20210321 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

March 23, 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 Lebow, Jonathan Papietro, Matthew Bandelt and Michael Pickholz. Also present were Bruce Whitaker, Board Attorney; and Jane Wondergem, Board Secretary. 

Absent:      Daniel Perlman

Approval of Minutes: The minutes from March 9, 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:

Old Business:

Chairman Alegre announced that the James Tripp, 33 Bryden Place, application was carried to April 27, 2021, without further notice.

NNAEMEKA & MORYKA ANADU – An application to permit the construction of two window dormer additions to the attic which will result in a building height of 39 feet, where 30 feet is permitted; a front yard setback of 35.2 feet, where 40 feet is required; a side yard setback of 8.2 feet, where 26 feet is required; and gross building area of 38.5%/4,347 square feet, where 32%/3,616.3 square feet is permitted at 155 Highland Avenue, Block 2503, Lot 18, in an R-1 Zone. (Continued from September 29, 2020; Carried from March 9, 2021 without further notice). Chairman Alegre recused himself from this hearing.

James Stevens, Esq., entered his appearance on behalf of the applicant. Emeka Anadu, homeowner, and Cathy Benson, architect, were previously sworn. There was discussion in regards to the 1983 survey, the 2015 survey and the 2020 survey.

Board members asked about the hardship. Mr. Stevens commented on the slope of the property and the unusable space. The basement space, due to the slope of the property, is added into the gross building area. Ms. Benson explained that they were not adding livable space, the dormer in the rear is for storage area.

There were no questions or comments from the public.

Following discussion, Mr. Brown made a motion that due to an error with in the 1983 survey, the existing side yard setback of 8.2 feet is a preexisting nonconforming condition, Mr. Bandelt seconded, and all eligible members voted yes.

Following Board deliberation, during which the Board asked the applicant if he would accept the Board’s decision to permit the front dormers only, based on a c(2) variance. Mr. Anadu accepted that condition. Mr. Bandelt made a motion that the front dormers only would be permitted, Mr. Negrycz seconded. The application was approved.

Chairman Alegre returned to the meeting.

JOHN & MEREDITH SULLIVAN – An application to permit the construction of a two story addition with a side and front porch which would result in a front yard setback of 42.5 feet to the porch, and 39.5 feet to the steps, where 45 feet is required; total coverage by above grade structures of 21.9%, where 20% is permitted; and coverage by above grade structures within 140 feet of the front lot line of 22.8%, where 20% is required at 409 Colonial Road, Block 3605, Lot 21, in an R-2 Zone.  (Continued from March 9, 2021, without further notice) Mr. Lebow and Ms. Ruhl recused themselves from this application.

John and Meredith Sullivan, homeowners, and Roger Schlicht, architect, were previously sworn. Mr. Schlicht testified as to the revision and reductions made, as per the plans revised to 3/12/21. The depth of the front porch, and the width of the steps, were reduced. The width of the side stairs was reduced and the landing was removed. The raised rear porch was eliminated and replaced with a covered patio. Mr. Schlicht described the elevations.

Board members asked if it would be possible to stay within the 20% lot coverage. Mr. Schlicht stated that if the front porch was reduced further it would not be functional and that the symmetry of the porch going across the whole front of the house looks better from the street, stating that there is a balance between architectural benefit and variance request.

There were no questions from the public.

Public comment:

Todd Johnson, 410 Colonial Road, was sworn and supported the application.

Rick Phelps, 403 Colonial Road, was sworn and supported the application.

Phil Carroll, 391 Colonial Road, was sworn and supported the application.

Ellen McKenna, 416 Colonial Road, was sworn and supported the application.

Mr. Schlicht made closing comments. Mr. Sullivan made closing remarks.

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

New Business:

Chairman Alegre announced that the JOHN & DANIELLE KONZELMANN, 126 Sunset Avenue, application would be carried to April 13, 2021, without further notice.

Mr. Lebow and Ms. Ruhl returned to the meeting.

DANIEL & MARGARITA KATZEVICH – An application to permit the construction of a 2 ½ story addition, front porch and rear deck which would result in a front yard setback of 7.5 feet to the porch, where 40 feet is required at 244 Ackerman Avenue, Block 2313, Lot 4, in the R-2 Zone.

Steven Schepis, Esq., entered his appearance on behalf of the applicant and made opening remarks.

Nicholas Graviano was sworn and his credentials as a professional planner and designer accepted. Mr. Graviano described the lot and the location of the house, showing photos of the existing conditions on the property. Mr. Graviano showed how the front yard setback of the house, with the proposed front porch, is in line with the neighboring houses. Mr. Graviano explained that they proposed to demolish the existing garage and build a new garage in a conforming location in the rear of the yard. Mr. Graviano testified regarding the plans submitted to the Board, explaining that the right of way extends past the sidewalk. Mr. Graviano testified that the c(1) variance, due to the placement of the house, would not impact the neighbors as they have a similar setback. Mr. Graviano testified that the front porch would remain open.

Board members asked if the existing trees would be removed. Mr. Graviano showed photos and explained that the trees would need to be removed as they are very close to the house. Mr. Katzevich stated he would plant new trees and additional landscaping. Board members asked about the existing and proposed distance between the corner of the house and the sidewalk. Board members had concerns about the mass of the house so close to the street and had questions about the pitch of the roof.

Public questions: Jack Sharkey, 219 Doremus Avenue, asked about the proposed width of the house compared to what exists.

Mr. Schepis said the applicant would like to modify the plans. The hearing was carried to April 27, 2021, without further notice.

Resolution memorialization:         The following resolutions were memorialized:

-       Resolution authorizing contract with McDonnell & Whitaker, LLC    

-       Blake, 259 West Glen Avenue

-       Kahandaliyanage, 109 Hope Street

The meeting was adjourned at 10:36 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:         March 23, 2021