VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, June 27, 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:

JOSEPH & MAUREEN BARRY – An application to permit the construction of a two-story addition, front and side corner porch restoration and addition which will result in a height of 33 feet, where 30 feet is the maximum permitted; a front yard setback of 18.5

feet to the porch, where 40 feet is the minimum required; a side yard setback of 14.5 feet, where 22 feet is the minimum required; a rear yard setback of 24.4 feet to steps and 25.8 feet to basement steps, where 30 feet is the minimum required; coverage by above-grade structures of 21.2%, where 20% is the maximum permitted; gross building area of 35.5%/5,182 square feet, where 29%;4,620 square feet is the maximum permitted and coverage by improvements of 46.6%/6,800 square feet, where 40%/8,750 square feet is the maximum permitted at 180 West End Avenue, Block 2504, Lot 10 in an R-1 zone. (Continued from May 30, 2017) (Carry to July 11, 2017)

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

AGENDA – CONTINUATION                                                                          June 27, 2017

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 May 30, 2017)

ROGER SCHLICHT - An application to permit the construction of a 2-story addition which will result in a height of 34.5 feet, where 30 feet is the maximum permitted; a front yard setback of 33.5 feet at Walthery Avenue and 28.9 feet at Frederick Street, where 45 Feet is the minimum required and coverage by above-grade structures of 23.9%, where 20% is the maximum permitted at 56 Walthery Avenue, Block 3503, Lot 15, in an R-2 zone. (Continued from June 13, 2017)

JONATHAN & ERIN TAUBIN – An application to permit the construction of a covered front porch which will result in a front yard setback of 35.1 feet, where 40 feet is the minimum required for the Property located at 240 Bedford Road, Block 1313, Lot 15 in an R-1 zone. (Carried from May 30, 2017)

            New Business:

ROBERT & CRISTEN COLLINS – An application to permit a one story and 2^nd floor addition which will result in a front yard setback of 33.55 feet, where 40 feet is the minimum required; a side yard setback of 6.75 feet to the addition, where 10 feet is the minimum required; coverage by above-grade structures within 140 feet of the front lot line of 22.1%, where 20% is the maximum permitted and gross building area within 140 feet of the front lot line of 38.5%/2,695 square feet, where 34%/2,380 square feet is the maximum permitted at 543 Lotus Road, Block 4302, Lot 15, in an R-2 zone.

309 WESTGATE ASSOC. LLC/JORDAN ROSENBERG – An application to permit the construction of a new single family residence which will result in the need for variance approval for the steep slope ordinance at 309 Westgate Road, Block 2808, Lot 13, in the R-125 zone.

            Resolution memorialization:                Delaney, 331 Kensington Drive

                                                                        Roeloffs, 255 Hempstead Road

                                                                        Walsh-Fulton, 35 Ridge Road

           Discussion:      Site Plan Committee Review – Verbitsky, 32 Sherman Place

           Adjournment

BOARD OF ADJUSTMENT

Meeting Minutes

MAY 9, 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, Sergio Alegre, Ines Bunza, Jonathan Papietro and Isaac Lebow. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:         Greg Brown

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:

YOO JUNG GESSMAN – An application to permit the construction of a second story addition and a new front porch and steps which will result in a front yard setback of 27 feet to the steps and 32 feet to the porch, where 40 feet is the minimum required; coverage by above-grade structures of 21.6%, where 20% is the maximum permitted and gross building area of 35.6%, where 34% is the maximum permitted at 432 Smith Place, Block 1703, Lot 38 in the R-2 Zone. (Continued from April 11, 2017) John Musinski, architect, and Steve Gessman were present. Mr. Gessman was sworn. Mr. Musinski reviewed the variances being requested and described the revised drawings and the renderings submitted to the Board. The Board members had questions regarding the hardship. Mr. Musinski stated that due to the location of the existing house there is no space for a porch and that except for the porch, they are not increasing the footprint of the house. Board members asked if a variance would be needed if the lot was conforming and Mr. Musinski said the proposed improvements would not require a variance if lot width was conforming. Board members asked if the applicant would be willing to eliminate the shed. Mr. Musinski said that if the shed was removed the garage would not be usable for the cars. There were no questions or comments from the public. After Board deliberation Mr. Alegre made a motion to approve the application as presented, Mr. Papietro 2^nd the motion. Four members voted yes to approve, one member voted no.

New Business:

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 26.9%, where 20% is the maximum permitted; gross building area of 45.3%/5,047 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 62.4%/5,047 square feet, where 35%/3,897 square feet is the maximum permitted at 333 Spring Avenue, Block 4007, Lot 21, in the R-2 Zone. Mr. Alegre and Mr. Lebow recused themselves from this hearing. Keith and Christine Tobias were sworn. Albert Zaccone was sworn and accepted as a professional architect. Ms. Tobias introduced the application. Mr. Zaccone testified as to the existing conditions on the property and the slope and irregular shape of the lot. Mr. Zaccone described the variances being requested and the proposed improvements. Mr. Zaccone described the proposed floor plans and explained that they wanted a garage that the cars could go into. Mr. Zaccone said that the proposed improvements would not be seen from Spring Avenue as they wanted to maintain the street scape of the home. Board members had questions regarding the gross building area and what was included in the numbers. There were also questions regarding the 3rd floor. After further discussion about the number and size of the variances being requested the hearing was carried to June 13, 2017 without further notice.

