20191022 Zoning Board of Adjustment Minutes
VILLAGE OF RIDGEWOOD
BOARD OF ADJUSTMENT
Meeting Minutes
October 22, 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.
Oath of Office was taken by Daniel Perlman, Alternate 1 member.
Present: Sergio Alegre, Greg Brown, Diana Ruhl, Isaac Lebow, Jonathan Papietro, Matthew Bandelt and Daniel Perlman. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.
Absent: 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:
BRETT & CAITLIN WORMSER - An application to permit the construction of a front portico, second floor addition and one story addition which will result in a front yard setback of 18.9 feet to the steps and 25.23 feet to the addition, where 45 feet is required; side yard setbacks of 12.7 feet to the attic and 12.26 feet to the 2nd floor addition on the left, 13.8 feet to the 2nd floor addition and 14.6 feet to the attic addition on the right, where 20 feet is required; coverage by above grade structures within 140 feet of the front lot line of 20.3%, where 20% is permitted and distance between house and garage of 8.2 feet to the steps and 10.2 feet to the landing at 415 Arden Court, Block 4106, Lot 22, in the R-1 Zone. (Continued from September 24, 2019 without further notice) Roger Schlicht, architect, was sworn. Brett and Caitlin Wormser, homeowners, were sworn. Mr. Schlicht testified as to the revisions made according to the drawings he prepared, revised to 10/11/19. Mr. Schlicht explained that they would not be moving the garage, which created an additional variance as the garage is not 12 feet from the dwelling. Mr. Schlicht reviewed the variances being sought and the setbacks. Board members had questions about the stairs and the roof. Mr. Schlicht explained that they tried to make it as efficient as possible. Board members asked about the size of the rooms and the elevations. Board members asked about the trees, which the applicant said were not being removed. There were no questions or comments from the public. Mr. Schlicht made closing remarks.
Following Board deliberation, Mr. Brown made a motion to approve, Mr. Alegre seconded and the application was approved with four yes votes and two votes against.
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 20.45% on the whole lot and 24.74% within 140 feet of the front lot line, where 20% is permitted; coverage by improvements within 140 feet of the front lot line of 46.11%/3.228 square feet, where 45%/3,150 square feet is permitted; gross building area within 140 feet of the front lot line of 39.61%/2,773 square feet, where 35%/3,450 square feet is permitted at 236 Lakeview Drive, Block 2508, Lot 5, in the R-2 Zone. (Continued from September 24, 2019 without further notice) John Veteri, Esq., was present and gave a brief overview of the prior meeting and the revisions. Thomas Canzani was sworn and his credentials as a licensed architect accepted. Mr. Canzani testified as to the revisions and the reduction to the driveway at the rear of the house and at the rear of the property by the garage and that the shed would be demolished. Mr. Canzani displayed a chart, which was marked as Exhibit A-2, which compared the numbers from the original plans to what is now being proposed.
Board members asked if there were any changes to the addition to the house. Mr. Canzani said there were not. Board members asked for a breakdown on the gross building area. Mr. Canzani explained that the high ceilings in the front of the house increased the gross building area and Board members said that it still added to the volume.
Charles Olivo was sworn and his credentials as a professional planner accepted. Mr. Olivo displayed an aerial exhibit of the neighborhood, marked as Exhibit A-3, and testified as to the lot and the hardship due to the narrow site. Mr. Olivo showed how other homes in the area do not comply with the code. Mr. Olivo testified regarding hardship and said that what is being proposed has no negative impact and that the applicant is seeking to use the existing structure with a modest addition to the rear of the home, while eliminating an unused structure.
Board members asked about the public good and commented that they would like to see a reduction in what is being proposed. There were no questions or comments from the public. Following Board discussion, the hearing was carried to November 26, 2019 without further notice.
New Business:
ASK PROPERTY GROUP, LLC – An application to convert the Cape Cod-style home to a two-story Colonial-style home and to construct a rear-yard deck which will result in a front yard setback of 38.6 feet where 40 feet is required; a side yard setback of 9.5 feet, where 10 feet is required and a rear yard setback of 20 feet, where 30 feet is required at 448 Berkshire Road, Block 4508, Lot 15, in the R-2 Zone. Mr. Alegre and Mr. Lebow recused themselves from this hearing. David Rutherford, Esq., entered his appearance and made introductory remarks. Edwin Sherman was sworn and his credentials as a licensed architect accepted. Mr. Sherman testified regarding the existing conditions on the property and the irregularly shaped lot. Mr. Sherman explained that they were proposing to add a second story without expanding the existing footprint. The attic will have pull-down stairs and not have a height of more than 5.5 feet. A photo packet was distributed, and marked as Exhibit A-1. Mr. Sherman testified regarding the photos and the front yard setbacks of other homes in the neighborhood. The front yard setback variance is due to the proposed second floor cantilever.
Board members asked about the proposed deck and Mr. Rutherford said that the deck is being eliminated from the plans and a code compliant landing is proposed. There were no questions or comments from the public. Following Board deliberation Ms. Ruhl made a motion to approve, Mr. Bandelt seconded, and the application was approved with the condition that a revised plan would be submitted with the deck eliminated and a landing added. All eligible members voted yes to approve the application.
Resolution memorialization: The following resolutions were memorialized:
- Caruso, 177 Katherine Road
- Desciak, 33 Barrington Road
- Wagh, 285 Midvale Street
- Brennan, 205 Katherine Road
Discussion: Proposals received from Traffic Engineer RFP – Mr. Papietro reviewed and compared the Traffic Engineer Consultant proposals received by the Board. Following Board discussion as to the various proposals, the Board voted to recommend Boswell Engineering.
The meeting was adjourned at 10:00 p.m.
Minutes submitted by: Jane Wondergem, Board Secretary
Date Approved: November 12
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