VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT AGENDA

Tuesday, August 9, 2016

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:           June 28, 2016

Non-agenda items:

            Board member comments

            Members of the public comments

Public hearings

            Old Business:

CHANGLONG HUNG – An application to widen the driveway which will result in a driveway width of 21 feet where 12 feet is the maximum permitted at 235 Brookside Avenue, Block 4107, Lot 8, in an R-2 Zone. (Continued from June 14, 2016)

VERIZON WIRELESS, 6 S. MONROE – Whispering Woods hearing – Proposed wireless communications facility amended to provide that antennas be placed inside of the existing steeple behind RF friendly material.

            New Business:

McHUGH – An application to permit the construction of a second floor addition which will result in Gross Building Area within 140 feet of the front lot line of 36.4%/3,823 square feet where 32%/4,060 square feet is the maximum permitted at 624 Shelton Road, Block 3308, Lot 4, in an R-2 zone. (Carried from June 14, 2016)

EXQUITY REALTY, LLC – An application for the construction a second floor addition and open portico over the existing front landing and steps which will result in a front yard setback of 30.76 feet to the addition and 27.76 feet to the portico, where 40 feet is the minimum required; a rear yard setback of 14.71 feet, where 30 feet is the minimum required and 7.34 feet to the accessory structure, where 12 feet is the minimum required at 499 Berkshire Road, Block 4602, Lot 9, in an R-2 zone.

HUTCHINSON – An application to permit the construction of a first floor addition and roof deck with mudroom below which will result in a side yard setback of 15.5 feet, where 22 feet is the minimum required. The applicant also proposes to infill the existing open covered porch with interior garage extension and to construct exterior stairs which will result in a side yard setback of .2 inches where 5 feet is the minimum required and gross building area of a detached accessory structure of 7.5%/1,300 square feet where 6%/962 square feet is the maximum permitted. The proposed improvement is an expansion of the structure which contains a non-conforming use at 130 West Ridgewood Avenue, Block 2201, Lot 7 in an R-1 Zone.

            Resolution memorialization:         

           Discussion

           Adjournment

Village of Ridgewood - Board of Adjustment - June 28, 2016

Opening:

The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:37 p.m.

Present:       Chairman Torielli, Hans-Jurgen Lehmann, Jeffrey Voigt, Gary Negrycz, Alyssa Matthews, Sergio Alegre, Ines Bunza and Greg Brown. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:         Diana Ruhl, Sergio Alegre

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

Non-agenda items:

            Board member comments: Chairman Torielli announced that this would be his last meeting as he was resigning from the Zoning Board and going to the Planning Board.

            Jeffrey Voigt resigned from the Zoning Board as he is a newly elected Councilman.

            Members of the public comments: There were no comments at this time.

Public hearings

Chairman Torielli announced that the following applicants were being carried without further notice:

Kurt Hedden, 24 Ethelbert Place, Block 2209, Lot 10, was carried to July 26, 2016.

210 S. Broad Street, LLC, Block 3905, Lot 7, was carried to August 23, 2016.

David and Jamee Lubkemann, 475 Fairway Road, was carried to July 26, 2016.

Old Business:        

GLOBAL SIGNAL ACQUISITIONS II, LLC, NEW CINGULAR WIRELESS PCS, LLC (AT&T), NEW YORK SMSA LIMITED PARTNERSHIP d/b/a VERIZON WIRELESS, SPRINT SPECTRUM REALTY COMPANY, L.P. and T-MOBIL NORTHEAST LLC – An application to replace the existing 120’ tower with a 130’ tree pole with a total height of 135’ and equipment at the base of the tower which

will result in conditional use variances for side yard setbacks, rear yard setbacks, tree pole height variance, and side yard setback variance for the equipment at 601 Franklin Turnpike, Block 4703, Lot 17, in an OB-2 zone. (Cont. from May 24, 2016). Judith Fairweather entered her appearance on behalf of the applicant and referred to the site plan, revised to June 15, 2016. Board members asked questions regarding comments in Mr. Brancheau’s report and Ms. Fairweather

explained that she spoke with Mr. Brancheau and referred to Mr. Brancheau’s memo dated June 28, 2016. Board members asked for clarification of the proposed changes.