MICHAEL & ELIZABETH LOVECCHIO - An application to permit the construction of one-story and two-story additions which will result in a side yard setback of 13.8 feet to the landing and 14.2 feet to the addition, where 23.3 feet is the minimum required and coverage by above-grade structures within 140 feet of the front lot line of 20.7%, where 20% is the maximum permitted at 841 Morningside Road, Block 1204, Lot 17, in an R-1 zone. Michael and Elizabeth LoVecchio were sworn and Roger Schlicht, architect, was sworn. Mr. Schlicht distributed photos that he took of the existing conditions on the property and a rendering of what was proposed. The photos (2 sheets) were marked as Exhibit A-1. Mr. Schlicht described the existing conditions on the property, the proposed improvements and the variances being requested. Mr. Schlicht explained that the lot has a deficient width. The Board members had questions about the A/C units. There were no questions or comments from the public. After Board deliberation Mr. Papietro made a motion to approve the application, Ms. Matthews seconded, and all Board members voted yes.

DAVID KLEIN – An application to permit the construction of a deck and patio which will result in a side yard setback of 8 feet to the deck, where 10 feet is the minimum required; coverage by above-grade structures within 140 feet of the front lot line of 22.45% where 20% is the maximum permitted and coverage by improvements within 140 feet of the front lot line of 56.41%, where 45% is the maximum permitted at 47 John Street, Block 3502, Lot 26, in the R-2 Zone. David and Abbie Klein were sworn. Anthony Visaggio, landscape architect, was sworn. Mr. Klein testified as to the need to replace and renovate the deck and patio area. Board members asked for clarification regarding the height of the deck. There were questions from the Board in regards to what was included in the numbers for lot coverage and the need for the patio. Board members asked if the applicant would be willing to provide additional landscaping. After further discussion regarding the accuracy of the zoning chart, the hearing was carried to May 30, 2017 without further notice.

CHRISTOPHER & STACEY LACK – An application to permit the construction of a two-story addition which will result in a building height of 33.5 feet, where 30 feet is the maximum permitted and a front yard setback of 34.5 feet to Valley View Avenue, where 40 feet is the minimum required at 130 Valley View Avenue, Block 1815, Lot 2, in an R-2 zone. Robert Spiotti, Esq., was present on behalf of the applicants. Roger Schlicht was sworn as architect. Mr. Schlicht distributed a photo packet (4 sheets) showing existing conditions and renderings of proposed improvements which was marked as Exhibit A-1. Mr. Schlicht stated that the height variance being requested was for 32.5 feet, not 33.5 feet. Mr. Schlicht described the existing conditions on the property, which is a corner lot, and the irregular lot shape as well as the topography of the property and how those hardships were the reason for the requested variances. Mr. Schlicht described the slope of the property and why the basement is not included in the gross building area. Mr. Whitaker asked for clarification of the height variance, Mr. Schlicht explained that the variance is needed in order to mimic the existing roof lines. There were no questions or comments from the public. After Board deliberation Mr. Negrycz made a motion to approve the application and Mr. Papietro seconded the motion. All members voted yes.

Resolution memorialization:       The following resolutions were memorialized:    

-       Jeffrey Morin/Hot Yoga Studio, 33 Godwin Avenue

-       MDRE Holding, LLC, 148 Prospect Street

Meeting was adjourned at 10:10 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:        June 13, 2017

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, June 13, 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:

BRENDAN WALSH & CATHERINE FULTON - An application to permit the construction of a one story vestibule addition and a deck which will result in a front yard setback of 32.25 feet to the addition, where 40 feet is the minimum required; side yard setback of 10.25 feet to the addition and 4 feet to the deck, where 18.91 feet is the minimum required; an aggregate side yard setback of 14.25 feet, where 37.82 feet is the minimum required; coverage by above grade structures of 22.54% and coverage by above-grade structures within 140 feet of the front lot line of 23.05%, where 20% is the maximum permitted at 35 Ridge Road, Block 2004, Lot 13 in an R-1 zone. (Continued from May 30, 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.

            New Business:

PETER & JENNIFER BAN - An application to permit the construction of a one-story and two-story addition which will result in front yard setbacks of 39.6 feet to Cantrell Road and 38.3 feet to Grant Street, where 50 feet is the minimum required for both for the Property located at 317 Cantrell Road, Block 2506, Lot 5 in an R-125 zone.

MARC & LINA ROELOFFS – An application to permit the construction of a one-story addition which will result in a rear yard setback of 27 feet, where 30 feet is the minimum required at 255 Hempstead Road, Block 2702, Lot 17, in an R-1 zone.

