20230822 - Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

August 22, 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, Diana Ruhl, Gary Negrycz, Jonathan Papietro, Jason Curreri, Harold Maxwell and Jamie Fox were present. Also present were Bruce Whitaker, Board Attorney, and Jane Wondergem, Board Secretary.

 

Absent:  Michael Pickholz

 

Adoption of Minutes:            The minutes from August 8, 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.

 

Public Hearings:

 

New Business:

 

PATRICK LEONARD & CLAIRE HALLOWELL – An application to permit the construction of one-story and two-story additions and porches which would result in a side yard setbacks of 24.4 feet and 19.6 feet, where 27.3 feet is required; coverage by above grade structures of 20.9%, where 20% is permitted; coverage by above grade structures within 140 feet of front lot line of 22.9%, where 20% is permitted at 65 Park Slope, Block 2110, Lot 15, in an R-1 Zone.

 

Darryl Siss, Esq., entered his appearance and made opening remarks. Mr. Siss identified the hardship criteria as c(1)(c) due to the location on the property of the lawfully existing structure.

 

Claire Hallowell-Leonard, homeowner, was sworn and testified regarding the purpose of the application and stated how they worked to keep the historic character of the home while bringing the interior to more modern standards.

 

Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht testified regarding the existing nonconformities and as to what is proposed. Mr. Schlicht testified regarding the plans he prepared, stating that the coverage variances are driven by the open porches, which they stipulate will never be enclosed in any way.

 

Mr. Schlicht testified regarding the photos he had taken showing the existing conditions at the property.

 

Mr. Schlicht acknowledged that the applicant went before the Historic Preservation Commission, who recommended approval of the application.

 

Board members asked if the side steps could be narrowed, Mr. Schlicht said they would reduce them by 1 foot.

 

Board members asked about the location of the condensers as it is different than shown on the survey. Mr. Schlicht said they were relocated with the appropriate permits. Board members asked why the addition couldn’t be to the rear of the house. Mr. Schlicht said they wanted to save the stained glass windows and it wouldn’t look architecturally correct. Mr. Schlicht said if they took off the front porch, they would conform, but they didn’t want to take away from the historic character of the home.

 

Board members asked why they need so many porches and what the hardship was. Mr. Schlicht explained that the front porch doesn’t serve the family’s need, but adds to the aesthetic of the home and the back covered porch supports the second floor.

 

Board members expressed concern about the amount of outdoor living space being proposed and questioned the necessity and the hardship.

 

There were no questions from the public.

 

Public comment:

 

Patricia Coyne, 120 Monte Vista Avenue, spoke in support of the application.

 

Janet Byers, 59 Park Slope, spoke in support of the application.

 

The hearing was carried to September 26, 2023 without further notice.

 

WALEED MIQBEL – An application to permit an addition which would result in side yard setbacks of 16.75 feet and 17.25 feet, where 20 feet is required; combined side yard setback of 34 feet, where 38 feet is required; coverage by above grade structures within 140 feet of the front lot line of 33%, where 20% is permitted; coverage by improvements of 46%, and coverage by improvements within 140 feet of the front lot line of 48%, where 35% is permitted; gross building area of 29%, and gross building area within 140 feet of the front lot line of 56%, where 20% is permitted at 665 Terhune Road, Block 4707, Lot 28, in an R-1 Zone.

 

Bianca Pereiras, Esq., entered her appearance and made opening remarks.

 

Manuel Pereiras was sworn and his credentials as a licensed architect were accepted. Mr. Pereiras testified regarding the plans he prepared. Mr. Pereiras stated that this is the largest lot in the neighborhood and the proposed improvements meet the front yard setback and is compliant in regards to height. The existing tennis court is a significant part of the improvement coverage calculation. Mr. Pereiras went over the existing conditions and the proposed floor plans. Mr. Pereiras also discussed the proposed landscaping.

 

Board members were concerned about the number of variances and the amount of coverage. Board members questioned the hardship and Mr. Pereiras said they were going for a c(2) variance as they would no longer share a driveway with the neighbor, and the aesthetics would add to the neighborhood.

 

Board members questioned the need for such a large house which requires so many variances. Board members commented that the rest of the neighborhood consists of one-story homes.

 

The hearing was carried to September 26, 2023 without further notice.

 

HUGO & HAYLEY RODRIGUEZ – An application to permit the construction of a first floor portico, one story and second story additions, and rear porch, which would result in a side yard setback of 14.61 feet, where 20 feet is required and a combined side yard setback of 35.11 feet, where 37.13 feet is required at 60 South Murray Avenue, Block 2402, Lot 9, in an R-110 Zone.

 

Hugo and Hayley Rodriquez, homeowners, were sworn.

 

Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht described the existing conditions on the property, explaining that the existing garage is unusable. Mr. Schlicht showed an aerial view of the property and photos.

 

Mr. Schlicht testified regarding the proposed floor plans, explaining that they are building on top of an existing nonconforming structure and the only variance is for side yard and combined side yard setbacks, all coverages are conforming. Mr. Schlicht said what is proposed fits in with the neighborhood and there would be no negative impact.

 

Board members asked about the condenser location, which Mr. Rodriguez said was replaced with permits. Board members questioned the hardship in relation to the width of the lot and were concerned with the left side of the dwelling, which they said looks heavy.

 

The hearing was carried to October 24, 2023 without further notice.

 

Discussion:   DeVincenzo, 264 Claremont Road – revised plans and Adoption of Resolution – The site plan committee said they reviewed the revised plans and the Board concerns were addressed. The resolution was memorialized.

 

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

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           September 12, 2023