Zoning Board of Adjustment - April 12, 2016

Zoning Board of Adjustment Meeting -

April 12, 2016

Opening:

The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:30 p.m.

Present:       Chairman Torielli, Diana Ruhl, Hans-Jurgen Lehmann, Gary Negrycz, Alyssa Matthews, Sergio Alegre, Ines Bunza, Greg Brown, Jeffrey Voigt (arrived at 8:08 p.m.) Also present were Joseph Cerame, Esq., substituting for Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

The minutes from January 12, 2016 were approved as drafted.

Non-agenda items:

            Board member comments: Chairman Torielli said that due to issues of applications being submitted with missing information from the zoning charts he spoke with the Village Manager and the Construction Official about developing a standardized zoning chart.

            Members of the public comments: Marcia Ringel, 250 Ferris Place, asked the Board for advice regarding a neighboring property with a garage which has a non-conforming apartment. Ms. Ringel expressed concerns about permits being issued by the Building Department for work being done on the garage for the purpose of a home office, including an air conditioning unit which was within 10 feet of her property. Ms. Ringel asked the Board what recourse she has. The Board members asked for clarification of concerns and explained the process. Ms. Ringel stated that she considered the work being done an expansion of an existing non-conformity. Ms. Ringel said that she had no response from the Zoning Officer. Chairman Torielli advised Ms. Ringel to get something in writing from the Building Department that there has been a zoning review for 151 West End Avenue and that she has a right to appeal the decisions made by the Zoning Officer and/or the Construction Official and come to the Board.

Public hearings

Old Business:         Chairman Torielli announced that the hearing for 210 S. Broad Street LLC, 210 South Broad Street, was carried to May 10, 2016 without further notice.

New Business:

CLOTCO, INC. – An application to permit the re-building of the first floor and improvements to the façade, which will result in a floor area ratio variance and a parking variance at the Property located at 305 E. Ridgewood Avenue, Block 3613, Lot 16, in a B-1 Zone. David Rutherford entered his appearance on behalf of the applicant. Mr. Matthew Clot and Mr. John Clot were present. Mr. Rutherford described the property, formerly Harding Plaza, and explained that the applicant had applied to the Site Plan Exemption Committee and had received approval for certain improvements but that it was determined that the proposed enclosure of the existing covered landing on the East Ridgewood Avenue elevation and the construction of a covered landing on the North Maple Avenue elevation would need a floor area ratio and parking variance. Mr. Rutherford explained that the size of the space was not changing and that the use, a Jersey Mike’s Sandwich Shop, is permitted. Mr. Rutherford referred to a report from Mr. Brancheau, Village Planner, and explained that the applicant was requesting variances regarding floor area ratio and parking only. Peter Wells was sworn and accepted as a professional architect. Board members had questions regarding the changes and the existing conditions of the second and third floors. Mr. Rutherford explained that the proposed improvements will not increase the floor area but that because there is an existing nonconformity they need to request the variances. Mr. Wells testified regarding existing conditions, the history of the building and the location and the proposed improvements. Mr. Wells stated that there are no changes proposed for the second and third floors. Mr. Wells referred to the plans and described the proposed improvements.

Board members had questions regarding the signage on the plans. Board members said the plans needed to be revised to eliminate the dance studio and the dance studio signs. The Board had questions regarding the parking and how many parking spaces currently exist. Mr. Rutherford said that there are eight or nine spaces and that there are no changes proposed at this time and that the parking variance is only being requested for the 27 square feet at issue in the application. Board members expressed concern as to what the use for the vacant space will be and the parking issues at that time. There was discussion regarding the parking. Mr. Rutherford said that the applicant would eventually be going to the Planning Board for site plan approval and would address the parking issue at that time. Mr. Rutherford made closing comments. There were no questions or comments from the public.

After Board deliberation, Mr. Negrycz made a motion to approve, Mr. Lehmann seconded and all eligible members voted yes.

Discussion item:      Request for time extension for 257 Ridgewood, LLC, through August 11, 2016. The Board voted to approve the extension.

Meeting was adjourned at 8:43 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:        June 28, 2016