application was carried to December 13, 2022, without further notice.

 

The ELRAC, LLC/Enterprise Rent-a-Car, 545 N. Maple Avenue, application was carried to November 29, 2022 without further notice.

 

Old Business:

 

CHARLES OHREL - An application to permit the construction of a one story addition which will result in a coverage by above grade structures within 140 feet of the front lot line of 24.2%, where 20% is the maximum permitted; coverage by improvements within 140 feet of the front lot line of 41.4%, where 40% is the maximum permitted; and gross building area within 140 feet of the front lot line of 31.8%, where 29% is the maximum permitted at 444 Eastgate Road, Block 4908, Lot 9, in an R-1 Zone. (Continued from June 14, 2022; Carried from September 13, 2022 without further notice)

 

Darryl Siss, Esq., entered his appearance and made opening remarks, briefly describing the revisions made as per the plans, revised to 9/16/22.

 

Charles Ohrel, homeowner, was sworn and testified as to his plans to update and increase the space in the home for himself and his mother.

 

Edward A. Easse was sworn and his credentials as a professional planner and licensed architect accepted. Mr. Easse described the revisions and distributed a zoning map showing photos of homes in the neighborhood, and testified how this home would fit in the neighborhood. Mr. Easse testified that no trees would be cut down and there would be no effect on vegetation. The home would be two stories on the left side only and they are building over the existing footprint, they are reducing the impervious coverage.

 

Board members asked how the impervious coverage was being decreased. Mr. Easse said the existing screened porch would be removed. Board members asked about hardship. Mr. Siss said they are looking for a c(2) variance and there is no substantial detriment, they are not increasing the footprint and are decreasing the impervious coverage. Mr. Siss stated that there is no basement. There is also the issue that the house is an existing structure in its current location. Board members asked what the dwelling would look like if they kept the gross building area at 29%. Board members asked about the variance for coverage by improvements and how that could be reduced. Mr. Siss explained that the garage is larger as there is no basement.

 

There were no questions or comments from the public.

 

Following Board deliberation, Mr. Pickholz made a motion to approve, Ms. Ruhl seconded and the application was approved with two members voting against.

 

CHRIS & LYDIA UHRICH – An application to permit the construction of one story and second story additions which would result in a front yard setback of 36 feet to the portico roof, where 40 feet is required; total coverage by above-grade structures of 22.3%, where 20% is permitted; and total gross building area of 41.1%, where 35% is permitted at 315 Kensington Place, Block 2908, Lot 32, in an R-2 Zone. (Continued from July 26, 2022, Carried from October 11, 2022 without further notice)

 

Roger Schlicht was sworn and his credentials as a licensed architect accepted.

 

Mr. Schlicht testified regarding the revised drawings he prepared, describing the setbacks and the floor plans. Mr. Schlicht testified that the existing garage is not compliant and the proposed garage will be. Mr. Schlicht showed the elevations and identified the variances being sought, stating that it is a c(1)(a) hardship due to the existing location of the dwelling and the undersized lot.

 

Mr. Schlicht distributed google photos of the houses in the neighborhood to make a streetscape comparison, and an aerial photo to show that with the proposed addition this home would still be one of the smaller ones in the neighborhood.

 

Board members asked if there would be any variances if the lot was conforming. Mr. Schlicht said there would not be.

 

There were no questions or comments from the public.

 

Following Board deliberation Mr. Negrycz made a motion to deny, Mr. Papietro seconded and the application was denied.

 

New Business:

 

STEVEN & FIONA COLLETTA – An application to permit the construction of a two story addition which would result in a front yard setback, on Heights Road, of 33.9 feet where 40 feet is required; and gross building area of 4661 square feet where 4620 square feet is permitted at 77 Fairmount Road, Block 1602, Lot 4, in an R-110 Zone. (Carried from September 27, 2022 without further notice)

 

Jim Delia, Esq., entered his appearance and made opening remarks. Mr. Delia requested that a neighbor be able to testify at this point as she needed to leave.

 

Deirdre Scali, 599 Heights Road, spoke in support of the application.

 

Peter Cooper was sworn and his credentials as a licensed architect accepted. Mr. Cooper testified regarding the drawings he prepared stating that the applicant was updating and renovating the home, maintaining the arts and craft style. The application was reviewed by the Historical Preservation Commission and their report stated that they recommend approval of the application.

 

Mr. Cooper went over the zoning table and distributed photos of the existing conditions of the home, marked as Exhibit A-1. Mr. Cooper identified the gross building area variance for within 175 feet of the front lot line, due to the shape of the lot and that it is a corner lot.

 

Board members asked about the elevations and the different heights of the roof line. Mr. Cooper said it couldn’t be different and that it would not look that way when it was completed. Board members asked if they would stipulate that the porches would never be enclosed. Board members asked about the vegetative screening.

 

There were no questions or comments from the public.

 

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

 

HANS H. CHOU – An application to permit the removal of the existing garage to construct a new garage, expand driveway, and alterations to existing retaining wall which would result in coverage by above grade structures of 24.9%, where 20% is permitted; total coverage by improvement of 51.65%, where 45% is permitted; and gross building area of accessory structures of 12.3%/706 square feet where 7.5%/588 square feet is permitted at 564 Cliff Street, Block 1509, Lot 9, in an R-2 Zone.

 

Rocco Orlando was sworn and his credentials as a licensed architect accepted.

 

Hans Chou, homeowner, was sworn.

 

Mr. Orlando distributed an elevation chart to show how the height of the proposed garage was determined. Mr. Orlando testified regarding the plans he prepared and regarding the existing garage which is to be demolished as it is structurally unsound. Mr. Orlando said that there would be no impact to the rear of the property as they back up to the railroad. The garage would be rebuilt at the proper setbacks to qualify for the height of 18 feet.

 

Mr. Chou testified that he has electric vehicles and would like to utilize the garage to charge them and to have a loft area above with the stairway inside.

 

Mr. Orlando testified that the variance for gross building area of an accessory structure is due to the undersized width of the lot.

 

Board members asked about the width of the driveway, Mr. Orlando says no variance needed for that, as it is wider only at the entrance to the garage. Board members asked about the purpose of the loft area, Mr. Chou said it would be used as storage and a playroom. There would be no plumbing in the garage. Board members asked if the variance would be needed if the lot width was compliant. Mr. Orlando said it would still be over.

 

Board members were concerned about the size of the garage in respect to the lot and suggested that one charging station could be outside the garage.

 

The application was carried to December 13, 2022 without further notice.

 

Resolution memorialization:   The following resolutions were memorialized:

• Kush, 185 Katherine Road
• McKenna, 279 West End Avenue

 

The meeting was at 10:26 p.m.

 

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved: November 29, 2022