VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, October 10, 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:

MICHAEL CONIFF & AMY DOMBACH – An application for additions which will result in variances for front yard setback, side yard setbacks and coverage by improvements within 140 feet of front lot line at 215 Kenilworth Road, Block 4303, Lot 36 in the R-2 zone. (Continued from August 22, 2017) (Carried from September 26, 2017)(Carry to November 14, 2017)

JONATHAN & KRISTIN MCLELLAN – An application for an addition which will result in variances for coverage by above-grade structures and gross building area at 612 Wyndemere Avenue, Block 3503, Lot 2, in an R-2 Zone. (Continued from August 8, 2017)(Carried from September 12, 2017)(Carry to November 14, 2017)

AGENDA – CONTINUATION                                                               October 10, 2017

MICHAEL & TARA SARACENO – An application to construct a covered patio which will result in a variance for maximum coverage by above-grade structures within 140 feet of the front lot line of 23.52%, where 20% is the maximum permitted. The applicant also proposes to widen the driveway which will result in a variance request for a driveway width of 20.2 feet where 16 feet is the maximum permitted at 285 South Pleasant Avenue, Block 4307, Lot 29, in the R-2 Zone. (Continued from July 11, 2017) (Carried from September 26, 2017)

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 34.05%/4,326 square feet, where 32%/4,060 square feet is the maximum permitted and 34.33%/4,326 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. (Continued from September 12, 2017)

            New Business:

VILLA RESTAURANT GROUP d/b/a OFFICE TAVERN GRILL – An application to install a sign with a message height of 30 inches, where 16 inches is the maximum permitted at 32 Chestnut Street, Block 3804, Lot 6.01, in the B-1 Zone.

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 September 26, 2017)

JOSE PUELL – An application to permit the construction of an addition to the existing structure which will result in a front yard setback of 37.12 feet where 40 feet is required; 27.3% coverage by above grade structures of 27.3%, where 20% is the maximum permitted, and where 23.38% is existing for the property located at 671 Newcomb Road, Block 4505, Lot 13, in the R-2 Zone.

            Resolution memorialization:          657 Ridgewood LLC

           Discussion

           Adjournment

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 AGENDA

Tuesday, September 26, 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:

PANICO – A request that the approval of variances for the property located at 152 Valley View Avenue be extended for a period of one year, through September 22, 2018.

MICHAEL CONIFF & AMY DOMBACH – An application to construct a front covered porch, front walkway, rear covered entry and 1-story and second story addtiions which will result in a front yard setback of 18.5 feet, where 40 veet is the minimum required; a side yard setback of 3.8 feet and 9.6 feet, where 10 feet is the minimum required; a combined side yard setback of 13.4 feet, where 16.5 feet is the minimum required and coverage by improvements within 140 feet of the front lot line of 47.2%, where 45% is the maximum permitted at 215 Kenilworth Road, Block 4303, Lot 36 in the R-2 zone. (Cont. from August 22, 2017) Carry to October 10, 2017)

AGENDA – CONTINUATION                                                              September 26, 2017

MICHAEL & TARA SARACENO – An application to construct a covered patio which will result in a variance for maximum coverage by above-grade structures within 140 feet of the front lot line of 24.1%, where 20% is the maximum permitted. The applicant also proposes to widen the driveway which will result in a variance request for a driveway width of 20.2 feet where 16 feet is the maximum permitted at 285 South Pleasant Avenue, Block 4307, Lot 29, in the R-2 Zone. (Continued from July 11, 2017) (Carry to October 10, 2017)

657 RIDGEWOOD LLC – An application for amended preliminary and final site plan approval with use and bulk variances in order to construct a quick service restaurant with drive-thru service and gasoline refueling operation at 657 Franklin Turnpike, Block 4703, Lot 14, in an OB-2 zone. (Continued from August 29, 2017)

            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. (Carry to October 10, 2017)

            Resolution memorialization:          DCosta and Menezes, 520 Upper Blvd.

           Discussion

           Adjournment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

AUGUST 22, 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 (8:00 p.m.), Gary Negrycz, Diana Ruhl, Greg Brown, Jonathan Papietro and Isaac Lebow. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent: Alyssa Matthews, Ines Bunza

Minutes:        The minutes from July 11, 2017; July 25, 2017 and August 8, 2017 were adopted as drafted.

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:

PATRICK HIGGINS – An application to permit renovation of existing barn, pool installation and associated patio and bar area which will result in accessory building height of 30.08 feet, where 15 feet is the maximum permitted; coverage by improvements of 40.36%, and coverage by improvements within 140 feet of the front lot line of 41.34%, where 35% is the maximum permitted for both; coverage by above-grade structures of 30.65%, where 20% is the maximum permitted; gross building area for accessory structures of 4.92%, where 4% is the maximum permitted and a freestanding wall in the front yard of 3.8 feet, where 2 feet is the maximum height permitted at 33 North Pleasant Avenue, Block 3507, Lots 23.01 and 23.02, in an R-1 zone. (Continued from July 25, 2017) Sergio Alegre is recused from this hearing. Spencer Rothwell, Esq., recapped from the July 25 hearing and referred to his letter to the Board regarding the turf, which was dated August 21, 2017 and marked as Exhibit A-7. There was no further testimony. The Board members had questions regarding the justification for a C(2) variance. Dr. Higgins addressed the matter of public benefit. After some discussion, the applicant agreed to bifurcate the application. The hearing was closed. The Board deliberated on the variance regarding the height of the wall. Mr. Negrycz made a motion to approve, Mr. Lebow seconded, and the application regarding the height of the height of the freestanding wall in the front yard was approved. Following Board deliberation regarding the remainder of the variances, Mr. Negrycz made a motion to deny, Mr. Papietro seconded, and all eligible members voted yes to deny the application.

