20221213 - Zoning Board of Adjustment Minutes
VILLAGE OF RIDGEWOOD
BOARD OF ADJUSTMENT
Meeting Minutes
December 13, 2022
Opening:
The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:45 p.m.
Present: Greg Brown, Matthew Bandelt, Gary Negrycz, Diana Ruhl, Jonathan Papietro, Michael Pickholz, Jason Curreri and Harold Maxwell. Also present were Bruce Whitaker, Esq., Board Attorney; John Barree, Village Planner, and Jane Wondergem, Board Secretary.
Absent: Isaac Lebow
Minutes: The minutes from November 22, 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:
Outfront Media LLC, 500 Route 17 South, application was carried to January 31, 2023 without further notice.
Zuravliovas, 647 Newcomb Road, application was carried to January 24, 2023 without further notice.
Old Business:
MARIO MAGGIA & AZAHARA MARTINEZ – An application to permit an addition which would result in a front yard setback of 30.66 feet where 40 feet is required; and coverage by above grade structures within 140 feet of the front lot line of 20.8%, where 20% is permitted at 573 Barnett Place, Block 2905, Lot 38, in an R-2 Zone. (Continued from November 29, 2022)
Charles Rabolli, Esq., was present with Mario Maggia, who was previously sworn. Mr. Rabolli went over the revisions in the calculations to include a variance request for coverage by above grade structures for the rear steps.
There were no questions from the Board.
There were no questions or comments from the public.
Following Board deliberation, Mr. Bandelt 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 sq ft where 7.5%/588 sq ft is permitted at 564 Cliff Street, Block 1509, Lot 9, in an R-2 Zone. (Continued from November 8, 2022 without further notice)
Rocco Orlando, architect, was previously sworn. Mr. Orlando distributed a zoning chart showing a corrected error from the plans. Mr. Orlando testified as to the revisions made, identifying the variances now being requested, the existing conditions on the property and the hardships. Mr. Orlando said the mass was reduced by changing the width of the proposed garage.
Board members asked about the height of the structure. Mr. Orlando said the height was not reduced as they are proposing a loft area for storage and play space.
Board members asked about the dormer on the garage and if the gross building area would be reduced if it were removed. Mr. Orlando said the gross building area wouldn’t change and it was there to provide light and for aesthetics. Board members asked if he would consider using a skylight for light, Mr. Orlando agreed to eliminate the dormer.
There were no questions or comments from the public.
Following Board deliberation, Mr. Negrycz made a motion to approve, Ms. Ruhl seconded, and the application was approved.
New Business:
JASON POLLARD – An application to permit the construction of a new front porch, attached garage, and second story addition which would result in a front yard setback of 33.5 feet, where 40 feet is required; a side yard setback of 3.23 feet, where 10 feet is required; a combined side yard setback of 14.51 feet, where 20.64 feet is required; and a driveway width of 16 feet, where 12 feet is the maximum permitted at 679 Ellington Road, Block 4607, Lot 30, in an R-2 Zone. (Carried from November 29, 2022 without further notice)
James Delia, Esq., entered his appearance and made opening remarks, commenting on the deficient lot area and the irregular shape of the lot. Mr. Delia said there had been an existing garage which was demolished and identified the variances being requested.
Milton Robinson was sworn and his credentials as a licensed architect accepted. Mr. Robinson testified regarding the existing conditions and stated that the garage was demolished due to deterioration. Mr. Robinson testified regarding the shape of the lot and said that by demolishing the garage and some of the driveway, the proposed improvement will have reduced impervious coverage. Mr. Robinson described the variances and the proposed addition. Mr. Robinson testified as to the plans he prepared and showed a comparison of the existing site diagram and proposed site diagram and testified regarding the floor plans and elevations.
Board members asked for clarification on the height of the addition and the distance from the side property line and how it was providing ‘open air’. Mr. Robinson said the back yard will be more open without the garage. Mr. Whitaker explained the difference between setback for accessing structure and principal structure and the additional mass.