Diane Haderthauer, 470 Albin Court, asked how many rows of antennas would be on the tower. The applicant said there would be four rows. Ms. Haderthauer asked if the Historic Preservation Commission saw this application. Ms. Fairweather said that both the town HPC and the state HPC had seen the plans. Ms. Haderthauer asked what uses were permitted in an OB-2 zone. Chairman Torielli read the uses listed in the Village Code.

Mr. Whitaker asked Ms. Fairweather if they had received any comments or approval from the State Historic Preservation Office. Ms. Fairweather said that their approval would be contingent on the structure approved by the Board.

Diane Haderthauer, 470 Albin Court, was sworn and commented that this Board is deliberate, detail-oriented and hard-working. Ms. Haderthauer asked that the Board consider this application carefully and see the negative impact on the homes in the area and ask for modification of what is proposed.

The hearing was closed. After Board deliberation Mr. Whitaker gave the Board an outline for decision making in regards to the condition use and the conditions being violated, and that a decision needs to be made regarding the type of tower.

Mr. Negrycz made a motion to approve the cell tower as a mono-tree, stipulating that the chain link fence will be plank on plank, and additional plantings are not necessary. Mr. Lehmann seconded the motion and six members voted yes to approve and one member voted no.

New Business:

JEFFREY AND MELISSA BRODSKY – An application to permit the construction of a second story addition which will result in a front yard setback of 20.2 feet on Collingwood Place, where 45 feet is the minimum required at 405 Fairway Road, Block 3602, Lot 25 in an R-2 zone. Chairman Torielli recused himself from this hearing. Vincent Graziano was sworn and his credentials as a professional architect were accepted. Jeffrey Brodsky was present and was sworn. Mr. Graziano described the existing conditions and what is proposed and the variances being requested. Mr. Graziano explained that the hardship is that it is a corner property and there is an existing front yard setback nonconformity, but

that they are not increasing the footprint of the home. There were no questions from the Board or the public. After Board deliberation Mr. Lehmann made a motion to approve, Ms. Bunza seconded, and after a roll call and five votes to approve, and one vote not to approve, the application was approved.

JOHN HOFMAN – An application to permit the construction of one and two story and second floor additions which will result in a building height of 32 feet, where 30 feet is the maximum permitted; coverage by above-grade structures of 21.6%, where 20% is the maximum permitted and coverage by above-grade structures within 140 feet of the front lot line of 21.3%, where 20% is the maximum permitted at 426 Overbrook Road, Block 3612, Lot 4, in an R-2 Zone. Roger Schlicht was sworn and his credentials accepted as a professional architect. Mr. Hofman was present and sworn. Mr. Schlicht described the property and the existing conditions and made modifications in the numbers on the zoning chart. Mr. Schlicht distributed two pages of photos of the subject property and neighboring properties which were marked as Exhibit A-1. Mr. Schlicht described the proposed improvements and explained that by removing the existing patio and pool they are decreasing the improved lot coverage. Mr. Schlicht explained the proposed variances and the hardships. The Board members asked for clarification of the numbers on the zoning table. There were no questions from the public. Jeff Feagles, 432 Overbrook Lane, was sworn and spoke in support of the application. William Horne, 420 Overbrook Lane, was sworn and spoke in support of the application. After Board deliberation Mr. Voigt made a motion to approve, Ms. Bunza seconded, and all members voted yes to approve.

BRENDAN AND KATIE RIGLER – An application to permit the construction of a second story addition and installation of a central air conditioning condenser which will result in a side yard setback of 9.4 feet to the addition and 5.75 feet to the condenser, where 10 feet is the minimum required at 467 South Pleasant Avenue, Block 4601, Lot 12, in an R-2 Zone. Mr. and Mrs. Rigler were present and sworn. Mr.Rigler distributed a packet of photos of the subject property and neighboring properties. Also in the packet was a letter from the next door neighbor which Mr. Whitaker explained was not permitted as part of the record as he was not present. Mrs. Rigler explained the photos and the proposed improvements and the variances being requested. Mr. Rigler explained that the addition was not going to further encroach on the side yard setback and that the side yard setback of the house where the condenser is proposed is at 10 feet from the side yard. The Board members asked about screening for the condenser. Mr. Rigler stated that the condenser would be screened by shrubs and a fence. Sang Lee, 471 S. Pleasant Avenue, asked about a tree between his lot and the subject property and the fence being installed. Mr. Rigler described the proposed fence and the landscaping. After Board deliberation Mr. Negrycz made a motion to approve the application, Mr. Voigt seconded, and all members voted yes to approve.

