20190723 Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

July 23, 2019

Opening:

The regular public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:43 p.m.

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Diana Ruhl (9:30 p.m.), Isaac Lebow and Jonathan Papietro. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Matthew Bandelt

Approval of Minutes:       The minutes from May 14, 2019; May 28, 2019 and July 9, 2019 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

Chairman Alegre announced that the Mouravieff, 525 North Maple Avenue, application was carried to September 10, 2019 without further notice.   

Old 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 20.4%, where 20% is permitted; gross building area of 33.3%/3,747 square feet and gross building area within 140 feet of the front lot line of 35.7%/3,747 square feet where 32% is permitted at 301 Hamilton Road, Block 1205, Lot 13, in the R-1 Zone. (Continued from May 28, 2019 and carried from June 25, 2019 without further notice) David Rutherford, Esq., appeared on behalf of the applicants and briefly reviewed the revisions. Michael Scro, architect, was previously sworn and testified as to the revisions in response to Board members’ comments from the May 28 meeting. Mr. Scro testified regarding the open porch, floor plans, elevations and the driveway.

Mr. Whitaker clarified the side yard setback dimensions and the height of the building. Board members had questions regarding the size of the patio and the floor plan, expressing concern about the overall gross building area increase. 

There were no questions from the public.

Public comment: Scott Bieler, 307 Hamilton Road and Joe Palughi, 241 Hamilton Road, were sworn testified in support of the application.

The hearing was carried to August 13, 2019 without further notice.

New Business:

NEIL & KATHERINE DOOLAN – An application to permit the construction of a rear 2-story addition which will result in a side yard setback of 11.2 feet on the left side and 10.3 feet on the right side, where 19.3 feet is required; combined side yard setback of 20.5 feet, where 24.75 feet is required; and coverage by above-grade structures within 140 feet of the front lot line of 21.2%, where 20% is permitted at 712 Belmont Road, Block 1304, Lot 10, in the R-1 Zone. Neil and Katherine Doolan were sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. A photo packet was distributed and marked as Exhibit A-1. Mr. Schlicht testified regarding the existing conditions and what was proposed as per his drawings. Mr. Schlicht explained the variances being requested, including the side yard setback variance for the proposed air conditioner condensers. Board members had questions regarding the condensers and if they could be placed behind the house and the homeowner said they would place them behind the house. Board members asked if the addition could go towards the rear of the property rather than exacerbating the side yard setback variance. Mr. Schlicht spoke of the narrowness of the property.

Public questions: Sandra Brainard, 715 Parsons Road, had questions about the drainage as she lives behind the subject property and there is already an issue with drainage. Mr. Schlicht stated that the proposed increase is below what would require a seepage pit.

Public comments: Sandra Brainard, 715 Parsons Road, was sworn and read a statement concerning the drainage and steep slope concerns.

Erin Katz, 706 Belmont Road, was sworn and spoke in support of the application stating that she resides next door to the property and had no issues with the side yard setback variance as there are bushes between the houses.

Mr. Whitaker said that the Board would request that the Village Engineer visit the site and review the application and the Board would defer to the Village Engineer’s review. The hearing was carried to August 13, 2019 without further notice

Diana Ruhl arrived to the meeting.

STEPHEN & MICHELLE STRAUSS – An application to permit the construction of a 1-story addition to the and covered front porch to the front of the home which will result in a front yard setback of 28 feet, where 40 feet is required at 231 Pearsall Avenue, Block 3212, Lot 10, in an R-2 Zone. Mr. Lebow recused himself from this hearing. David Rutherford, Esq., entered his appearance on behalf of the applicants who were not present. Mr. Rutherford made opening remarks. Jordan Rosenberg was sworn and his credentials as a licensed architect accepted. Mr. Rosenberg testified as to his drawings, which were marked as Exhibit A-1. Mr. Rosenberg showed photos of the property which were marked as Exhibits A-2 thru A-4. Board members asked about the gross building area and the attic space.

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

ANJU & MANOJ WAGH – An application to permit the conversion of the existing open front porch into living space which will result in a front yard setback of 34.67 feet, where 40 feet is required at 285 Midvale Street, Block 2317, Lot 3.01, in the R-2 Zone. Anju Wagh, homeowner, was sworn and made introductory remarks. John Musinski was sworn and his credentials as a licensed architect accepted. Mr. Musinski testified as to the drawings he prepared explaining that the footprint is not increasing as they are enclosing the existing porch and adding a roof overhang over the front door. Board members asked if the front yard setback would be exacerbated, Mr. Musinski said it would not. Board members asked about the gross building area and it was determined that the basement area was not calculated. The survey which was submitted with the application did not accurately show the existing conditions. The hearing was carried to September 10, 2019 without further notice so the applicant could have a new survey prepared and submit the correct gross building area calculations.

Resolution memorialization:         The following resolutions were memorialized:

-        Stiles, 674 Eastern Court

-        Johnson, 105 Somerville Road

Meeting was adjourned at 10:33 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       August 13, 2019