20230926 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

September 26, 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:  Greg Brown, Matthew Bandelt, Gary Negrycz, Michael Pickholz, Jonathan Papietro, Jason Curreri, Harold Maxwell and Jamie Fox were present. Also present were Bruce Whitaker, Board Attorney, and Jane Wondergem, Board Secretary.

 

Absent:  Diana Ruhl

 

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 that the Leonard-Hallowell, 65 Park Slope, application was carried to November 14, 2023 without further notice.

 

Old Business:

 

WALEED MIQBEL – An application to permit an addition which would result in gross building area within 140 feet of the front lot line of 34%, where 20% is permitted at 665 Terhune Road, Block 4707, Lot 28, in an R-1 Zone. (Continued from August 22, 2023 without further notice)

 

Bianca Pereiras, Esq., was present on behalf of the applicant and briefly explained the revisions made to address the Board concerns stated at the previous meeting.

 

Manuel Pereiras, architect, was previously sworn and testified regarding the plans revised to 9/13/23. Mr. Pereiras stated that all variances, except for gross building area within 140 feet of the front lot line. Mr. Pereiras explained that the circular driveway was eliminated, the tennis court was reduced to a smaller size and changes were made to the proposed addition to reduce coverage and gross building area.

 

Mr. Pereiras described the floor plans and the elevations and stated that if the house was demolished and moved back on the property all variances could be eliminated, but it would change the street scape. Mr. Pereiras showed photos of comparable homes in the neighborhood.

 

Board members asked if they knew the gross building area of any of the homes in the photos. Board members expressed concern regarding the gross building area percentage, commenting that the increase is almost 50% more than exists.

 

Mr. Bandelt identified an error in the zoning table, saying that the permitted gross building area should be 29%, or 4,620 square feet, not 20%. Board members still expressed concern regarding the request.

 

There were no questions or comments from the public.

 

Following Board deliberation, Mr. Brown made a motion to deny the application, Mr. Negrycz seconded, and the application was denied.

 

New Business:

 

PATRICIA REYNOSO – An application to permit the construction of one-story and two-story additions which would result in a front yard setback of 39.5 feet, where 40 feet is required; side yard setbacks of 8.3 feet and 13.2 feet, where 15 feet is required; combined side yard setback of 21.5 feet, where 32.5 feet is required; rear yard setback of 29 feet, where 30 feet is required at 976 Andover Terrace, Block 1101, Lot 2, in an R-1 Zone.

 

James Stevens, Esq., entered his appearance and made opening remarks.

 

Patricia Reynoso, homeowner, was sworn and testified regarding the necessity of the proposed additions.

 

Steven Lazarus was sworn and his credentials as a licensed architect accepted.

 

Mr. Lazarus testified regarding the difficult site and the expansions being proposed as being 3 additions. Mr. Lazarus described the floor plans and the elevations.

 

Board members asked about the accuracy of the survey. The applicant agreed to get an updated survey to accurately show what is existing on the property and confirm that the calculations are correct.

 

The hearing was carried to December 12, 2023 without further notice.

 

MICHAEL & TIFFANY HERKLOTS -  An application to permit the construction of a cantilever addition which would result in a side yard setback of 14.34 feet, where 19.55 feet is required, and coverage by improvements within 140 feet of the front lot line of 47.1%, where 45% is permitted at 117 Avondale Road, Block 1401, Lot 17, in an R-1 Zone.

 

Michael Pickholz recused himself from this application.

 

Jeffrey Gasnick, representing Paredes-Grube Architecture, was sworn and his credentials as a licensed architect accepted.

 

Michael Herklots, homeowner, was sworn.

 

Mr. Gasnick testified regarding the plans he prepared, identifying the 2 c(1) variances being sought to permit a small addition which would add 7 square feet of impervious coverage. Mr. Gasnick stated the hardship is due to the undersized and narrow lot. Mr. Gasnick said that there are existing nonconformities which are not being exacerbated and referred to variance approval from 1995.

 

There were no questions from the Board.

 

There were no questions or comments from the public.

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

 

Mr. Pickholz returned to the meeting.

 

CMD HOMES NJ, LLC – An application to permit the construction of a two story addition which would result in a front yard setback of 36 feet, where 45 feet is required and coverage by above grade structures of 22%, where 20% is permitted at 482 Northern Parkway, Block 3105, Lot 2, in an R-2 Zone.

 

Claus Rademacher, sole proprietor of CMD Homes NJ, LLC, was sworn and his credentials as a licensed architect accepted.

 

Mr. Rademacher testified regarding the existing conditions on the property and the irregular shape of the lot and the location of the existing dwelling. Mr. Rademacher testified regarding the plans he prepared and showed a rendering of the proposed addition. Mr. Rademacher testified regarding a photo of the Northern Parkway existing setbacks and a photo of the existing home.

 

Board members asked about the irregular layout of the proposed addition and asked the applicant had considered other options, such as pushing the addition to the left or the right. Mr. Rademacher stated that he did not want to obstruct the view of the original house as it was built in 1919. Board members asked about the garage. Mr. Rademacher said it will remain and be upgraded to match the home.

 

Public questions:

 

Sarah-Kate Maskin, 507 Van Buren Street, said the existing house is very close to her property and asked about the layout of the proposed addition and said it seemed like 2 separate dwellings. Mr. Rademacher said the addition is located further away from their property.

 

Public comment:

 

Lawrence Maskin and Sarah-Kate Maskin, 507 Van Buren Street, were sworn and stated their concern that the proposed addition would have a negative impact on their property value and would like Mr. Rademacher to try to fit the street scape. Ms. Maskin said that the existing house is not well maintained.

 

Board members explained to Mr. and Mrs. Maskin what could be built there without variances.

 

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

 

Discussion:   Planning Board referral of amendments to various sections of Chapter 190 of the Village of Ridgewood, Land Use and Development and a section of Chapter 145, Enumeration of Fees. Mr. Whitaker explained the process of ordinance amendments and there was Board discussion regarding the proposed ordinances.

 

The meeting was adjourned at 10:00 p.m.

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           October 10, 2023