Resolution memorialization:       The following resolutions were memorialized:     -         Finning, 220 Avondale Road

                                    -           Toner, 305 Brookmere Court

                                    -           Hung, 235 Brookside Avenue (Addition only)   

Discussion item:    Mr. Whitaker said that the resolution previously adopted by the Board regarding the Flynn residence, 18 South Hillside Drive, has been modified in regards to the driveway.

Mr. Lehmann expressed his thanks to Joel Torielli and Jeff Voigt for their time on the Board.

Meeting was adjourned at 9:42 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved

BOARD OF ADJUSTMENT

AMENDMENT TO MEETING SCHEDULE

CANCELLED: AUGUST 30, 2016

In accordance with the provisions of the "Open Public Meetings Act," please be advised that the BOARD OF ADJUSTMENT public meeting for TUESDAY, AUGUST 30, 2016 in the VILLAGE HALL COURT ROOM, 4^th Floor, 131 NORTH MAPLE AVENUE, RIDGEWOOD, NJ beginning at 7:30 p.m. has been cancelled.

The next regular meeting will be held on September 13, 2016 at 7:30 p.m. in the Village Hall Courtroom, 4^th Floor, 131 North Maple Avenue, Ridgewood, NJ.

            All meetings of the Ridgewood Board of Adjustment (i.e., official public meetings, work session meetings, pre-meeting assemblies and special meetings) are public meetings which are always open to members of the general public.

cc:        ZB Members

Ridgewood News*

The Record*

Village Clerk

            Village Bulletin Board

            Village Website

*Note:This is not for publication in the legal ad section. It is a general announcement.

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, August 23, 2016

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

Discussion:   Franco, 143 Circle Avenue – revised site plan

Public hearings

            Old Business:

CHANGLONG HUNG – An application to widen the driveway which will result in a driveway width of 21 feet where 12 feet is the maximum permitted at 235 Brookside Avenue, Block 4107, Lot 8, in an R-2 Zone. (Continued from June 14, 2016) (Carried from August 9, 2016)

VERIZON WIRELESS, 6 S. MONROE – Whispering Woods hearing – Proposed wireless communications facility amended to provide that antennas be placed inside of the existing steeple behind RF friendly material. (Carried from August 9, 2016)

AGENDA – CONTINUATION                               pg. 2                           August 23, 2016

210 S. Broad Street LLC - An application to permit development for a medical office building which will result in side yard setbacks varying between 0 feet and 12 feet, where 0 feet or 12 feet is required; a floor area ratio of 54%, where 45% is the maximum permitted; coverage by improvements of 94%, where 90% is the maximum permitted; maximum illumination level at residential boundary of 0.5 to 1.0 foot-candle, where 0.1 foot-candle is allowed; 8 parking spaces proposed, where 30 parking spaces is minimum required; setback for parking area from side and rear lot lines varying from 0 feet to 4.5 feet, where 5 feet is the minimum required and setback for driveway from residential zone of 0 feet, where 10 feet is the minimum required at 210 South Broad Street, Block 3905, Lot 7, in a B-2 zone. (Continued from February 9, 2016) (Carried from June 28, 2016)

            New Business:

MARCIA RINGEL – an appeal to the Zoning Board of Adjustment of the Village of Ridgewood from the order, determination, or decision by the Building Department made in January, February, March and May, 2016 granting building permits to the homeowners, of 151 West End Avenue to permitting construction of a home office and guest quarters within the detached garage located on said property                   Block 2511, Lot 1, in an R110 Zone for the reason that appellant alleges error in the order, requirement or decision or refusal of said Administrative Officer violates Village ordinances relating to non-conforming structures, non-conforming uses, and abandonment of use.         

            Resolution memorialization:         

           Discussion

           Adjournment