20190813 Zoning Board of Adjustment - Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

August 13, 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, Isaac Lebow, Jonathan Papietro and Matthew Bandelt. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Gary Negrycz and Diana Ruhl

Approval of Minutes:       The minutes from June 11, 2019; June 25, 2019 and July 23, 2019 were approved as presented.

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 Desciak, 33 Barrington Road, application was carried to September 10, 2019 without further notice.   

Old 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. (Continued from July 23, 2019 without further notice) Katherine Doolan, homeowner, was sworn. Brian Duddy, PE for Village, was sworn. Mr. Duddy testified regarding the site inspection he and Christopher Rutishauser, Village Engineer, did in regards to the drainage issues brought to the Board’s attention by the neighbor to the rear of the property. Mr. Duddy testified that the work being proposed did not require a seepage pit to be installed. Board members asked Mr. Duddy if a seepage pit would help the drainage issues. Mr. Duddy replied that it may help, but would not solve the problem.

Sandra Brainard, 715 Parsons Road, asked about the pitch of the driveway and the spouts on the back of the garage. Mr. Doolan agreed to work with the neighbor.

Roger Schlicht, architect, testified regarding the revisions showing the air conditioner condensers relocated to the rear of the house.

There were no further questions or comments from the public. Following Board deliberation, Mr. Brown made a motion to approve, Mr. Lebow seconded and the application was approved with four yes votes to one no.

ANGELA SIRIAC – An application to enclose a portion of the rear deck, extend the existing deck and construct a front entryway which will result in a front yard setback of 36.8 feet, where 44.4 feet is required and coverage by above-grade structures within 140 feet of the front lot line of 26.64%, where 20% is permitted at 322 E. Glen Avenue, Block 3202, Lot 3, in the R-2 Zone. (Continued from June 25, 2019 without further notice) John Russo, Esq., was present on behalf of the applicant and reviewed what was discussed previously. Mark Montalbano was sworn and his credentials as a licensed architect accepted. Mr. Montalbano testified as to the revised plans. Mr. Montalbano stated that the shed was going to be demolished and the deck would be reduced to what was previously approved.

Board members asked about the necessity of the larger family room and the increase in gross building area. Mr. Montalbano said that because of the decrease in the deck, the applicant wanted more space in the family room. Board members asked about the hardship, and Mr. Montalbano stated that the lot was narrow.

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

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 July 23, 2019) David Rutherford, Esq., was present on behalf of the applicants and gave a brief description of the revisions made and explained that they are aware that the attic space needs to be included in the gross building area and is included in the calculations. Michael Scro, architect, was previously sworn and testified as to the revisions and the latest variances being requested. Mr. Scro clarified the gross building area calculations explaining that the attic space is included regardless of the proposed collar ties.

Board members asked for further clarification of the calculations and asked if the collar ties would still be put in the attic. Mr. Scro said they would be.

Mr. Rutherford made closing remarks.

There were no questions or comments from the public. Following Board deliberation Mr. Brown made a motion to approve with the condition that the porch will not be enclosed and remain open air, Mr. Lebow seconded, and the application was approved with four yes votes to one no.

New Business:

LEE & THOMAS WARDAN – An application to widen driveway and existing curb cut which will result in a driveway width of 25 feet, where 14 feet is permitted at 203 Spencer Place, Block 2301, Lot 5, in the R-2 Zone. Thomas and Lee Wardan, homeowners, were sworn. Xiomara Paredes was sworn and her credentials as a licensed architect accepted. Ms. Paredes testified as to the proposed widening of the driveway. Ms. Paredes explained that the reasons for the driveway were for function as well as concern for neighbor relationship. Photos, taken by homeowner over six months, were distributed and marked as Exhibit A-1. Mr. Wardan explained the photos and the hardship at different times of the year. Ms. Paredes explained that the garage is undersized and unusable so they rely on the driveway. Ms. Paredes explained that the neighbors park on the street right across from the applicants’ driveway.

Board members had questions about the size of other driveways in the neighborhood and the width of the existing driveway, which is already oversized.

There were no questions from the public.

Public comment: John Russo, 207 Spencer Place, stated that the previous owner widened the driveway and that he is aware of the friction the applicant has with the neighbor and has no objection to the proposed driveway.

Ms. Paredes distributed a rendering of the proposed driveway, which was marked as Exhibit A-2 and summarized the request.

Following Board deliberation, Mr. Brown made a motion to deny, Mr. Lebow seconded, and all members voted yes to deny the application.

BRIAN & NORA DOWD – An application to permit the construction of a rear 2½ story addition which will result in a building height of 33.5 feet, where 30 feet is permitted; side yard setbacks of 12.1 feet to steps and 17.7 feet to the addition, where 22.33 feet is required; coverage by above grade structures within 140 feet of the front lot line of 20.2%, where 20% is permitted; and coverage by improvements within 140 feet of the front lot line of 41.2%/6,452 square feet, where 40%/6,160 square feet is permitted at 87 Madison Place, Block 2111, Lot 8, in the R-1 Zone. Brian Dowd, homeowner, was sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht distributed a sheet of photos which was marked as Exhibit A-1. Mr. Schlicht testified as to the existing conditions on the property, the proposed addition and the variances being requested. Mr. Schlicht testified regarding the existing nonconformities and previous variances granted in 2000 for improvement coverage for the pool and in 2005 for the covered porch.

Mr. Dowd testified regarding the process they went through to try not to increase the footprint of the existing house and decreasing the existing coverage by improvement.

Board members asked about the trees and the existing impervious coverage and what patio and walkway would be removed.

There were no questions or comments from the public.

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

Resolution memorialization:         The following resolution was memorialized:

-        Strauss, 231 Pearsall Avenue

Discussion:  Site Plan Review Committee report on Stiles, 674 Eastern Court – Mr. Alegre and Mr. Papietro reviewed the revised site plan for 674 Eastern Court and stated that it was compliant with the resolution.

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

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       September 10, 2019