20230711 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

July 11, 2023

           

 

Opening:

 

The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:36 p.m.

 

Present:  Matthew Bandelt, Gary Negrycz, Diana Ruhl, Jonathan Papietro, Jason Curreri and Harold Maxwell were present. Also present were Bruce Whitaker, Board Attorney; and Jane Wondergem, Board Secretary.

 

Absent:  Greg Brown, Michael Pickholz and Jamie Fox were absent.

 

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:

 

New 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 gross building area of 36.15%, where 35% is permitted at 683 Midwood Road, Block 4604, Lot 13, in an R-2 Zone.

 

Albert Arencibia was sworn and his credentials as a licensed architect accepted.

 

Mr. Arencibia testified regarding the variances being requested and noted that an additional variance for the distance between the principal structure and the garage was needed, as there is 8.5 feet between the structures, where 12 feet is required.

 

Mr. Arencibia went testified regarding the survey, floor plans and elevations of the proposed improvements. Photos were distributed, which were marked as Exhibit A-1.

 

Mr. Whitaker asked for clarification regarding where the deck is on the survey, and where the porch is on the plans. Mr. Arencibia explained that the existing deck is being enclosed, with the only additional coverage being the landing and steps.

 

Ms. Ruhl asked about the calculations on the zoning table. Mr. Bandelt asked the architect to go through the line items on the zoning table.

 

The applicant took a break to go over the numbers.

 

CAITLIN FINK &JAMES COVIELLO – An application to permit the installation of a patio which would result in side yards of 4.16 feet, 5.16 feet and 6 feet where 10 feet is required at 351 Rugby Court, Block 2908, Lot 12, in an R-2 Zone.

James Coviello, homeowner, was sworn and described the irregular shape of the property and the proposed patio expansion.

 

Board members asked about any proposed planting and expressed concern for the neighbor nearest the proposed patio. Board members asked for clarification regarding the square footage of the patio. Board members asked if the applicant would be amenable to reducing the size to allow room to plant arborvitae along the patio.

 

Mr. Coviello agreed to increase the setback from 4.16 feet to 6.2 feet, and from 6 feet to 8 feet, and to plant 6-foot arborvitae.

 

There were no questions or comments from the public.

 

Following Board deliberation, Ms. Ruhl made a motion to approve with the conditions stated, Mr. Maxwell seconded, and the application was approved, 4 votes yes and 2 members voting against.

 

 

ERIC WEIL – An application to permit a one story addition and new retaining wall which would result in a front yard setback to the addition of 23.8 feet, where 40 feet is required, and the disturbance of 53.3% of a steep slope area, where 35% is permitted at 502 Downing Street, Block 1514, Lot 2, in an R-2 Zone.

 

Charles Rabolli, Jr., Esq., entered his appearance on behalf of the applicant and made opening remarks.

 

Sandra Weil, homeowner, was sworn and testified regarding the reason for the variance request and their desire to age in place. Ms. Weil explained the photos which were submitted with the application, which were marked as Exhibits A-1a thru A-1e, showing the existing conditions on the property.

 

Robert Weissman was sworn, and his credentials as a licensed engineer accepted. Mr. Weissman testified regarding the site plan and described the location of the proposed addition. Mr. Weissman made a correction to the site plan, stating that the proposed side yard setback is 10 feet. Mr. Weissman went over the drainage calculations and the steep slope disturbance. Exhibit A-2 showed the proposed steep slope disturbance. Mr. Weissman stated that although a variance was needed for front yard setback, the addition will be further back than what already exists.

 

Mr. Whitaker clarified the setbacks.

 

Board members asked why the addition was not pushed back further, which would be answered by the architect. Board members asked about the steep slope disturbance. Mr. Weissman stated that the disturbance would be mainly during construction. Board members asked about the additional wall and Mr. Weissman stated that the purpose of the wall is to level the area where the addition is going. Mr. Whitaker asked about the height of the wall, which the engineer said would not be more than 4 feet.

 

Augusto Morpurgo was sworn and his credentials as a licensed architect and professional planner accepted. Mr. Morpurgo testified regarding the plans he prepared and described the addition which would allow the applicant to enjoy the yard, and explained why it could not be moved further back.