Sergio Alegre arrives at 8:08 p.m.

Chairman Lehmann announced that the MICHAEL & TARA SARACENO, 285 South Pleasant Avenue, application was carried to September 26, 2017 without further notice and the MICHAEL & BARBARA JASNOSZ, 699 Wellington Road, application was carried to September 12, 2017.

New Business:

JAMES & EMILY BOSHART – An application to construct a 2-story addition, enlarge an existing 1-story garage, front covered portico and covered side entry which will result in a height of 38.7 feet, where 30 feet is the maximum permitted; side yard setback of 14.8 feet to step, 16.8 feet to portico, 17 feet to the house on left side and 16.7 feet to the house on the right side, where 20 feet is the minimum required; gross building area within 200 feet of the front lot line of 27.9%/5,580 square feet, where 24%/4,800 square feet is the maximum permitted at 296 Mountain Avenue, Block 2606, Lot 4 in the R-125 zone. Greg Brown recused himself from this hearing. Roger Schlicht, architect, was sworn and Mr. and Mrs. Boshart were present and sworn. Mr. Schlicht distributed a three page photo packet which was marked as Exhibit A-1. Mr. Schlicht described the existing conditions, the proposed improvements and the variances being requested. Mr. Schlicht explained that the hardship is due to the non-conforming width of the lot and deficient lot area. Mr. Boshart testified regarding the existing low ceiling in the garage. Board members had questions regarding whether or not variances would be needed if the lot were conforming. There were questions from Board members regarding the height variance and the driveway width by the garage. The applicant stipulated that they would eliminate the portion of the driveway to the left of the garage. There were no questions from the public. Martin Walker, 114 Cottage Place, commented that the Board needs to enforce the zoning ordinances that we have. Barry Atkinson, 297 Mountain Avenue, spoke in support of the application. Susan Hong, 286 Mountain Avenue, supported 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 revised plans be submitted to the site plan committee, Ms. Ruhl seconded, and the application was approved five to two.

MICHAEL CONIFF & AMY DOMBACH – An application to construct a front covered porch, front walkway, rear covered entry and 1-story and second story addtiions which will result in a front yard setback of 18.5 feet, where 40 veet is the minimum required; a side yard setback of 3.8 feet and 9.6 feet, where 10 feet is the minimum required; a combined side yard setback of 13.4 feet, where 16.5 feet is the minimum required and coverage by improvements within 140 feet of the front lot line of 47.2%, where 45% is the maximum permitted at 215 Kenilworth Road, Block 4303, Lot 36 in the R-2 zone. Isaac Lebow and Greg Brown recused themselves from this hearing. Roger Schlicht, architect, was sworn and Michael Coniff was present and sworn. Mr. Schlicht distributed a photo packet which was marked as Exhibit A-1. Mr. Schlicht testified as to the proposed improvements and the existing non-conforming conditions. Mr. Schlicht explained that the hardships are due to the existing location of the house and the deficient lot width and lot area. Board members had questions regarding the porch and if it will be in line with others in the neighborhood. Board members had concerns about the side yard setback. The hearing was carried to September 26 without further notice.

Discussion: There was Board discussion in regards to appointing a subcommittee of the Zoning Board to make recommendations to the Master Plan subcommittee of the Planning Board. Mr. Whitaker explained that this committee would be advisory only. Vice chairman Alegre will head up the subcommittee, and he appointed Diana Ruhl and Gary Negrycz.

Meeting was adjourned at 9:45 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:        September 12, 2017

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 AGENDA

Tuesday, September 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:           August 22, 2017

Non-agenda items:

            Board member comments

            Members of the public comments

Public hearings

            Old Business:

JONATHAN & KRISTIN MCLELLAN – An application to permit the construction of an addition which will result in coverage by above grade structures of 23.1% and coverage by above-grade structures within 140 feet of the front lot line of 24.8%, where 20% is permitted for both; gross building area of36%/2,716 square feet, where 35%/2,635 square feet is the maximum permitted and gross building area within 140 feet of the front lot line of 38.8%/2,716 square feet, where 35%/2,450 square feet is the maximum permitted at 612 Wyndemere Avenue, Block 3503, Lot 2, in an R-2 Zone. (Continued from August 8, 2017)

AGENDA – CONTINUATION                                                              September 12, 2017

            New Business:

309 WESTGATE ASSOC. LLC/JORDAN ROSENBERG – An appeal requesting: (a) the Board’s interpretation whether the Applicant is exempt from the steep Slope Requirements; or (b) seeking variance relief from the Steep Slope ordinance for proposed construction of a new single family residence at 309 Westgate Road, Block 2808, Lot 13, in the R-125 zone. (Carried from July 25, 2017)(Carried to October 24, 2017)

SHAWN & DIANNE O’BRIEN – An application to permit an addition, deck and driveway expansion which will result in coverage by above-grade structures within 140 feet of the front lot line of 23.28%, where 20% is the maximum permitted; coverage by improvements within 140 feet of the front lot line of 50.4%, where 45% is the maximum permitted at 338 South Irving Street, Block 4105, Lot 13, in an R-2 Zone. (To be carried to January, 2018 with new notice)

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.

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.

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.

            Resolution memorialization:         

           Discussion

           Adjournment