VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

June 25, 2019

Opening:

The regular public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:50 p.m.

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Alyssa Matthews, Jonathan Papietro and Matthew Bandelt. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Diana Ruhl, Isaac Lebow, Ines Bunza

Approval of Minutes:       The minutes from April 23, 2019 and April 30, 2019 were adopted.

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

Chairman Alegre announced that the Bartley and Cynthia O’Dwyer, 301 Hamilton Road, application was carried to July 23, 2019 without further notice and the Ed and Kristine Desciak, 33 Barrington Road, was carried to July 9, 2019 without further notice.

Old Business:

ANGELA SIRIAC – An application to enclose a portion of the rear deck, extend the existing deck and construct a front entryway which will result in a front yard seback of 36.8 feet, where 44.4 feet is required and coverage by above-grade structures within 140 feet of the front lot line of 26.64%, where 20% is permitted at 322 E. Glen Avenue, Block 3202, Lot 3, in the R-2 Zone. (Continued from April 30, 2019 and carried from June 11, 2019 without further notice) John Russo, Esq., entered his appearance on behalf of the applicant. Angela Siriac, homeowner, was sworn and testified as to the enclosing the deck and extending the deck. Ms. Siriac stated that she is not going to construct the front entryway, therefore the front yard setback variance is eliminated. Board members asked about the hardship. Mr. Russo commented that the lot is deep and narrow. Board members expressed concern that the existing coverage is over what was previously approved. Mr. Russo said that the applicant would consider decreasing the size of the deck. There were no questions or comments from the public. The hearing was carried to August 13, 2019 without further notice.

MARTIN PIND – An application to permit the expansion of a deck which will result in coverage by above-grade structures of 22.7%, and coverage by above-grade structures within 140 feet of the front lot line of 24.3%, where 20% is permitted at 325 Wastena Terrace, Block 1907, Lot 20, in the R-2 Zone. (Carried from June 11, 2019 without further notice) Martin Pind, homeowner, was sworn and testified as to what was proposed. Board members asked about the hardship as the lot size is compliant. There was discussion as to how the coverage was already in excess of what is permitted. There were no questions or comments from the public. Following Board deliberation, Mr. Brown made a motion to deny, Ms. Matthews seconded, and the application was denied.

TERENCE ROBINSON & WILLIAM HALL – An application to renovate and update the interior and exterior of the existing detached carriage house/garage and to renovate, update and expand the second floor guest suite of the carriage house, which will result in a use variance for an apartment over the garage and the expansion or alteration of a nonconforming structure or use at 151 West End Avenue, Block 2511, Lot 1, in the R-110 Zone. (Continued from April 23, 2019) Steven Ross, Esq., was present on behalf of the applicants. Richard Brovarone, Esq., was present on behalf of Marcia Ringel, the objector.

Joanne Reissner, 141 West End Avenue, was sworn. Ms. Reissner testified in support of the application stating that the apartment over the garage had been used as an apartment in the past. Board members asked if Ms. Reissner would support the application if it were to be rented out. Ms. Reissner said it was to be used as an extension of the living quarters, not as a rental.

Thomas Peay, III, 295 Ferris Place, was sworn and testified in support of the application stating that up until the last couple years, the apartment had been used. Mr. Brovarone asked if usage of the apartment had been continuous, and Mr. Peay said it was to his knowledge. Board members asked who would be using the apartment.

Alan Weitzman was sworn and his credentials as a professional planner accepted. Mr. Weitzman testified regarding the property and location of the carriage house. Mr. Weitzman testified that there was no zoning prior to 1941. Mr. Weitzman distributed and testified regarding a pamphlet entitled ‘Carriage Houses of Ridgewood’ which he prepared, stating that what the applicants propose is smaller than most.

Mr. Brovarone cross examined Mr. Weitzman, asking about the use variance, explaining how it is detrimental to his client, and why the Board should grant it. Mr. Brovarone asked if carriage houses or garages with apartments were addressed in the master plan review, or if this is a permitted use in the ordinance. Mr. Weitzman stated it was an existing use. Mr. Brovarone asked if the carriage house could be renovated without variances.

Mr. Ross followed up asking if the benefits outweighed the detriment. Mr. Weitzman testified that the proposed project would be an improvement to the property and the neighborhood.

Mr. Whitaker clarified that Mr. Weitzman established that the building was built prior to Ridgewood Code but not if the facilities in the living space above the garage existed at that time. Mr. Whitaker explained to the Board that the height variance being requested is for a ‘C’ variance, not a ‘D’ variance, as it is for an accessory building.

