20190910 Zoning Board of Adjustment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

September 10, 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, Diana Ruhl, Isaac Lebow, Jonathan Papietro and Matthew Bandelt. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Approval of Minutes:       The minutes from August 13, 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 Mouravieff, 525 North Maple Avenue application was carried to November 12, 2019, with new 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 and carried from July 9, 2019) Mr. Lebow and Mr. Brown recused themselves from this hearing. Christopher Brennan, homeowner, was sworn. Roger Schlicht, architect, was previously sworn and testified regarding his drawings, revised to 5/31/19. Mr. Schlicht testified that if the addition was reduced any further, it would be unattractive. Mr. Brennan commented as to the reasons they are seeking the variances.

Board members had questions about the hardship. Mr. Schlicht stated that there is no negative impact and the improvements would be a benefit to the streetscape. Board members questioned the necessity of the large rooms, asking how that is a public benefit. Board members expressed concern regarding the exacerbation of the existing non-conformities. There were no questions or comments from the public. Mr. Schlicht made closing comments.

Following Board deliberation, Mr. Negrycz made a motion to deny the application and Mr. Papietro seconded. The application was denied with three Board members voting yes to deny and two Board members voting no.

TERENCE ROBINSON & WILLIAM HALL – An application to renovate and update the interior and exterior of the existing detached carriage house/garage and to renovate, update and expand the second floor guest suite of the carriage house, which will result in a use variance for an apartment over the garage and the expansion or alteration of a nonconforming structure or use at 151 West End Avenue, Block 2511, Lot 1, in the R-110 Zone. (Continued from June 25, 2019 without further notice) There was discussion between the Board, Mr. Ross and Mr. Brovarone as to the number of eligible members. The matter was carried until October 8, 2019 without further notice.

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. (Continued from July 23, 2019 without further notice) Mr. Bandelt recused himself from this application. John Musinski, architect, was previously sworn and testified regarding the revised calculations on the plans revised to 9/4/19. A new survey was submitted showing the existing conditions on the property. Mr. Whitaker clarified the variance being requested.  There were no questions or comments from the public. Following Board deliberation Mr. Papietro made a motion to approve, Ms. Ruhl seconded and the application was approved with five members voting yes, and one member voting no.

ED & KRISTINE DESCIAK – An application to permit the construction of a rear one-story addition which will result in a rear yard setback of 25.2 feet, where 30 feet is required; coverage by above-grade structures of 21.6%, where 20% is permitted at 33 Barrington Road, Block 1501, Lot 8, in the R-2 Zone. (Continued from July 9, 2019) (Carried from August 13, 2019 without further notice) Roger Schlicht, architect, and Ed Desciak, homeowner, were both previously sworn. Mr. Desciak made comments to the Board stating that they took the Board’s concerns into consideration and explained the reasons behind their requests for the variances in regards to the additional space for a family room. Mr. Desciak distributed an aerial photo of the property which was marked as Exhibit A-2. Mr. Schlicht testified as to the revisions and reductions in the plans revised to 8/28/19. Mr. Schlicht explained that they are going back with the addition because of the steep hill to the side and stated that the existing patio is large, which affects the coverage. Board members asked about the hardship and had concerns about the size of the rooms. There were no questions or comments from the public. Mr. Schlicht asked for the specific concerns that the Board members had and the hearing was carried to September 24, 2019 without further notice.

New Business:

JOSEPH ARCIPRETE & TARA ALLERTON – An application to permit the construction of a one-story, two-story and second story addition and covered patio, which will result in a front yard setback on Collingwood Place of 29.5 feet, where 45 feet is required at 355 Fairway Road, Block 3501, Lot 8, in an R-2 Zone. Joseph Arciprete, homeowner, was sworn and made some opening comments, explaining briefly what is being proposed. Joseph Bruno was sworn and his credentials as a licensed architect accepted. Mr. Bruno testified regarding the plans he prepared. A photo packet was distributed and marked as Exhibit A-1. Mr. Bruno described the property, stating that it is a corner lot with a non-conforming width. The proposed addition complies with the coverage requirements and they are only asking for a front yard setback. Mr. Bruno distributed a ‘Schematic Site Plan’ showing what could be built as of right, which was marked as Exhibit A-2.

Mr. Whitaker clarified the setbacks being proposed, asking if the front yard setback was being exacerbated. Mr. Bruno said it was not. Board members asked if the applicant would stipulate that the porch would never be screened it. They said they would not.

There were no questions from the public.

Public comment: Chris DeMarsico, 349 Fairway Road, was concerned about looking at the addition from his yard. Mr. Whitaker explained that the proposed addition is compliant in regards to the side yard setback.

Mr. Bruno made closing comments. Following Board deliberation, Mr. Papietro made a motion to approve, Mr. Lebow seconded, and the application was approved.

Resolution memorialization:         The following resolution was memorialized:

-        Wardan, 203 Spencer Place

-        Doolan, 712 Belmont Road

-        Siriac, 322 East Glen Avenue

-        Dowd, 219 Phelps Road

Discussion: 

-           Extension of variance approval for Gold, 51 N. Monroe Street – Mr. Whitaker explained that the applicant would need to make a new application as the variance expired in March, 2019.

-           Site Plan Committee report on Wall, 142 Elmsley Court – Mr. Papietro and Mr. Negrycz reviewed the landscape plan and determined that it was in compliance with the resolution. Mr. Negrycz had questions and concerns regarding the site plan which Ms. Wondergem will forward to the Engineering Department for review.

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

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       October 8, 2019