VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 AGENDA

Tuesday, January 9, 2018

Village Hall Court Room – 7:30 P.M.

 Call to order

Pledge of Allegiance

Statement required by the Open Public Meeting Act “Adequate notice of this meeting has been provided by a posting on the bulletin board in the Village Hall, by mail to the Ridgewood News, The Record and by submission to all persons entitled to same as provided by law of a schedule including date and time of this meeting”.

Please note: A curfew of 11:00 PM is strictly adhered to by the Zoning Board of Adjustment of the Village of Ridgewood. No new matter involving an Applicant will be started after 10:30 PM. At 10:00 PM the Chairman will make a determination and advise Applicants as to whether they will be heard. If an Applicant cannot be heard because of the lateness of the hour, the matter will be carried over to a future meeting to be determined by the Board at 10:00 PM.

Roll call

Approval of minutes:          

Non-agenda items:

            Board member comments

            Members of the public comments

Public hearings

            Old Business:

RICHARD PURINGTON & ANN DICKINSON – An application to permit the construction of an addition which will result in a front yard setback of 31 feet, where 50 feet is the minimum required at 151 Grant Street, Block 2502, Lot 6, in an R-125 Zone. (Continued from November 28, 2017)

            New Business:

SERENDIPITY LABS – An application to permit office use on the first floor where it is not permitted at 45 N. Broad Street, Block 3804, Lot 23, in the B-1 Zone. (Carried from November 28, 2018)

AGENDA – CONTINUATION                   Pg. 2                                  January 9, 2018

DONNA NEILEY – An application to permit the construction of a new 11' x 21' detached single car garage structure to replace previously demolished detached single car garage structure which will result in side yard setbacks of 3.26 feet and 2.6 feet, where 5 feet is required and rear yard setbacks of 3.7 feet and 2.8 feet where 5 feet is required at 660 Linwood Avenue, Block 3404, Lot 4, in the R-2 Zone.

FRANK & ROSEMARY HILLMAN – An application to permit the to construct a new front landing and stairs which will result in a front yard setback of +/- 14 inches, where 40 feet is required; coverage by above-grade structures of 37.72%, where 25% is the maximum permitted; coverage by improvements of 67.54%, where 45% is the maximum permitted at 233 South Broad Street, Block 3902, Lot 8, in the R-3 Zone.

JOHN & ASHLEY FRANCHINA – An application to permit the construction of a rear porch/deck, replace an existing non-conforming front open porch and the enlargement of same, and install a new walkway from the driveway to the proposed front porch which will result in a front yard setback of 43 feet, where 45 feet is required; coverage by above-grade structures of 24.3%, where 20% is the maximum permitted; coverage by above grade structures w/in 140 feet of the front lot line of 26%/2,513 square feet, where 20%/1,932 square feet is the maximum permitted; coverage by improvements of 39.5%, where 35% is the maximum permitted; coverage by improvements w/in 140 feet of the front lot line of 40.4%, where 35% maximum permitted; Gross Building Area of 36.6%, where 34% is the maximum permitted and Gross Building Area w/in 140 feet of front lot line of 39.2%, where 34% is the maximum permitted at 208 North Walnut Street, Block 2002, Lot 9, in the R-2 Zone.

ROBERT & VERONICA OTTEN – An application to permit the construction of a full second floor, and an addition to the rear, along with the construction of a new front porch and steps, along with a new patio, entry platform and steps in the rear of the home which will result in a front yard setback of 22.5 feet, where 40 feet is required; side yard setback of 4.1 feet, where 10 feet is required; coverage by above-grade structures of 28.2%, where 20% is the maximum permitted; coverage by improvements of 50.6%/3,061 square feet, where 45%/2,721 square feet is the maximum permitted and setback to patio of less than 10 feet at 426 Jackson Terrace, Block 1704, Lot 18, in the R-2 Zone.

MICHAEL & ELLEN McKENNA – An application to permit the construction of a one-story rear addition, rear entry steps and walkway and second story addition which will result in coverage by above-grade structures of 22.9%, where 20% is the maximum permitted and coverage by above-grade structures within 140 feet of the front lot line of 23.4% where 20% is the maximum permitted at 416 Colonial Road, Block 3609, Lot 3, in the R-2 Zone.

AGENDA – CONTINUATION                   Pg. 3                                 January 9, 2018

            Resolution memorialization:          New Cingular Wireless PCS LLC

                                                                        657 Ridgewood LLC – Landscape plan

                                                                        Hekimian, 255 N. Walnut St.        

           Discussion

           Adjournment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

SEPTEMBER 12, 2017

 Opening:

The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:35 p.m.

Present:       Hans Lehmann, Sergio Alegre, Diana Ruhl, Alyssa Matthews (8:05PM), Greg Brown, Ines Bunza, and Jonathan Papietro. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:         Isaac Lebow, Gary Negrycz

Chairman Lehmann announced the following:

McClellan, 612 Wyndemere Avenue, carried to October 10, 2017.