Mr. Ross presented census information and there was discussion that the document should have been presented earlier. The document was marked as Exhibit A-1 6/25/19.

Terence Robinson, the homeowner, was previously sworn and testified as to the census report, which he states shows that people were living in the carriage house in the 1930’s. Mr. Robinson testified regarding the plumbing fixtures.

Marcia Ringel, 250 Ferris Place, was sworn and testified as to the proximity of her house to the subject property. Ms. Ringel described her home and how the proposed improvements will negatively affect her quality of life. Ms. Ringel stated her home was built in 1917. Ms. Ringel stated that she is not opposed to the garage being renovated, but it did not need to be bigger.

Mr. Ross asked if Ms. Ringel made specific requests of the applicants regarding the garage. Ms. Ringel stated she did make suggestions because of the proximity to her home. Mr. Ross asked how the proposed work would impact her and if she had signed an affidavit that she would not object and that the garage had been used as an apartment. She said she had signed the affidavit and she regretted doing that.

Board members asked Ms. Ringel about her knowledge of people living in the apartment as per other witness’s testimony. Ms. Ringel said that people lived there over the years but it was intermittent, not constant. Board members asked if she objected to the use of the structure if there was no addition to it. Ms. Ringel stated she did not want someone to live there.

There were no questions or comments from the public. The hearing was closed, and the application carried to September 10, 2019 for Board deliberation and vote.

Resolution memorialization:         The following resolutions were memorialized:

-        Wall, 142 Elmsley Court

-        Gondris, 30 S. Murray Avenue

Meeting was adjourned at 11:11 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       August 13, 2019

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

June 11, 2019

Opening:

The regular public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:50 p.m.

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Jonathan Papietro, Isaac Lebow and Matthew Bandelt. Also present were Ben Cascio, Esq., substituting for Bruce Whitaker, Esq., Board Attorney; Christopher Rutishauser, Village Engineer; Brigette Bogart, Village Engineer and Jane Wondergem, Board Secretary.

Absent:        Diana Ruhl, Alyssa Matthews, Ines Bunza

Approval of Minutes:       The minutes from April 9, 2019 were adopted.

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

Chairman Alegre announced that the Angela Siriac, 322 E. Glen Avenue, and the Martin Pind, 325 Wastena Terrace, applications were carried to June 25, 2019 without further notice.

Old Business:

CHRIS & MELISSA BRENNAN – An application to permit the construction of a second floor addition over the existing garage which will result in a gross building area for total lot of 33.2%/4,324 square feet, where 32%/4,060 square feet is permitted and gross building area within 140 feet of the front lot line of 41.5%/4,324 square feet, where 34%/3,360 square feet is permitted at 205 Katherine Road, Block 2302, Lot 7, in the R-2 Zone. (Continued from May 14, 2019) Isaac Lebow recused himself from this hearing. Following Board discussion, the applicant asked to have the hearing carried until there would be more Board members present. The hearing was carried to July 9, 2019 without further notice.

JEFFREY & ERIN KATZ – An application to permit the construction of a 2-story rear addition and front portico which will result in a front yard setback of 37.5 feet, where 40 feet is required; side yard setback of 15.1 feet to fireplace, 17 feet to addition and 16.73 feet to roof where 18 feet is required; coverage by above-grade structures of 21.2% and coverage by above grade structures within 140 feet of the front lot line of 22.7%, where 20% is permitted at 706 Belmont Road, Block 1304, Lot 11, in the R-1 Zone. (Continued from May 28, 2019) Mr. Lebow recused himself from this hearing. Roger Schlicht, architect, was previously sworn. Erin Katz, homeowner, was sworn. Mr. Schlicht testified as to the plans, revised to May 31, 2019 and marked as Exhibit A-2. Mr. Schlicht explained the revisions and reductions made in response to the Board comments, stating that the gross building area variance was eliminated. Board members asked if the applicant was committed to addressing the drainage issues. The applicant agreed to the containment of water. There were no questions from the public.

Public comment: Daniel Kletter, 711 Parsons Road, submitted a letter requesting a containment tank be installed. Mr. Schlicht described how they would contain the water.

Following Board deliberation, Mr. Brown made a motion to approve with the conditions stated and Mr. Papietro seconded. The application was approved.