 

Mr. Morpurgo gave planning testimony stating that the proposed small addition would not be detrimental to the public good or to the Zoning Ordinance.

 

Board members asked about the ceiling heights and the elevations. Board members asked where the double doors exited to. Mr. Morpurgo said there could be no patio and Ms. Weil explained that the doors exited to a walkway.

 

There were no questions or comments from the public.

 

Mr. Rabolli made closing remarks.

 

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

 

MICHELLE DOLAN, 683 Midwood Road (continued) – Following further discussion regarding the zoning table, additional coverage and gross building area calculations, the hearing was carried to July 25, 2023 without further notice.

 

GERRY & KATHERINE CORMICAN – An application to permit the construction of a new covered porch, covered portico, landscape walls, piers and steps which would result in a front yard setback to the steps of 20 feet, to the porch of 21.7 feet, and to the portico of 22.5 feet, where 45.5 feet is required; and retaining wall height up to 7 feet, where 4 feet is the maximum height permitted at 125 Crest Road, Block 2004, Lot 20, in an R-110 Zone.

 

Gerry and Katherine Cormican, homeowners, were sworn.

 

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

 

Mr. Schlicht distributed photos of the existing condition of the property. Mr. Schlicht commented that one hardship of the property is that Crest Road is 25 feet wide and the existing home is built close to the street, most likely due to the slope of the property. The applicant is proposing to renovate the front yard, making architectural and landscape improvements, including the front covered porch, steps, walls and piers.

 

Mr. Schlicht displayed the Riverstone hardscape rendering, which showed the proposed driveway. Mr. Schlicht stated that the driveway area in the front of the property was needed due to the difficulty in backing out of the property.

 

Mr. Schlicht testified that the variance for the wall is to replace the existing wall which is falling apart. The wall would be 12 feet long and start at 7 feet in height and gradually go down.

 

Mr. Schlicht went over the elevations and identified the variances being requested.

 

Board members asked about the driveway and if it was necessary. Board members expressed concern that it is located 3 – 4 feet from the sidewalk and would be a parking spot. Board members asked why vehicles couldn’t turn around in the large driveway behind the house.

 

The applicant requested that the application be bifurcated. The Board will review the variance for front yard setback and wall height separately from the variance for driveway width.

 

Public questions:

 

Kevin Collins, 135 Crest Road, asked about drainage and grading.

 

Public comment:

 

Kevin Collins, 135 Crest Road, was sworn and commented that the proposed changes look good but that he is concerned about the hardscape and drainage issues. Mr. Collins said he would want to see the applicant submit plans for drainage mitigation. Mr. Whitaker said that the Village Engineer will review the plans in regards to drainage.

 

Following Board deliberation, a motion was made by Mr. Negrycz to approve the front yard setback variances and wall height, Mr. Papietro seconded, and that part of the application was approved.

 

Mr. Negrycz made a motion to deny the variance to permit driveway to exceed 25 feet in width, Ms. Ruhl seconded, and that part of the application was denied.

 

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 23%, where 20% is permitted; total gross building area of 36%, where 35% is permitted; setback of air conditioning equipment of 6.4 feet, where 10 feet is required at 321 Abbey Court, Block 2908, Lot 18, in an R-2 Zone.

 

Maxwell and Marissa Lakin, homeowners, were sworn. Mr. Lakin made opening remarks.

 

Joseph Cestaro was sworn and his credentials as a licensed architect accepted.

 

Mr. Cestaro testified regarding the property, which he described as undersized and narrow. Mr. Cestaro described the existing conditions on the property and the existing nonconformities. Mr. Cestaro described the proposed addition, identified the variances and showed the elevations and floor plans, commenting that addition is modest and the nonconforming setbacks are not being exacerbated.

 

Board members asked if the applicant would be willing to eliminate the shed section of the existing garage and if they could put the air conditioning units in a conforming location.

 

The applicants said they would revise the plans and the hearing was carried to July 25, 2023 without further notice.

 

Memorialization of Resolutions: The following resolutions were memorialized:

-        Edwards, 333 Orchard Place

-        Fanda, 116 Woodside Avenue

 

The meeting was adjourned at 10:40 p.m.

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           August 8, 2023