309 Westgate Assoc. LLC, carried to October 24, 2017.

O’Brien, 338 S. Irving, carried to January 2018 with new notice.

Approval of minutes – The minutes from August 22, 2017 were approved.

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:

New Business:

MICHAEL & BARBARA JASNOSZ – An application to permit a second floor addition and one story addition which will result in a side yard setback of 15.8 feet where 17.76 feet is the minimum required; gross building area of 35.2%/4,472 square feet, where 32%/4,060 square feet is the maximum permitted and 35.49%/4,472 square feet within 140 feet of the front lot line, where 32%/4,060 square feet is the maximum permitted at 699 Wellington Road, Block 1307, Lot 12, in the R-1 zone. David Rutherford, Esq., entered his appearance on behalf of the applicants and gave a brief overview of the proposed improvements and the variances being requested. Jose Carballo was sworn and accepted as a professional architect. Mr. Carballo testified regarding the architectural drawings revised to 8/30/17. The Board members had questions regarding the amount of additional impervious coverage and the side yard setback. Board members expressed concern regarding the mass of the left side elevation. Mr. Rutherford said that the applicant wants to address the Board’s concerns and the hearing was carried to October 10, 2017 without further notice.

WILLIAM & WYLIE VAN NESS – An application to permit an addition and detached garage which will result in a height of 35 feet, where 30 feet is the maximum permitted; front yard setback of 24.3 feet, where 40 feet is the minimum required; side yard setback of 19.7 feet, where 23.3 feet is the minimum required; coverage by above-grade structures within 140 feet of the front lot line of 21.9%, where 20% is the maximum permitted; gross building area within 140 feet of the front lot line of 5,000 square feet, where 4,600 square feet is the maximum permitted at 321 Bedford Road, Block 1311, Lot 6, in the R-1 zone. Greg Brown recused himself from this hearing. Roger Schlicht was sworn and accepted as a professional architect. William VanNess, the homeowner, was sworn and Lenny DiTomasso was sworn and accepted as a professional landscape architect. Mr. VanNess made some introductory comments. Mr. Schlicht testified as to the existing conditions and what is proposed and the variances being requested. A packet with a section of the tax map, 2 pages of photos, a setback diagram and a rectangular lot diagram, prepared by Mr. Schlicht was distributed and entered as Exhibit A-1. Mr. Schlicht testified that the variances were due to the lot conditions and slope as well as the irregular lot shape. Board members had questions regarding the dormers, the area of the attic that is over 7 feet in height and the height of house.

Len DiTomasso, landscape architect, distributed renderings of the proposed improvements and a landscape plan and testified as to what was proposed regarding the landscape and the planting and screening. There were no questions from the Board or the public.

Andrew Ahlborn, 313 Bedford Street, made a statement in support of the application.

Mr. Schlicht made closing comments and the hearing was closed. Following Board deliberation, Mr. Papietro made a motion to approve with the stipulation that the landscaping is extended along the garage, Ms. Matthews seconded, and the application was approved.

DINESH DCOSTA & GAYLE MENEZES – An application to permit a first floor and second addition which will result in a front yard setback of 34.3 feet on Upper Boulevard, where 40 feet is the minimum required and 38.5 feet on Barrington Road, where 45 feet is the minimum required, and a rear yard setback of 24.8 feet, where 30 feet is the minimum required at 520 Upper Boulevard, Block 1507, Lot 3, in the R-2 zone. Dinesh DCosta was sworn. Rocco Orlando was sworn and accepted as a professional architect. Mr. Orlando stated that he made an adjustment in the zoning information to reflect that the site is a corner lot and distributed the revised chart which was marked as Exhibit A-1. Mr. Whitaker asked about the combined side yard setback number on the revised zoning chart and a correction was made. Mr. Orlando distributed photos of the existing conditions on the property taken from various locations. The photos were marked as Exhibits A-2, A-3 and A-4. Mr. Orlando described the existing conditions on the property and what is proposed. A rendering showing an optional front elevation was distributed and marked as Exhibit A-5. Board members had questions regarding the side yard setbacks and which front elevation is being proposed. Mr. DCosta stated that the one shown on Exhibit A-5 would be preferred. There were no public questions or comments and the hearing was closed. Following Board deliberation Mr. Alegre made a motion to approve, Ms. Ruhl seconded, and the application was approved.

Resolution memorialization:       The following resolutions were memorialized:

-       Boshart, 296 Mountain Avenue

-       Higgins, 33 North Pleasant Avenue

Discussion: Mr. Whitaker said that the Whispering Woods hearing regarding 657 Ridgewood LLC would be continuing at the next meeting and that will be the last opportunity for the Board to make a decision or the court will push forward for a hearing. The Board members were reminded that any discussion about any hearing needs to take place in a public forum.