EDWARD & TARA CULLEN - An application to permit the construction of a one-story addition which will result in a side yard setback of 20.9 feet, where 31.67 feet is the minimum required and coverage by improvements of 41.01%/8,947 square feet, where 40%/8,750 square feet is the maximum permitted at 65 Park Slope, Block 2110, Lot 15, in an R-1 zone.

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.

ROGER SCHLICHT - An application to permit the construction of a 2-story addition which will result in a height of 34.5 feet, where 30 feet is the maximum permitted; a front yard setback of 33.5 feet at Walthery Avenue and 28.9 feet at Frederick Street, where 45 Feet is the minimum required and coverage by above-grade structures of 23.9%, where 20% is the maximum permitted at 56 Walthery Avenue, Block 3503, Lot 15, in an R-2 zone.

            Resolution memorialization:   

           Discussion

           Adjournment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

APRIL 25, 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:       Chairman Lehmann, Gary Negrycz, Diana Ruhl, Alyssa Matthews, Sergio Alegre, Greg Brown, Ines Bunza and Jonathan Papietro. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:         Isaac Lebow

Approval of Minutes:         The minutes from March 8, 2016, March 22, 2016 and April 11, 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:

ENID JOSEPH – An application to permit the construction of an attached garage addition which will result in a front yard setback of 15.3 feet, where 45 feet is the minimum required at 683 East Ridgewood Avenue, Block 3614, Lot 8, in an R-1 Zone. This application was continued from February 14, 2017. Ms. Joseph was present and she testified, describing the floor plan of the house and the benefit of the proposed attached garage. The Board members had questions regarding other viable options for a garage on the property. Ms. Joseph explained that this option caused the least disturbance to the property and said that this option was the safest. Board members questioned if the burden of proof had been met. There were no questions or comments from the public. While the Board members deliberated Ms. Joseph requested an adjournment. The matter was carried to May 23, 2017 with no further notice required.

New Business:

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 May 31, 2017 to May 31, 2018 at 490 Route 17, Block 4703, Lot 11, in an OB-2 zone. Judith Fairweather, Esq., was present on behalf of New Cingular Wireless. Ms. Fairweather explained that an extension of time was being requested in regards to the temporary cell tower as they were still waiting for approvals from government agencies to begin work on the permanent cell tower. A motion was made by Mr. Negrycz to approve the extension of time through January 10, 2018, Ms. Bunza seconded the motion and all members voted yes. The applicant is to continue to send monthly progress updates.

JEFFREY MORIN – An application for a use variance for the approval of a Hot Yoga studio in the B-1 Zone at 33 Godwin Avenue, Block 2205, Lots 4 & 5. Chairman Lehmann recused himself from this hearing. Charles Collins, Esq., entered his appearance on behalf of the applicant. Jeffrey Morin was sworn. Mr. Morin described the proposed use, stating that he has 4 other hot yoga studios and has been operating hot yoga studios for five years. Mr. Morin described the prior use, Pizza Fusion, which he operated in that location for more than 8years. Mr. Morin described the hours of business, staff, occupancy and parking for the prior use and for the proposed use. Mr. Morin described the hours of the yoga classes and said that there would be a maximum of 2 employees and 24 clients at each session. Mr. Morin described the parking situation, stating that there are 10 dedicated spaces and 36 shared spaces in the rear parking lot as well as street parking. The Board members had questions regarding the number of classes and the length of the classes and what time the studio would open and close. Mr. Morin stated that the studio would be closed in between classes. The Board had questions regarding the parking.

Lisa Phillips was sworn and accepted as a Professional Planner. Ms. Phillips testified regarding the proposed use compared with what is permitted for this location. Ms. Phillips stated that there is nothing detrimental about the proposed use and that there are other yoga and dance studios in town in a B-1 zone district which do not provide parking. Ms. Phillips stated that this site is suited to the proposed use. Ms. Phillips displayed photos, which were marked as Exhibit A-1 of the existing conditions on the property. The Board members asked where this use would be permitted and Ms. Morin said in the B-2 zone, which is across the street from the subject property, and the C zone. Mr. Whitaker asked if the applicant would want to carry the hearing until the Village Planner was available, Mr. Collins said he wanted to proceed. There were no questions or comments from the public.

The Board members asked Mr. Morin about signage. Mr. Morin stipulated that any signage will comply with Village code.

Mr. Alegre made a motion to approve the application with the stipulation that the dumpster in the rear will be removed and that the hours on Saturday and Sunday would be no greater than from 8:30 a.m. to 4:00 p.m. Ms. Ruhl seconded the motion and all members voted yes.

Resolution memorialization:       The following resolutions were memorialized:     -   Warren, 162 Hope Street

-       Berry, 460 Summit Street

-       Sahin, 555 Emker Terrace

-       Sebestyan, 967 Hillcrest Road

-       Li, 425 Smith Place      

Meeting was adjourned at 9:44 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:        May 30, 2017