20210309 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

March 9, 2021

Opening:

The virtual public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:34 p.m.

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

Absent: Michael Pickholz

Approval of Minutes: The minutes from February 9, 2021 and February 23, 2021 were adopted.

Non-agenda items:

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

Board member comments: There was Board discussion regarding the issue of having in-person meetings. Mr. Whitaker stated that even when meetings are held in-person there must be accommodations for virtual meetings for those who request that. The Board agreed that the virtual meetings should continue until there is guidance from the Village in regards to in-person meetings.

Public Hearings:

Old Business:

Chairman Alegre announced that the James Tripp, 33 Bryden Place, application was carried to March 23, 2021, without further notice.

STEFAN & SARAH KAHANDALIYANAGE – An application to permit the construction of a two-story rear addition and new above grade patio which would result in a side yard setback of 5.6 feet, where 10 feet is required; coverage by above-grade structures of 26.2%, and coverage by above grade structures within 140 feet of the front lot line of 25.5%, where 25% is permitted at 109 Hope Street, Block 4002, Lot 25, in an R-3 Zone. (Continued from February 9, 2021 without further notice) Stefan and Sarah Kahandaliyanage were previously sworn and present.

John Musinski, architect, was previously sworn and testified as to the revisions made to plan since the previous meeting. Mr. Musinski stated that 2 variances were eliminated, the patio reduced and the building height reduced, which eliminated gross building area in the attic. The addition was minimized as well.

Board members asked about the hardship, Mr. Musinski explained that it is an undersized lot and the house is situated against the side yard setback limit.

There were no questions from the public.

The following members from the public were sworn and spoke in support of the application: Patricia Ullrich, 105 Hope Street

Thomas Perrone, 108 Hope Street

Denise DeAngelis, 117 Hope Street

Matthew Nielsen, 113 Hope Street

Juan Urbaez, 100 Hope Street

The hearing was closed. Following Board deliberation, Ms. Ruhl made a motion to approve, Mr. Lebow seconded, and the application was approved with six yes votes and one vote against.

New Business:

ALEXANDER BLAKE – An application to permit the construction of a second story addition which would result in a front yard setback of 29.3 feet, where 40 feet is required; and a rear yard setback of 20.1 feet, where 30 feet is required at 259 West Glen Avenue, Block 1608, Lot 32, in an R-2 Zone.

Alexander Blake, homeowner, was sworn.

Jordan Rosenberg was sworn and his credentials as a licensed architect accepted. Mr. Rosenberg testified as to the existing conditions on the property and how it is situated at a busy intersection. Mr. Rosenberg explained that the applicants propose to add a level to the home without expanding the footprint. The variances being requested are setback variances, due to the existing location of the home, and there are no bulk variances proposed.

Board members asked about the height of the house. Mr. Rosenberg displayed a survey showing the average grade calculations and how the height of 29.6 feet was determined.

There were no questions from the public.

Ying Ding, 419 N. Monroe Street, spoke in support of the application.

Mr. Rosenberg summarized, stating that Mr. Blake planted arborvitaes along the West Glen Avenue and along the property line last year.

The hearing was closed. Following Board deliberation, Mr. Negrycz made a motion to approve, Ms. Ruhl seconded, and the application was approved.

Discussion: 525 North Maple Avenue (Block 2904, Lot 16) – alternate layouts for second dwelling unit. Dr. Mouravieff, 525 North Maple Avenue, was present. Robert Inglima, Esq., was present via phone. Mr. Inglima explained that they had submitted two alternate floor plans for the second dwelling unit which was previously approved by the Board. There was Board discussion, and the Board agreed that as long as the area of the unit remained the same as was approved and there was no entry to the main dwelling unit from the second unit, they would not need to come back to the Board. Dr. Mouravieff agreed that there would be no connection to the main residence.

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 40.5 feet to the porch, and 37.5 feet to the steps, where 45 feet is required; total coverage by above grade structures of 23.6%, where 20% is permitted; and coverage by above grade structures within 140 feet of the front lot line of 24.6%, where 20% is required at 409 Colonial Road, Block 3605, Lot 21, in an R-2 Zone. Ms. Ruhl and Mr. Lebow recused themselves from this application and left the meeting.

John and Meredith Sullivan, homeowners, were sworn and Mr. Sullivan made opening comments.

Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht described the existing conditions on the property and the existing floor plan. Mr. Schlicht testified as to the proposed expansion and the proposed floor plan, explaining that the addition itself does not need any variances, but the proposed porches create the variances. Mr. Schlicht explained the coverage variances, explaining that the front porch is a traditional Ridgewood element, and showed pictures of houses in the area with front porches.

Board members asked about the hardship, as the lot is conforming. Board members asked if the depth of the front porch is necessary and if the applicant could reduce the rear porch.

There were no questions from the public.

The hearing was carried to March 23, 2021, without further notice.

Resolution memorialization: The following resolutions were memorialized: .

- Pacelli, 435 Berkshire Road

- Lowery, 125 Doremus Avenue

- Rosenholz, 450 Summit Street

- Karg/DeAngelis, 329 Cantrell Road

The meeting was adjourned at 9:30 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved: March 23, 2021