New Business:

CHRISTIAN WALL – An application to permit construction of a single family home, driveway, walkways, patios, pool and pool house which will result in gross building area within 200 feet of the front lot line of 142 Elmsley Court, Block 2104, Lot 3.07, in the R-125 Zone. (Carried from May 28, 2019) David Rutherford, Esq., entered his appearance on behalf of the applicant and made opening remarks. The following exhibits were marked: Exhibit A-1, the Plot Plan; Exhibit A-2, the Slope Plan; and Exhibit A-3, the architectural plans. Thomas Stearns was sworn and his credentials as a professional engineer accepted.

Brigette Bogart, Village Planner, addressed the completeness issues.

Mr. Stearns testified regarding the property and topography and zoning table for the proposed improvements stating that the only variance being requested is for gross building area within 200 feet of the front lot line. Mr. Stearns testified as to the soil movement calculations, steep slope issues and drainage calculations. Board members had questions regarding the trees and landscaping. Mr. Rutishauser said that most of his concerns were addressed by the engineer and that he would prepare a soil moving permit resolution for the Council if the application is approved. Mr Rutishauser asked about what was proposed between the house and the pool area. Mr. Stearns stated that it would remain open at this point. Mr. Rutishauser said that additional walkway may trigger a variance for impervious coverage. Board members had further questions about the drainage which were answered by Mr. Rutishauser and Mr. Stearns.

Mr. Rutishauser and Ms. Bogart were sworn.

Ms. Bogart asked that trees be identified by size and species on the landscape plan.

There were no questions from the public for Mr. Stearns.

Colin McCabe was sworn and his credentials as an architect design consultant accepted. Mr. McCabe testified regarding the floor plans and the elevations of the proposed home. Board members asked about the hardship. There were no questions or comments from the public.

Mr. Rutherford made closing remarks and addressed the hardship, being the topography and the need to access the driveway, and the narrowness of the lot.

Mr. Rutishauser and Ms. Bogart stated that their concerns had been addressed.

Following Board deliberation Mr. Alegre made a motion to approve the variance fro gross building area, the variance for steep slope disturbance, and to recommend to Council to approve the major soil removal permit with the conditions that a landscape plan is provided to the Site Plan Committee and that the completeness issues are addressed. Mr. Bandelt seconded, and the application was approved.

STEVE & GISELLE STILES – An application to permit one story and two story additions which will result in a front yard setback of 39.7 feet on Eastern Court and 12 feet on Pershing Avenue, where 40 feet is required; coverage by above-grade structures of 23.4% and coverage by above-grade structures within 140 feet of the front lot line of 24.9%; gross building area of 38%/3,707.25 square feet and 41.1%/3,707.25 square feet, where 45% is permitted at 674 Eastern Court, Block 3505, Lot 19, in the R-2 Zone. Steve Stiles were sworn. John Halsey was sworn and his credentials as a licensed architect accepted.  Mr. Stiles introduced the application. Mr. Halsey testified as to the proposed additions and the floor plan and the elevations. Mr. Halsey explained the variances being requested. Board members asked that Mr. Halsey break down the coverage by improvements. Board members asked about the amount of square footage being added to the house and the need for two driveways. Board members asked about drainage issues. After Board discussion the hearing was carried to July 9, 2019 without further notice.

ALEXANDER & CAROLYN GONDRIS – An application to permit the construction of two low-level wooden decks in the front yard, where a deck is not permitted at 30 South Murray Avenue, Block 2402, Lot 5, in the R-110 Zone. Alexander and Carolyn Gondris were sworn. Mr. Gondris distributed a packet entitled ‘Garden Design for 30 S Murray Ave’, which was marked as Exhibit A-1. Mr. Gondris testified by going through the packet. Board members asked if the existing trees would be disturbed. Mr. Gondris said not. Board members asked that a landscape plan be submitted for review by the Site Plan Committee. There were no questions or comments from the public. Following Board deliberation, Mr. Negrycz made a motion to approve, Mr. Lebow seconded, and the application was approved.

Resolution memorialization:         The following resolutions were memorialized:

-        Ward, 756 East Ridgewood Avenue

-        Kwon, 537 Lynn Street

-        Stephan, 733 Hillcrest Road

Discussion:  There was Board discussion regarding the upcoming reorganizational meeting on July 9, 2019.

