Zoning Board of Adjustment May 28, 2019 Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

May 28, 2019

Opening:

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

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Ines Bunza, Jonathan Papietro and Matthew Bandelt. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Diana Ruhl, Alyssa Matthews, Isaac Lebow

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

Chairman Alegre announced that the 309 Westgate Associates, LLC, application was carried to June 25, 2019, without further notice. The Angela Siriac, 322 E. Glen Avenue, application was carried to June 11, 2019 without further notice. The Christian Wall, 142 Elmsley Court, application was carried to June 11, 2019, with further notice. The Cecchi, 367 Mountain Avenue, application was withdrawn.

New Business:

BARTLEY & CYNTHIA O’DWYER – An application to permit the construction of a two-story addition to the rear of the home, new front porch and step, new driveway, an entrance to the home from the driveway, new rear landing and step, a new patio and a new exterior stair leading to the basement which will result in side yard setbacks of 11.3 feet and 11.9 feet, where 19.5 feet is required; combined side yard setback of 23.2 feet, where 24.75 feet is required; coverage by above grade structures within 140 feet of the front lot line of 20.8%, where 20% is permitted; gross building area of 35.2%/3,960 square feet and gross building area within 140 feet of the front lot line of 37.7%/3,960 square feet where 32% is permitted at 301 Hamilton Road, Block 1205, Lot 13, in the R-1 Zone. (Carried from April 30, 2019) David Rutherford, Esq., entered his appearance on behalf of the applicant and made opening remarks. Michael Scro was sworn and his credentials as a licensed architect accepted. Mr. Scro testified as to the existing conditions on the property and the proposed one and two story addition. Mr. Scro described the proposed floor plan and the gross building area, setbacks and elevations. Board members had questions regarding survey and if it was current. Mr. Scro stated the survey shows the existing conditions on the property. Board members asked about the size of the addition and the percentage of gross building area being added. Board members asked about the proposed driveway, the attic space and the basement. The hearing was carried to June 25, 2019 without further notice.

DONALD WARD – An application to permit the reconstruction of a wraparound porch which will result in a front yard setback of 38.39 feet to E. Ridgewood Avenue and 31.25 feet to Circle Avenue, where 40 feet is required at 756 E. Ridgewood Avenue, Block 4202, Lot 1, in the R-2 Zone. Donald Ward was sworn and testified as to replacing the porch as it exists. Mr. Whitaker clarified the setbacks and the variances being requested. There were no questions or comments from the public. Following Board deliberation Mr. Papietro made a motion to approve the application as presented, Mr. Brown seconded and the application was approved.

SUSAN KWON – An application for the construction of a new deck and stairs which will result in a coverage by above grade structures of 20.8% where 20% is permitted at 537 Lynn Street, Block 2903, Lot 7, in the R-2 Zone. Ms. Kwon was sworn and testified as to the existing deck and what was being proposed. Mr. Whitaker clarified the dimensions. There were no questions or comments from the public. Following Board deliberation Mr. Negrycz made a motion to approve with the condition that the deck remains an open structure, Ms. Bunza seconded, and the application was approved.

JEFFREY & ERIN KATZ – An application to permit the construction of a 2-story rear addition and front portico which will result in a front yard setback of 37.5 feet, where 40 feet is required; side yard setback of 15.1 feet to fireplace, 17 feet to addition, where 18 feet is required; coverage by above-grade structures of 21.4% and coverage by above grade structures within 140 feet of the front lot line of 23%, where 20% is permitted; gross building area within 140 feet of the front lot line of 32.2%/3,599 square feet, where 32%3,584 square feet is permitted at 706 Belmont Road, Block 1304, Lot 11, in the R-1 Zone. Jeffrey Katz, homeowner, was sworn. Mr. Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht distributed a packet with photos and elevation drawings. Mr. Schlicht testified as to the existing conditions and the photos. Mr. Schlicht described the proposed improvements and the variances being requested. Board members asked if it was possible for the applicant to make the addition compliant. Mr. Schlicht explained the hardship as the lot is undersized. Board members had concerns about the additional mass.

There were no questions from the public.

Public Comment: Dan Kletter, 711 Parsons Road, was sworn and stated that he lived behind the subject property and stated that the addition sits further back than the other houses. Mr. Whitaker said that there is no rear yard setback variance being requested. Mr. Kletter also stated his concerns about drainage. Mr. Schlicht said that seepage pits will be installed.

The hearing was carried to June 11, 2019 without further notice.

ANTHONY & ELIZABETH STEPHAN – Application for the construction of a 2^nd story addition which will result in a side yard setback of 12.5 feet, where 16.6 feet is required at 733 Hillcrest Road, Block 1404, Lot 17, in the R-1 Zone. Scott Bella was sworn and his credentials as a licensed architect accepted. Mr. Bella testified as to the existing conditions and what is proposed. Mr. Bella explained that the addition will be above the existing garage and the side yard setback is not being exacerbated. Mr. Bella testified as to the proposed floor plans. Mr. Whitaker asked for clarification of the numbers on the zoning table. Board members asked about the survey and if showed the existing conditions. Elizabeth Stephan, homeowner, was sworn and stated that the patio adjacent to the pool was changed. Mr. Whitaker said that the Board could approve the application with the condition that an updated survey is submitted. There were no questions or comments from the public. Following Board deliberation Mr. Brown made a motion to approve the application with the condition of a new survey being submitted, Mr. Bandelt seconded, and the application was approved.

Discussion:  Devins, 79 Park Slope – Mr. Devins was present and the Board reviewed and looked at the revised attic floor plan. The Board was satisfied that the gross building area was accurate.

Resolution memorialization:         The following resolutions were memorialized:

-        DePinto, 419 Berkshire Road

-        Kaushansky & Favelyukis, 143 Kenilworth Road

-        Hogan, 82 John Street

-        Bombace, 854 Auburn Avenue

-        Devins, 79 Park Slope

Meeting was adjourned at 10:22 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       July 23, 2019