Meeting was adjourned at 9:58 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:        December 12, 2017

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 AGENDA

Tuesday, December 12, 2017

Village Hall Court Room – 7:30 P.M.

Call to order

Pledge of Allegiance

Statement required by the Open Public Meeting Act “Adequate notice of this meeting has been provided by a posting on the bulletin board in the Village Hall, by mail to the Ridgewood News, The Record and by submission to all persons entitled to same as provided by law of a schedule including date and time of this meeting”.

Please note: A curfew of 11:00 PM is strictly adhered to by the Zoning Board of Adjustment of the Village of Ridgewood. No new matter involving an Applicant will be started after 10:30 PM. At 10:00 PM the Chairman will make a determination and advise Applicants as to whether they will be heard. If an Applicant cannot be heard because of the lateness of the hour, the matter will be carried over to a future meeting to be determined by the Board at 10:00 PM.

Roll call

Approval of minutes:           September 12, 2107

Non-agenda items:

            Board member comments

            Members of the public comments

Public hearings

            Old Business:

657 RIDGEWOOD LLC – Review revised landscape plan as per Resolution, at 657 Franklin Turnpike, Block 4703, Lot 14, in an OB-2 zone.

            NEW CINGULAR WIRELESS PCS, LLC – An application to amend the Resolution approving a temporary 75 foot pole with antennas at the top and related equipment at the base of the pole to extend the time of removal from January 10, 2018 to June 30, 2018 at 490 Route 17, Block 4703, Lot 11, in an OB-2 zone.

309 WESTGATE ASSOCIATES, LLC - An application to permit the construction of a new single family residence on a nonconforming lot located upon a steep slope

at 309 Westgate Road, Block 2808, Lot13, in an R-125 zone. (Continued from October 24, 2017)

AGENDA – CONTINUATION                                                              December 12, 2017

            New Business:

KIM HEKIMIAN – An application to permit a second floor addition and stone patio which will result in a front yard setback of 34.7 feet to the porch, where 40 feet is required and a side yard setback of 6.5 feet, where 10 feet is required at 255 North Walnut Street, Block 1920, Lot 1, in an R-2 zone.

            Resolution memorialization:          Kleimann, 224 S. Van Dien

                                                                        Licitra/Douglass, 584 Cliff Street

           Discussion

           Adjournment

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, November 28, 2017

Village Hall Court Room – 7:30 P.M.

Call to order

Pledge of Allegiance

Statement required by the Open Public Meeting Act “Adequate notice of this meeting has been provided by a posting on the bulletin board in the Village Hall, by mail to the Ridgewood News, The Record and by submission to all persons entitled to same as provided by law of a schedule including date and time of this meeting”.

Please note: A curfew of 11:00 PM is strictly adhered to by the Zoning Board of Adjustment of the Village of Ridgewood. No new matter involving an Applicant will be started after 10:30 PM. At 10:00 PM the Chairman will make a determination and advise Applicants as to whether they will be heard. If an Applicant cannot be heard because of the lateness of the hour, the matter will be carried over to a future meeting to be determined by the Board at 10:00 PM.

Roll call

Approval of minutes:          

Non-agenda items:

            Board member comments

            Members of the public comments

Public hearings

            Old Business:

            New Business:

RICHARD PURINGTON & ANN DICKINSON – An application to permit the construction of an addition which will result in a front yard setback of 31 feet, where 50 feet is the minimum required at 151 Grant Street, Block 2502, Lot 6, in an R-125 Zone. (Carried from October 10, 2017)

PRASAD/SRIVASTAVA – An application to permit landscape improvements, including a new patio and roofed patio, and other features, as well as an addition to a freestanding garage, which will result in coverage by above-grade structures of 22.18% within 140 feet of the front lot line, where 20% is permitted; coverage by improvements of 50.2% of the lot area, where 40% is permitted; coverage by improvements of 54.8% within 140 feet of the front lot line, where 40% is permitted at 140 North Maple Avenue, Block 2012, Lot 5, in the R-1 Zone. (Carried from November 14, 2017)

AGENDA – CONTINUATION                                                              November 28, 2017

LICITRA/DOUGLASS – An application to permit the construction of a covered porch which will result in a front yard setback of 21'-2" where 40' is required at 584 Cliff Street, Block 1509, Lot 4, in the R-2 Zone. (Carried from November 14, 2017)

JEREMY KLEIMANN – An application to permit the razing and replacement of a 2.5 story addition, the construction of a one-story mudroom addition and a rear-yard patio, which will result in coverage by above-grade structures within 140 feet of the front lot line of 22.69%, where 20% is the maximum permitted at 224 S. Van Dien Avenue, Block 4015, Lot 7, in the R-2 Zone.

SERENDIPITY LABS – An application to permit office use on the first floor where it is not permitted at 45 N. Broad Street, Block 3804, Lot 23, in the B-1 Zone.

            Resolution memorialization:          CONIFF/DOMBACH – 215 Kenilworth Road

           Discussion

           Adjournment