20190611 Zoning Board of Adjustment - Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

June 11, 2019

Opening:

The regular public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:50 p.m.

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Jonathan Papietro, Isaac Lebow and Matthew Bandelt. Also present were Ben Cascio, Esq., substituting for Bruce Whitaker, Esq., Board Attorney; Christopher Rutishauser, Village Engineer; Brigette Bogart, Village Engineer and Jane Wondergem, Board Secretary.

Absent:        Diana Ruhl, Alyssa Matthews, Ines Bunza

Approval of Minutes:       The minutes from April 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 Angela Siriac, 322 E. Glen Avenue, and the Martin Pind, 325 Wastena Terrace, applications were carried to June 25, 2019 without further notice.

Old Business:

CHRIS & MELISSA BRENNAN – An application to permit the construction of a second floor addition over the existing garage which will result in a gross building area for total lot of 33.2%/4,324 square feet, where 32%/4,060 square feet is permitted and gross building area within 140 feet of the front lot line of 41.5%/4,324 square feet, where 34%/3,360 square feet is permitted at 205 Katherine Road, Block 2302, Lot 7, in the R-2 Zone. (Continued from May 14, 2019) Isaac Lebow recused himself from this hearing. Following Board discussion, the applicant asked to have the hearing carried until there would be more Board members present. The hearing was carried to July 9, 2019 without further notice.

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 and 16.73 feet to roof where 18 feet is required; coverage by above-grade structures of 21.2% and coverage by above grade structures within 140 feet of the front lot line of 22.7%, where 20% is permitted at 706 Belmont Road, Block 1304, Lot 11, in the R-1 Zone. (Continued from May 28, 2019) Mr. Lebow recused himself from this hearing. Roger Schlicht, architect, was previously sworn. Erin Katz, homeowner, was sworn. Mr. Schlicht testified as to the plans, revised to May 31, 2019 and marked as Exhibit A-2. Mr. Schlicht explained the revisions and reductions made in response to the Board comments, stating that the gross building area variance was eliminated. Board members asked if the applicant was committed to addressing the drainage issues. The applicant agreed to the containment of water. There were no questions from the public.

Public comment: Daniel Kletter, 711 Parsons Road, submitted a letter requesting a containment tank be installed. Mr. Schlicht described how they would contain the water.

Following Board deliberation, Mr. Brown made a motion to approve with the conditions stated and Mr. Papietro seconded. The application was approved.

New Business:

CHRISTIAN WALL – An application to permit construction of a single family home, driveway, walkways, patios, pool and pool house which will result in gross building area within 200 feet of the front lot line of 142 Elmsley Court, Block 2104, Lot 3.07, in the R-125 Zone. (Carried from May 28, 2019) David Rutherford, Esq., entered his appearance on behalf of the applicant and made opening remarks. The following exhibits were marked: Exhibit A-1, the Plot Plan; Exhibit A-2, the Slope Plan; and Exhibit A-3, the architectural plans. Thomas Stearns was sworn and his credentials as a professional engineer accepted.

Brigette Bogart, Village Planner, addressed the completeness issues.

Mr. Stearns testified regarding the property and topography and zoning table for the proposed improvements stating that the only variance being requested is for gross building area within 200 feet of the front lot line. Mr. Stearns testified as to the soil movement calculations, steep slope issues and drainage calculations. Board members had questions regarding the trees and landscaping. Mr. Rutishauser said that most of his concerns were addressed by the engineer and that he would prepare a soil moving permit resolution for the Council if the application is approved. Mr Rutishauser asked about what was proposed between the house and the pool area. Mr. Stearns stated that it would remain open at this point. Mr. Rutishauser said that additional walkway may trigger a variance for impervious coverage. Board members had further questions about the drainage which were answered by Mr. Rutishauser and Mr. Stearns.

Mr. Rutishauser and Ms. Bogart were sworn.

Ms. Bogart asked that trees be identified by size and species on the landscape plan.

There were no questions from the public for Mr. Stearns.

Colin McCabe was sworn and his credentials as an architect design consultant accepted. Mr. McCabe testified regarding the floor plans and the elevations of the proposed home. Board members asked about the hardship. There were no questions or comments from the public.

Mr. Rutherford made closing remarks and addressed the hardship, being the topography and the need to access the driveway, and the narrowness of the lot.

Mr. Rutishauser and Ms. Bogart stated that their concerns had been addressed.

Following Board deliberation Mr. Alegre made a motion to approve the variance fro gross building area, the variance for steep slope disturbance, and to recommend to Council to approve the major soil removal permit with the conditions that a landscape plan is provided to the Site Plan Committee and that the completeness issues are addressed. Mr. Bandelt seconded, and the application was approved.

STEVE & GISELLE STILES – An application to permit one story and two story additions which will result in a front yard setback of 39.7 feet on Eastern Court and 12 feet on Pershing Avenue, where 40 feet is required; coverage by above-grade structures of 23.4% and coverage by above-grade structures within 140 feet of the front lot line of 24.9%; gross building area of 38%/3,707.25 square feet and 41.1%/3,707.25 square feet, where 45% is permitted at 674 Eastern Court, Block 3505, Lot 19, in the R-2 Zone. Steve Stiles were sworn. John Halsey was sworn and his credentials as a licensed architect accepted.  Mr. Stiles introduced the application. Mr. Halsey testified as to the proposed additions and the floor plan and the elevations. Mr. Halsey explained the variances being requested. Board members asked that Mr. Halsey break down the coverage by improvements. Board members asked about the amount of square footage being added to the house and the need for two driveways. Board members asked about drainage issues. After Board discussion the hearing was carried to July 9, 2019 without further notice.

ALEXANDER & CAROLYN GONDRIS – An application to permit the construction of two low-level wooden decks in the front yard, where a deck is not permitted at 30 South Murray Avenue, Block 2402, Lot 5, in the R-110 Zone. Alexander and Carolyn Gondris were sworn. Mr. Gondris distributed a packet entitled ‘Garden Design for 30 S Murray Ave’, which was marked as Exhibit A-1. Mr. Gondris testified by going through the packet. Board members asked if the existing trees would be disturbed. Mr. Gondris said not. Board members asked that a landscape plan be submitted for review by the Site Plan Committee. There were no questions or comments from the public. Following Board deliberation, Mr. Negrycz made a motion to approve, Mr. Lebow seconded, and the application was approved.

Resolution memorialization:         The following resolutions were memorialized:

-        Ward, 756 East Ridgewood Avenue

-        Kwon, 537 Lynn Street

-        Stephan, 733 Hillcrest Road

Discussion:  There was Board discussion regarding the upcoming reorganizational meeting on July 9, 2019.

Meeting was adjourned at 10:52 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       August 13, 2019