VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, August 22, 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:           July 11, 2017; July 25, 2017; August 8, 2017

Non-agenda items:

            Board member comments

            Members of the public comments

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)

AGENDA – CONTINUATION                                                                August 22, 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)

            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.

MICHAEL & BARBARA JASNOSZ – An application to construct a second story addition and one-story addition which will result in side yard setback, gross building area within 140 feet fo the front lot line; gross building area over the entire lot at 699 Wellington Road, Block 1307, Lot 12, in the R-1 zone. (Carry to September 12, 2017)

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.

            Resolution memorialization:         

           Discussion

           Adjournment

AGENDA

Tuesday, August 8, 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:

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 September 12, 2017)

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%,

AGENDA – CONTINUATION                                                                August 8, 2017

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.

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 miminum required at 151 Grant Street, Block 2502, Lot 6, in an R-125 Zone.

            Resolution memorialization:          Penda, 834 Auburn Avenue

                                                                        Alepa, 325 Stilwell Place   

           Discussion

           Adjournment

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, July 25, 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:

CHRISTOPHER ALEPA – An application to permit the construction of one-story and two-story and second story additions and a garage addition and reconstruction which will result in a front yard setback of 31.2 feet to the addition, where 40 feet is the minimum required; a side yard setback of 7.1 feet to the one-story addition under the covered porch, and 7.25 feet to the reconstructed garage, where 10 feet is the minimum required; an aggregate side yard setback of 14.35 feet, where 18.81 feet is the minimum required; coverage by above-grade structures of 21.5% and coverage by above-grade structures of 31.4% within 140 feet of the front lot line, where 20% is the maximum permitted; gross building area within 140 feet of the front lot line of 3,491.5 square feet/44%, where 2,540.4 square feet/32% is the maximum permitted at 325 Stilwell Place, Block 4103, Lot 13 in an R-2 zone. (Continued from June 27, 2017)

AGENDA – CONTINUATION                                                                July 25, 2017

KEITH & CHRISTINE TOBIAS – An application to permit the construction of an attached garage, two-story addition and front vestibule which will result in a building height of 34.17 feet, where 30 feet is the maximum permitted; a front yard setback of 33.75 feet to the vestibule, where 40 feet is the minimum required; coverage by above-grade structures within 140 feet of the front lot line of 26.3%, where 20% is the maximum permitted; gross building area of 32.3%/3,591 square feet, where 32%/3,563 square feet is the maximum permitted and gross building area within 140 feet of the front lot line of 44.4%/3,591 square feet, where 35%/2,833 square feet is the maximum permitted at 333 Spring Avenue, Block 4007, Lot 21, in the R-2 Zone. (Continued from June 13, 2017)(Carried from July 11, 2017)

New 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. (Carried from July 11, 2017)

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 June 27, 2017)

PATRICE PENDA – An application to permit the construction of a second story addition which will result in a front yard setback of 37 feet where 40 feet is the minimum required and a side yard setback of 9.5 feet and 16.33 feet where 20 feet is the minimum required at 834 Auburn Avenue, Block 5002, Lot 6, in an R-1 zone.

            Resolution memorialization:         

           Discussion

           Adjournment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

JANUARY 10, 2017

 Opening:

The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:40 p.m.

 Present:       Chairman Lehmann, Gary Negrycz, Diana Ruhl, Alyssa Matthews, Ines Bunza, Greg Brown, Jonathan Papietro and Isaac Lebow. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

 Absent:         Sergio Alegre

 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:

EDWIN FERNANDO GUERRERO – An application to permit the construction of a two story single family dwelling on an existing foundation and deck which will result in Gross Building Area of 37.2%/3,421.92 square feet, where 34%/3,360 square feet is the maximum permitted. The proposed construction was previously granted variances for a side yard setback of 16.2 feet, where 19.8 feet is the minimum required and coverage by above-grade structures within 140 feet of the front lot line of 24.3% where 20% is the maximum permitted at 322 Van Emburgh Avenue, Block 4805, Lot 9, in an R-1 zone. (Continued from December 13, 2016) Ms. Matthews recused herself from this hearing. Mr. and Mrs. Guerrero were present and previously sworn. Mr. Guerrero described the changes in the plans which were revised to December 19, 2016, explaining the reduction in the gross building area from 40% to 37.2 %, where 34% is the maximum permitted. There were no questions from the Board. There were no questions or comments from the public. After Board deliberation Ms. Ruhl made a motion to approve the revised plans and Mr. Brown seconded the motion, all eligible members voted yes to approve.

New Business:

Chairman Lehmann announced that the Ray Sahin, 555 Emker Terrace, application was carried to February 14, 2017 without further notice.