Meeting was adjourned at 10:52 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       August 13, 2019

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, August 13, 2019

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 11, 2019; June 25, 2019; July 23, 2019

Non-agenda items:

          Board member comments

          Members of the public comments

Public hearings

          Old Business:

ED & KRISTINE DESCIAK – An application to permit the construction of a rear one-story addition which will result in a rear yard setback of 24.5 feet, where 30 feet is required; coverage by above-grade structures 33 Barrington Road, Block 1501, Lot 8, in the R-2 Zone. (Carry to September 10, 2019 without further notice)

NEIL & KATHERINE DOOLAN – An application to permit the construction of a rear 2-story addition which will result in a side yard setback of 11.2 feet on the left side and 10.3 feet on the right side, where 19.3 feet is required; combined side yard setback of 20.5 feet, where 24.75 feet is required; and coverage by above-grade structures within 140 feet of the front lot line of 21.2%, where 20% is permitted at 712 Belmont Road, Block 1304, Lot 10, in the R-1 Zone. (Continued from July 23, 2019 without further notice)

AGENDA – CONTINUATION                                                         August 13, 2019

ANGELA SIRIAC – An application to enclose a portion of the rear deck, extend the existing deck and construct a front entryway which will result in a front yard seback of

36.8 feet, where 44.4 feet is required and coverage by above-grade structures within

140 feet of the front lot line of 26.64%, where 20% is permitted at 322 E. Glen Avenue, Block 3202, Lot 3, in the R-2 Zone. (Continued from June 25, 2019 without further notice)

BARTLEY & CYNTHIA O’DWYER – An application to permit the construction of a two-story addition to the rear of the home, new front porch and step, new driveway, an entrance to the home from the driveway, new rear landing and step, a new patio and a new exterior stair leading to the basement which will result in side yard setbacks of 11.3 feet and 11.9 feet, where 19.5 feet is required; combined side yard setback of 23.2 feet,

where 24.75 feet is required; coverage by above grade structures within 140 feet of the front lot line of 20.4%, where 20% is permitted; gross building area of 33.3%/3,747 square feet and gross building area within 140 feet of the front lot line of 35.7%/3,747 square feet where 32% is permitted at 301 Hamilton Road, Block 1205, Lot 13, in the R-1 Zone. (Continued from July 23, 2019 without further notice)

          New Business:

LEE & THOMAS WARDAN – An application to widen driveway and existing curb cut which will result in a driveway width of 25 feet, where 14 feet is permitted at 203 Spencer Place, Block 2301, Lot 5, in the R-2 Zone.

BRIAN & NORA DOWD – An application to permit the construction of a rear 2½ story addition which will result in a building height of 33.5 feet, where 30 feet is permitted; side yard setbacks of 12.1 feet to steps and 17.7 feet to the addition, where 22.33 feet is required; coverage by above grade structures within 140 feet of the front lot line of 20.2%, where 20% is permitted; and coverage by improvements within 140 feet of the front lot line of 41.2%/6,452 square feet, where 40%/6,160 square feet is permitted at 87 Madison Place, Block 2111, Lot 8, in the R-1 Zone.

          Resolution memorialization:         Strauss, 231 Pearsall Avenue

          Discussion:   Site Plan Review Committee report on Stiles, 674 Eastern Court

          Adjournment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

JULY 9, 2019

Opening:

The reorganization meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:42 p.m.

REORGANIZATION:

Jonathan Papietro, Isaac Lebow and Matthew Bandelt took the Oath of Office.

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Jonathan Papietro, Isaac Lebow and Matthew Bandelt.

Absent:        Diana Ruhl

          Board Attorney:                 Bruce Whitaker

          Chairman:                         Sergio Alegre

          Vice Chairman:                 Greg Brown

          Chairman Pro Tem:           Gary Negrycz

          Board Secretary:               Jane Wondergem

          Board Professionals:         Chris Rutishauser, Village Engineer

Maryann Bucci-Carter and Peter Van Den Kooy, Village Planners

          Site Plan Committee:         Gary Negrycz, Jonathan Papietro, Diana Ruhl

The By-Laws of the Zoning Board were adopted. The Resolution of Adoption in the Matter of Compliance with the Requirements of the Open Public Meetings Act was approved. The schedule of meetings for the year July 1, 2019 to June 30, 2019 was approved after removing August 27 from the list.

Mr. Whitaker proposed modifying the Board of Adjustment application to require a survey that was done within 24 months of submitting the application and have the applicant sign a survey affidavit stating that the survey being submitted has not been modified or changed.  The Board adopted the modification to the application.

The Reorganization meeting was closed.

The regular meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:55 p.m.