Board members asked if they had considered a detached garage in a conforming location.
There were no questions from the public.
Paul Grygiel was sworn and his credentials as a professional planner accepted. Mr. Grygiel testified as to the variances and positive and negative criteria. Mr. Grygiel stated that the expansion is reasonable and there is no substantial detriment to the Village. Mr. Grygiel showed photos of similar houses in the area.
Mr. Whitaker asked if the setbacks were known for the houses in the photos. Mr. Grygiel said he didn’t have that information.
Board members asked about the hardship and the impact on the neighbor to the right. Board members asked if any other options had been considered. Board members had concerns about the encroachment in the side yard.
The application was carried to February 14, 2023 without further notice.
Mr. Brown announced that the Gregory Gelish and Lindsay Uhden, 97 Washington Place, application would be carried to February 14, 2023 without further notice.
GEORGE & JESSICA KAPTAIN – An application to permit the construction of a single family residence, porte cochere and detached garage which would result in a front yard setback of 32.3 feet, to the proposed porch, where 40 feet is required; coverage by above grade structure within the first 140 feet, of 22% where 20% is permitted; for the construction of a detached garage in the front yard which is not permitted; and gross building area for accessory structures of 6%/1644 square feet where 4%/1097 square feet is permitted at 645 Hillcrest Road, Block 1409, Lot 1, in an R-1 Zone.
James Delia, Esq., entered his appearance and made opening remarks.
Roger Schlicht was sworn and his credentials as a licensed architect accepted.
John Barree, Village Planner, was present.
Mr. Schlicht testified regarding the existing conditions on the property, explaining that the previous house had been destroyed by fire and was demolished in 2020. Mr. Schlicht testified as to the plans he prepared, describing the proposed single-family home, new detached garage and the conversion of the existing garage to a cabana. Mr. Schlicht explained that the proposed house is supposed to mimic an early 20th century house.
Mr. Schlicht identified the variances and went over the revised zoning chart, adding the gross building area calculations to include 2-story spaces. Mr. Schlicht stated that the variances are due to the irregular lot shape and the property being a corner lot.
Mr. Barree asked if they had considered sliding the house back to eliminate the setback variance. Mr. Schlicht said that would reduce the back yard.
Mr. Whitaker said the lot is oversized for the zone and they had a clean slate to build a conforming house and garage. Mr. Schlicht said the porch and porte cochere add character to the house.
Board members had concerns about the necessity for the variances and asked about other possible locations for the home and garage.
There were no questions from the public.
David Kennedy was sworn and his credentials as a landscape designer accepted. Mr. Kennedy described the proposed landscaping and the landscape wall, which is a safety measure as the front yard will be lawn area for children. Mr. Kennedy identified the trees to be removed.
Mr. Barree asked for clarification of the trees to be removed and the number of trees being replaced.
There were no questions from the public.
Paul Grygiel, professional planner, was sworn. Mr. Grygiel testified regarding the property and the zone and the benefits of the proposed improvements. Mr. Grygiel stated that what is proposed improves the situation for the neighboring properties, and that although they have a clean lot, it is not a rectangular lot.
Mr. Barree acknowledged that the applicant is focused on (2) criteria, not hardship, and asked if there was a better planning alternative that could reduce one or both structures to achieve the same goals. Mr. Grygiel commented on the aesthetics of what is proposed. Mr. Barree asked if the 3-car garage and motor court were necessary. Mr. Grygiel said the parking proposed is not unreasonable.
Board members asked about the public benefit, which Mr. Grygiel said the proposed improvement of the existing conditions on the site benefit the Village. Board members were concerned about the variances being requested on an empty, oversized lot.
The application was carried to February 14, 2023 without further notice.
Resolution Memorialization: The following resolutions were memorialized:
- Levy, 276 Edwards Street
- Marin, 290 Lakeview Drive
The meeting was adjourned at 11:11 p.m.
Minutes submitted by: Jane Wondergem, Board Secretary
Date Approved: January 10, 2023
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