EDWARD & MARGARET McCORMICK – An application to permit the construction of a two-story addition and a new covered front porch which will result in a side-yard setback of 15.6 feet, where 19.33 feet is the minimum required; coverage by above-grade structures within 140 feet of the front lot line of 21.2%, where 20% is the maximum permitted and gross building area within 140 feet of the front lot line of 31%, where 29% is the maximum permitted at 227 Fairmount Road, Block 1601, Lot 28, in an R-1 Zone. Ms. Ruhl recused herself from this hearing. David Rutherford, Esq. entered his appearance. Mr. McCormick was present and sworn. Jordan Rosenberg, architect, was sworn. Mr. Rosenberg testified regarding the existing conditions on the property and explained what is proposed. Mr. Rosenberg distributed photos of existing conditions, which were marked A-1a, A-1b and A-1c. Mr. Rosenberg distributed photos of other homes in the neighborhood which were marked as A-2a thru A-2g. Mr. Rosenberg stated that the applicant went to the Historic Preservation Commission and they recommended approval. Mr. Rosenberg described the variances being requested. Board members had questions regarding the existing vegetation. Mr. McCormick stated that the vegetation will remain and would be replaced if damaged. Board members asked about the impact of the addition to the neighbors and Mr. Rosenberg stated that the neighbor’s property is lower and there is not a direct line of sight to the applicant’s dwelling. The Board asked for clarification regarding hardship and Mr. Rutherford explained that the variances should be approved based upon the fact that there is an existing structure that creates limitations upon expansion and there is no negative impact. The Board members had questions regarding the attic space and if a one story addition would be possible. There were no questions or comments from the public. Mr. Rutherford made closing comments and the hearing was closed. After Board deliberation Ms. Bunza made a motion to approve the application, Mr. Papietro seconded the motion and the application was approved, 5 yes votes to 2 no votes.

MARCUS & SONIA WILLIAMS – An application to permit the construction of a deck which will result in a rear yard of 22 feet where 30 feet is the minimum required and would result in total coverage by above grade structures of 21.6% where 20% is the maximum permitted at 261 Midvale Street, Block 2311 Lot 13 in an R-2 zone. Marcus Williams was sworn and testified regarding the condition of the existing deck and the proposed changes. Board members asked about the rear yard setback. Mr. Williams explained that the rear yard setback would not be exacerbated. There were no questions or comments from the public. Following Board deliberation Mr. Negrycz made a motion to approve the application, Ms. Ruhl seconded the motion, and all Board members voted yes to approve.

            JAMES & SHARON ROBERTSON – An application to permit the construction of a single-family home which will result in a building height of 30.7 feet, where 30 feet is the maximum permitted; side yard setbacks of 15 feet on each side, where 20.47 feet is the minimum required; gross building area within 140 feet of the front lot line of 34.6%/3,640 square feet, where 32%/3,360 square feet is the maximum permitted at 233 Beechwood Road, Block 1812, Lot 22, in an R-1 zone. David Rutherford, Esq. entered his appearance. James and Sharon Robertson were present. Mr. Rutherford stated that the existing dwelling was to be demolished and a new single family dwelling was proposed. Mr. Rutherford explained that they had received a report from the Village Engineer and had addressed any concerns in that report. Jordan Rosenberg was sworn and accepted as a professional architect. Mr. Rosenberg testified regarding the existing conditions on the property and described the style of homes in the neighborhood. A copy of a portion of the tax map was distributed and marked as Exhibit A-1, a photo of various homes in the neighborhood was marked as Exhibit A-2 and a photo of the existing dwelling on the property was marked as Exhibit A-3. Mr. Rosenberg described the proposed new dwelling and explained the variances being requested. Mr. Rosenberg explained that the existing two-story structure in the rear of the yard is a squash court. Mr. Rosenberg displayed a photo board, marked as Exhibit A-4, showing how the proposed dwelling would fit in the neighborhood. Board members had questions about the gross building area and if the basement should be included. Mr. Rosenberg explained that more than 50% of the basement is below grade. Board members asked about the height variance and Mr. Rosenberg stated that the slope of the property created the need for the height variance.

            Jason and Jamie Rosenfeld, 239 Beechwood Road, asked the architect asked about the side yard setback variance and the height variance. Mr. Rosenberg said that the proposed house will be set back further than the existing house and that the height of the proposed dwelling is substantially less than Mr. Rosenfeld’s house. Mr. Rosenfeld had questions regarding the squash court, construction and coverage.

            Sean McClellan was sworn and accepted as a professional engineer. Mr. McLellan testified regarding the site plan, describing the slope of the property and the challenge to minimize the height variance. Mr. McLellan described the proposed retaining wall. Mr. McLellan displayed a drawing which compares the peak elevations of the houses on either side of the subject property, which was marked as Exhibit A-5. Mr. McLellan addressed any concerns from the Village Engineer’s memorandum. Mr. McLellan explained how they would comply with the Village’s stormwater ordinance. Mr. Whitaker asked for clarification regarding the retaining wall. Board members had questions regarding the wall and landscaping. There were no questions from the public. Robert Zeller, 227 Beechwood Road, spoke in support of the application. Anthony Bravo, 226 Beechwood Road, spoke in support of the application.

            Mr. Rutherford made closing comments and the hearing was closed. Following Board deliberation Mr. Lebow made a motion to approve the application with the condition that a landscape plan is submitted, Ms. Ruhl seconded the motion and all members voted yes to approve.

Discussion items:  Chairman Lehmann mentioned the monthly update which was distributed to the Board from Judith Fairweather, dated January 6, 2017, regarding the cell tower on Franklin Turnpike. There was Board discussion regarding the State Historic Preservation Office getting involved in the approval process.

Resolution memorialization:       Mr. Whitaker stated that the Maroulis, 181 Mountain Avenue, resolution would not be memorialized until a question regarding the driveway width was resolved. The following resolutions were memorialized:    

• Lubkemann, 475 Fairway Rd.
• Sands, 339 Spring Ave. – ext. of time
• Finn, 932 Glenview Rd.
• Joseph, 683 E. Ridgewood Ave.
• Tzoulafis, 426 Colonial Rd.
• Kleinknecht, 235 Dayton St
• Ventura/Joachim, 247 Walthery Ave.
• O’Shea, 305 Wastena Terr.

Meeting was adjourned at 10:10 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:        July 11, 2017