The following members were present: Sergio Alegre, Greg Brown, Gary Negrycz, Jonathan Papietro, Isaac Lebow and Matthew Bandelt. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.  Diana Ruhl was absent.

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

Chairman Alegre announced that the Brennan, 205 Katherine Road, was carried to September 10, 2019 without further notice and the Mouravieff, 525 N. Maple Avenue, application was carried to July 23, 2019 without further notice.

Old Business:

STEVE & GISELLE STILES – An application to permit one story and second story additions which will result in a front yard setback of 39.7 feet on Eastern Court and 18.5 feet on Pershing Avenue, where 40 feet is required; coverage by above-grade structures of 20.5% and coverage by above-grade structures within 140 feet of the front lot line of 21.8%; gross building area within 140 feet of the front lot line of 35.8%/3,227.8 square feet, where 34%/3,062 square feet is permitted at 674 Eastern Court, Block 3505, Lot 19, in the R-2 Zone. (Continued from June 11, 2019 without further notice) Andrew Kohut, Esq., entered his appearance on behalf of the applicant and gave a summary of what occurred at the prior meeting, and a brief description of the revisions made, explaining that this is an undersized lot with a modest upgrade proposed. John Halsey, architect, was previously sworn and testified as to revisions and reductions in the plans revised to 6/26/19 (Exhibit A-1). A photo board showing what exists and what is proposed was marked as Exhibit A-2. Mr. Halsey stated that the variance for gross building area for the whole lot was eliminated.

Board members had questions about the attic space and how it is uninhabitable. Mr. Kohut said the applicant will stipulate that the attic would not be finished. Board members asked about the necessity for the second driveway and suggested that a permeable material be used.

There were no questions or comments from the public. Following Board deliberation Mr. Papietro made a motion to approve the application with the condition that a memorandum is filed stating that pull-down stairs will be used for the attic and the attic will never be finished, Mr. Bandelt seconded the motion and the application was approved.

New Business:

ED & KRISTINE DESCIAK – An application to permit the construction of a rear one-story addition which will result in a rear yard setback of 24.5 feet, where 30 feet is required; coverage by above-grade structures 33 Barrington Road, Block 1501, Lot 8, in the R-2 Zone. (Carried from July 9, 2019 without further notice). Edward Desciak, homeowner, was sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht distributed a packet which included photos of the property, a revised zoning table and elevation drawings of what is proposed. Mr. Schlicht testified as to what exists on the property, the shape of the lot, the topography of the lot, what is being proposed and the variances being requested.

Board members had questions about steep slope. Mr. Schlicht said that the plan was reviewed in the Engineering Department and that it was not steep slope. Board members asked if the homeowner would be willing to narrow the driveway to reduce the coverage by improvements. The homeowner said he would narrow driveway and comply with the Engineering Department regarding drainage.

There were no questions or comments from the public. The hearing was carried to August 13, 2019 without further notice for revisions.

ERIC JOHNSON & ARWEN LAWSON –  An application to permit the construction of 1-story, 2-story and second story addition which will result in a side yard setback of 7.4 feet, where 10 feet is required; coverage by above-grade structures within 140 feet of the front lot line of 20.31%, where 20% is permitted and a distance between the garage and the principle structure of 8.75 feet, where 12 feet is required at 105 Somerville Road, Block 4205, Lot 39, in the R-2 Zone. Arwen Lawson was sworn. Xiomara Paredes was sworn and her credentials as a licensed architect were accepted. Ms. Paredes displayed a photo board which was marked as Exhibit A-1. The photos compared the subject property with the neighboring properties. Ms. Paredes testified as to what exists on the property and what is being proposed. Ms. Paredes explained that the existing garage is large and already in close proximity to the home. Ms. Paredes described the proposed floor plans. Ms. Paredes testified that what is proposed will aesthetically improve the streetscape and that there is no substantial detriment to the neighbors.

Board members had questions regarding the proposed 3-season porch and why the addition is proposed closer to the garage rather than behind the house. Ms. Paredes explained that the rooms would be too narrow if they went back.

There were no questions or comments from the public. Following Board deliberation Mr. Brown made a motion to approve, Mr. Bandelt seconded, and the application was approved.

Resolution memorialization:      The following resolutions were memorialized:

-        Pind and Gudmann, 325 Wastena Terrace

-        Warren, 208 Kenilworth Road

-        Shah, 215 Emmett Place

-        Katz, 706 Belmont Road

Meeting was adjourned at 9:50 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       July 23, 2019