Zoning Board of Adjustment July 9, 2019 Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

JULY 9, 2019

Opening:

The reorganization meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:42 p.m.

REORGANIZATION:

Jonathan Papietro, Isaac Lebow and Matthew Bandelt took the Oath of Office.

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Jonathan Papietro, Isaac Lebow and Matthew Bandelt.

Absent:        Diana Ruhl

          Board Attorney:                 Bruce Whitaker

          Chairman:                         Sergio Alegre

          Vice Chairman:                 Greg Brown

          Chairman Pro Tem:           Gary Negrycz

          Board Secretary:               Jane Wondergem

          Board Professionals:         Chris Rutishauser, Village Engineer

Maryann Bucci-Carter and Peter Van Den Kooy, Village Planners

          Site Plan Committee:         Gary Negrycz, Jonathan Papietro, Diana Ruhl

The By-Laws of the Zoning Board were adopted. The Resolution of Adoption in the Matter of Compliance with the Requirements of the Open Public Meetings Act was approved. The schedule of meetings for the year July 1, 2019 to June 30, 2019 was approved after removing August 27 from the list.

Mr. Whitaker proposed modifying the Board of Adjustment application to require a survey that was done within 24 months of submitting the application and have the applicant sign a survey affidavit stating that the survey being submitted has not been modified or changed.  The Board adopted the modification to the application.

The Reorganization meeting was closed.

The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:55 p.m.

The following members were present: Sergio Alegre, Greg Brown, Gary Negrycz, Jonathan Papietro, Isaac Lebow and Matthew Bandelt. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.  Diana Ruhl was 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

Chairman Alegre announced that the Brennan, 205 Katherine Road, was carried to September 10, 2019 without further notice and the Mouravieff, 525 N. Maple Avenue, application was carried to July 23, 2019 without further notice.

Old Business:

STEVE & GISELLE STILES – An application to permit one story and second story additions which will result in a front yard setback of 39.7 feet on Eastern Court and 18.5 feet on Pershing Avenue, where 40 feet is required; coverage by above-grade structures of 20.5% and coverage by above-grade structures within 140 feet of the front lot line of 21.8%; gross building area within 140 feet of the front lot line of 35.8%/3,227.8 square feet, where 34%/3,062 square feet is permitted at 674 Eastern Court, Block 3505, Lot 19, in the R-2 Zone. (Continued from June 11, 2019 without further notice) Andrew Kohut, Esq., entered his appearance on behalf of the applicant and gave a summary of what occurred at the prior meeting, and a brief description of the revisions made, explaining that this is an undersized lot with a modest upgrade proposed. John Halsey, architect, was previously sworn and testified as to revisions and reductions in the plans revised to 6/26/19 (Exhibit A-1). A photo board showing what exists and what is proposed was marked as Exhibit A-2. Mr. Halsey stated that the variance for gross building area for the whole lot was eliminated.

Board members had questions about the attic space and how it is uninhabitable. Mr. Kohut said the applicant will stipulate that the attic would not be finished. Board members asked about the necessity for the second driveway and suggested that a permeable material be used.

There were no questions or comments from the public. Following Board deliberation Mr. Papietro made a motion to approve the application with the condition that a memorandum is filed stating that pull-down stairs will be used for the attic and the attic will never be finished, Mr. Bandelt seconded the motion and the application was approved.

New Business:

ED & KRISTINE DESCIAK – An application to permit the construction of a rear one-story addition which will result in a rear yard setback of 24.5 feet, where 30 feet is required; coverage by above-grade structures 33 Barrington Road, Block 1501, Lot 8, in the R-2 Zone. (Carried from July 9, 2019 without further notice). Edward Desciak, homeowner, was sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht distributed a packet which included photos of the property, a revised zoning table and elevation drawings of what is proposed. Mr. Schlicht testified as to what exists on the property, the shape of the lot, the topography of the lot, what is being proposed and the variances being requested.

Board members had questions about steep slope. Mr. Schlicht said that the plan was reviewed in the Engineering Department and that it was not steep slope. Board members asked if the homeowner would be willing to narrow the driveway to reduce the coverage by improvements. The homeowner said he would narrow driveway and comply with the Engineering Department regarding drainage.

There were no questions or comments from the public. The hearing was carried to August 13, 2019 without further notice for revisions.

ERIC JOHNSON & ARWEN LAWSON –  An application to permit the construction of 1-story, 2-story and second story addition which will result in a side yard setback of 7.4 feet, where 10 feet is required; coverage by above-grade structures within 140 feet of the front lot line of 20.31%, where 20% is permitted and a distance between the garage and the principle structure of 8.75 feet, where 12 feet is required at 105 Somerville Road, Block 4205, Lot 39, in the R-2 Zone. Arwen Lawson was sworn. Xiomara Paredes was sworn and her credentials as a licensed architect were accepted. Ms. Paredes displayed a photo board which was marked as Exhibit A-1. The photos compared the subject property with the neighboring properties. Ms. Paredes testified as to what exists on the property and what is being proposed. Ms. Paredes explained that the existing garage is large and already in close proximity to the home. Ms. Paredes described the proposed floor plans. Ms. Paredes testified that what is proposed will aesthetically improve the streetscape and that there is no substantial detriment to the neighbors.

Board members had questions regarding the proposed 3-season porch and why the addition is proposed closer to the garage rather than behind the house. Ms. Paredes explained that the rooms would be too narrow if they went back.

There were no questions or comments from the public. Following Board deliberation Mr. Brown made a motion to approve, Mr. Bandelt seconded, and the application was approved.

Resolution memorialization:      The following resolutions were memorialized:

-        Pind and Gudmann, 325 Wastena Terrace

-        Warren, 208 Kenilworth Road

-        Shah, 215 Emmett Place

-        Katz, 706 Belmont Road

Meeting was adjourned at 9:50 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       July 23, 2019