20230725 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

July 25, 2023

           

 

Opening:

 

The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:40 p.m.

 

Present:  Greg Brown, Matthew Bandelt, Gary Negrycz, Jonathan Papietro, Michael Pickholz, Jason Curreri, Harold Maxwell and Jamie Fox were present. Also present were Bruce Whitaker, Board Attorney; and Jane Wondergem, Board Secretary.

 

Absent:  Diana Ruhl was absent.

 

Adoption of Minutes:            The minutes from June 27, 2023 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.

 

Old Business:

 

MICHELLE DOLAN – An application to permit the enclosure of the existing porch and construction of new stairs and landing which would result in coverage by above grade structures of 23.33%, where 20% is permitted, and a distance of 8.58 feet, to the existing garage, where 12 feet is required at 683 Midwood Road, Block 4604, Lot 13, in an R-2 Zone. (Continued from July 11, 2023 without further notice)

 

Christiano Pereira was sworn and his credentials as a licensed architect accepted.

 

Mr. Pereira testified regarding the plans revised to 7/12/23. Mr. Pereira stated that the previous calculation for gross building area included the detached garage and that after making that correction, there is no variance needed for gross building area. Mr. Pereira described the photos showing the existing conditions and went over the floor plans and elevations.

 

Board members asked about prior plans showing addition on second floor. Mr. Pereira said that was not in the plans.

 

There were no questions or comments from the public.

 

Mr. Pereira made closing remarks in summary.

 

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

 

MAX & MARISSA LAKIN – An application to permit the construction of a two story addition and second story addition and installation of air conditioning equipment which would result in a side yard setback to the addition of 9.9 feet, where 10 feet is required; combined side yard setback of 32.5 feet, where 33 feet is required; total coverage by above grade structures of 22.4%, where 20% is permitted; and total gross building area of 36%, where 35% is permitted at 321 Abbey Court, Block 2908, Lot 18, in an R-2 Zone. (Continued from July 11, 2023 without further notice)

 

Joseph Cestaro, architect, was previously sworn. Mr. Cestaro testified regarding the revisions to the plans. The shed portion of the garage will be removed, reducing the variance for coverage. The air conditioning units will be located behind the house, eliminating that variance.

 

Board members asked about the hardship, which Mr. Cestaro said was that the lot is undersized. Board members asked about the total square footage added to the home and how much of the square footage was additional coverage by above-grade structures.

 

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.

 

New Business:

 

MARJORIE & ANTHONY SANTOLIQUIDO – An application to permit the installation of a generator which would result in a side yard setback of 7.2 feet, where 10 feet is the minimum required at 511 East Saddle River Road, Block 4901, Lot 22, in an R-1 Zone.

 

Marjorie Santoliquido, homeowner, was sworn and testified that the generator had been installed in 2008 with a permit. The generator had not passed inspection and the applicant is in the process of selling the house. Ms. Santoliquido stated that they need to close the permit and found out that they needed to get a variance due to the location of the generator.

 

Board members asked about the location of the air conditioning units. Ms. Santoliquido said that they received permits in 2020 for replacement units and passed inspections. Board members asked if the contractor who installed the generator determined that was the best location. Ms. Santoliquido said that it was due to the patio and walls behind the home.

 

Public questions:

 

Eugenia Leemans, 517 E. Saddle River Road, asked about the model, size and decibel output of the generator. Ms. Santoliquido had the original contract from when the unit was installed and gave the information from that, but did not know the decibel output. Ms. Leemans asked about the frequency and length of time of the testing of the unit. Ms. Santoliquido didn’t know. Ms. Leemans asked about the longest time frame the generator was in use. Ms. Santoliquido said the generator was used during Hurricane Sandy, Hurricane Irene and an ice storm.

 

Anthony Santoliquido, homeowner, was sworn.

 

Board members asked if the applicant would be willing to mitigate the sound of the generator and air conditioning units.

 

After further discussion regarding the air conditioning units, it was determined that they were put in that location with the proper permits and did not need a variance.

 

Public Comment:

 

Eugenia Leemans, 517 E. Saddle River Road, was sworn and objected to the application, stating that the air conditioning, the generators and pool equipment were all within 10 feet of her property and requested that the Board should enforce the proper setbacks. Ms. Leemans said that the generator makes portions of her house unbearable and makes and adverse impact on her property and quality of life.

 

Ms. Santoliquido asked how often the generator went off in the last year. Ms. Leemans didn’t know. Ms. Santoliquido said that other than testing, it had not run in 8 months.

 

Marcia Ringel, 250 Ferris Place, was sworn and spoke against the application stating that residents rely upon the Board to do the right thing.

 

Following Board deliberation Mr. Brown made a motion to approve the application with the condition that the applicant extend the existing 6-foot solid fence to the front wall of the house, and obtain a deed restriction that the fence will be maintained. Mr. Bandelt seconded and the application was approved.

 

JONATHAN & ASHLEY GOODELMAN – An application to permit the construction of an enclosed front porch which would result in a front yard setback of 33.36 feet, where 40 feet is required; and for the construction of a two story addition and second story addition which would result in side yard setbacks of 16.8 feet and 19.29 feet, where 20 feet is required, and coverage by above grade structures of 22.62%, where 20% is the maximum permitted at 94 Glenwood Road, Block 1408, Lot 2, in an R-1 Zone.

 

Jonathan Goodelman, homeowner, was sworn and made opening remarks explaining the C(1) hardship.

 

William Brown was sworn and his credentials as a licensed architect accepted.

 

Mr. Brown described the existing conditions on the property and explained what is proposed according to the plans he prepared, revised to May 30, 2023. Mr. Brown identified the variances being requested, explaining that the lot size is deficient. Mr. Brown went over the elevations and the floor plans, stating that aesthetically, the home will fit in with the neighborhood and addition will not be seen from the street.

 

Board members asked if the applicant would stipulate that the porch will never be enclosed in anyway. Mr. Goodelman said they would. Board members asked about the attic space and the amount of closet space. Mr. Goodelman said that most of the attic is six feet and under in height. Board members asked if they would stipulate that the attic would never be finished. Mr. Goodelman agreed. Mr. Goodelman explained that part of the attic storage space would house the hvac equipment.

 

There were no questions or comments from the public.

 

Mr. Brown made closing remarks summarizing the application.

 

Following Board deliberation Mr. Pickholz made a motion to approve with the conditions discussed, Mr. Bandelt seconded and the application was approved.

 

Memorialization of Resolutions: The following resolutions were memorialized:

-        Fink and Coviello, 351 Rugby Court

-        Cormican, 125 Crest Road

-        Weil, 502 Downing Street

 

The meeting was adjourned at 10:25 p.m.

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           August 8, 2023