20190924 Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

September 24, 2019

Opening:

The regular public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:45 p.m.

Present:       Sergio Alegre, Diana Ruhl, Isaac Lebow, Jonathan Papietro and Matthew Bandelt. Also present were Ben Cascio, Esq., substituting for Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Greg Brown, Gary Negrycz

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

Old Business:

Chairman Alegre announced that the Desciak, 33 Barrington Road application was carried to October 8, 2019, with no further notice. 

New Business:

BRETT & CAITLIN WORMSER - An application to permit the construction of a front portico, second floor addition, one story addition and relocation of garage which will result in a front yard setback of 19.9 feet to the steps and 25.23 feet to the addition, where 45 feet is required; side yard setbacks of 12.26 feet to the attic and 12.8 feet to the one story addition on the left, 13.8 feet to the 2^nd floor addition and 16.4 feet tot eh attic addition on the right, where 20 feet is required; coverage by above grade structures within 140 feet of the front lot line of 21.4%, where 20% is permitted; garage side yard setback of 2.79 feet, where 5 feet is required at 415 Arden Court, Block 4106, Lot 22, in the R-1 Zone. Brett and Caitlin Wormser were sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Wormser distributed a photo packet which was marked as Exhibit A-1 and testified regarding the photos.

Mr. Schlicht testified regarding the existing conditions on the property and the drawings he prepared. Mr. Schlicht described the proposed floor plans and testified regarding the necessity of moving the garage and why it could not conform to the code. Board members had questions regarding the placement of the garage and asked why it could not be situated five feet from the property line. Mr. Schlicht explained that it would be difficult to get vehicles into the garage if it was moved to the right. Board members asked about the necessity of the size of the proposed mudroom.

Mr. Schlicht continued his testimony regarding the proposed variances and explained that due to the narrowness of the lot, anything they propose will create a variance. Board members asked about the left side yard setback and how it would impact the neighbors. Mr. Schlicht referred to the photos and explained that there were trees between the houses. Board members were concerned about the height of the house.

There were no questions or comments from the public. The hearing was carried to October 22, 2019 without further notice.

JOSEPH CARLONE – An application to permit the construction of a new roof on the existing garage which will result in an expansion/alteration of a non-conforming structure at 897 Best Court, Block 5003, Lot 18, in the R-1 Zone. Joseph Carlone, homeowner, was sworn and testified regarding the proposed roof on the existing non-conforming garage stating that the existing structure is in disrepair, mismatched and leaking. Board members asked if there would be storage above the garage and Mr. Carlone said there would not be any storage area. There were no questions or comments from the public. Following Board deliberation, Mr. Bandelt made a motion to approve the application as presented, Mr. Papietro seconded, and the application was approved.

STEPHEN & ALISON FENECH – An application to permit the construction of an  addition and covered porch which will result in a front yard setback of 21.1 feet to the addition, where 40 feet is required; a side yard setback of 8.4 feet, where 10 feet is required; coverage by above grade structures of 21.05% on the whole lot and 25.11% within 140 feet of the front lot line, where 20% is permitted; coverage by improvements on the whole lot of 47.16%, where 40% is permitted and 53.7% within 140 feet of the front lot line, where 45%/3,150 square feet is permitted; gross building area within 140 feet of the front lot line of 40.34%/2,824 square feet, where 35%/3,450 square feet is permitted at 236 Lakeview Drive, Block 2508, Lot 5, in the R-2 Zone. John Veteri, Esq., entered his appearance on behalf of the applicant and made opening remarks, stating that the homeowners were currently out of the country. Mr. Veteri gave a description of the property and the need for the addition and the variances being sought.

Christopher Canzani, who designed the plans, but is not a licensed architect, was sworn. Mr. Canzani described the proposed addition and the floor plans. Board members asked about the second floor plan. Mr. Canzani explained that the ceiling in the front of the house was 18 feet and the space was included in the gross building area calculations. Mr. Canzani described the proposed elevations. Board members asked about the attic space. Board members asked about the hardship, which Mr. Canzani said was the narrowness of the lot. Board members suggested that rather than having the high open ceiling area, the space could be used for bedrooms and to reduce the size of the addition. Board members asked about the size and necessity of the driveway.

Following Board discussion, the application was carried to October 22, 2019 without further notice.

The meeting was adjourned at 10:00 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       November 12, 2019