VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, July 9, 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.

REORGANIZATION

Roll call

Approval of minutes:         

Non-agenda items:

          Board member comments

          Members of the public comments

Public hearings

          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) (Carried from June 11, 2019 without further notice)

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

AGENDA – CONTINUATION                                                         July 9, 2019

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)

MICHEL & LINDA MOURAVIEFF – An application to permit the applicant to continue to use dwelling as their personal residence and lease home professional office to a third-party at 525 North Maple Avenue, Block 2904, Lot 16, in an R-2 Zone. (Continued from April 9, 2019) (Carried from May 14, 2019 without further notice)

          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)

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.

          Resolution memorialization:         Pind and Gudmann, 325 Wastena Terrace

                                                            Warren, 208 Kenilworth Road

          Discussion:  

          Adjournment

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, April 30, 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:         

Non-agenda items:

          Board member comments

          Members of the public comments

Public hearings

          Old Business:

          New Business:

PATRICIA CECCHI – An application to permit the expansion of the first and second floors, construction of a new deck and stairs, new entry portico and new driveway and walkway, which will result in front yard setback on Gardner Avenue of 30.8 feet, where 50 feet is required; side yard setback of 12.8 feet, where 20 feet is required; rear yard setback of 38.7 feet, where 40 feet is required and gross building area of 5,320 square feet, where 5,000 square feet is permitted at 367 Mountain Avenue, Block 2706, Lot 1, in the R-125 Zone.    

AGENDA – CONTINUATION                                                               April 30, 2019

JOHN & JESSICA DePINTO – An application to permit the construction of a second story addition and covered porch which will result in a front yard setback on Berkshire road of 35.6 feet, where 40 feet is required; a front yard setback on Delaware Avenue of 30.63 feet, where 40 feet is required and a distance to the detached garage of 4.1 feet, where 12 feet is required at 419 Berkshire Road, Block 4504, Lot 23, in the R-2 Zone.

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.

SAMUEL KAUSHANSKY & REBECCA FAVELYUKIS – An application to permit the construction of a mudroom addition and front porch expansion which will result in a front yard setback of 28.2 feet, where 40 feet is required; coverage by above-grade structures within 140 feet of the front lot line of 24.8%, where 20% is permitted and coverage by improvements within 140 feet of the front lot line of 53.6%/4,690 square feet, where 45%/3,937 square feet is permitted at 143 Kenilworth Road, Block 4203, Lot 16, in the R-2 Zone.

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 20.8%, where 20% is permitted; gross building area of 35.2%/3,960 square feet and gross building area within 140 feet of the front lot line of 37.7%/3,960 square feet where 32% is permitted at 301 Hamilton Road, Block 1205, Lot 13, in the R-1 Zone.

          Resolution memorialization:        

          Discussion:  

          Adjournment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

April 30, 2019

Opening:

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

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Diana Ruhl, Ines Bunza, Jonathan Papietro, Isaac Lebow and Matthew Bandelt. Also present were Bruce Whitaker, Esq., Board Attorney and Yendi Anderson, substituting for Jane Wondergem, Board Secretary.

Absent:        Alyssa Matthews

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

New Business:

PATRICIA CECCHI – An application to permit the expansion of the first and second floors, construction of a new deck and stairs, new entry portico and new driveway and walkway, which will result in front yard setback on Gardner Avenue of 30.8 feet, where 50 feet is required; side yard setback of 12.8 feet, where 20 feet is required; rear yard setback of 38.7 feet, where 40 feet is required and gross building area of 5,320 square feet, where 5,000 square feet is permitted at 367 Mountain Avenue, Block 2706, Lot 1, in the R-125 Zone. David Rutherford, Esq., entered his appearance and made an opening statement describing the property and the variances being requested. Jordan Rosenberg was sworn and his credentials as a licensed architect accepted. Mr. Rosenberg testified as to the existing conditions and what is proposed according to his drawings revised to 1/25/19, marked as Exhibit A-1. Mr. Rosenberg explained the supplement to the drawings, sheet G.01, marked as Exhibit A-2. The site plan was marked as Exhibit A-3. Mr. Rosenberg testified regarding the undersized lot, the severe topographical conditions, the existing footprint, proposed deck, floor plan and elevations. Mr. Rosenberg showed photos of the subject property, marked as Exhibits A-4,5 and 6 and photos of other properties in the neighborhood, marked as Exhibits A-7 thru 13 and the tax map, marked as Exhibit A-14.

Board members had questions regarding the height of the addition, the driveway width and purpose of the circular driveway. Board members expressed concern with the volume of what is proposed.

The application was carried to May 28, 2019 without further notice.  

JOHN & JESSICA DePINTO – An application to permit the construction of a second story addition and covered porch which will result in a front yard setback on Berkshire road of 35.6 feet, where 40 feet is required; a front yard setback on Delaware Avenue of 30.63 feet, where 40 feet is required and a distance to the detached garage of 4.1 feet, where 12 feet is required at 419 Berkshire Road, Block 4504, Lot 23, in the R-2 Zone. Jessica DePinto, homeowner, was sworn and testified as to the existing conditions and stated that they propose to convert the style of the home from a Cape to a Colonial style. Jordan Rosenberg, architect, was sworn. Mr. Rosenberg testified as to the proposed changes and the variances being requested because of the deficient lot size. Board members had questions about the distance from the house to the garage and if it would make sense to connect them. Mr. Rosenberg stated that they had considered that but it would create more variances. There were no questions or comments from the public. Following Board deliberation, Mr. Lebow made a motion to approve, Ms. Ruhl seconded, and all members voted yes to approve the application.

Chairman Alegre announced that the BARTLEY & CYNTHIA O’DWYER, 301 Hamilton Road, application was carried to May 28, 2019 without further notice.

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 setback 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. Angela Siriac, homeowner, was sworn and testified as to what was proposed. Board members asked for additional information which Ms. Siriac could not provide. Board members notice a discrepancy in what was previously approved and what exists on the property. Ms. Siriac was told she needs revised plans with an architect’s seal. The hearing was carried to May 28, 2019 without further notice.

SAMUEL KAUSHANSKY & REBECCA FAVELYUKIS – An application to permit the construction of a mudroom addition and front porch expansion which will result in a front yard setback of 28.2 feet, where 40 feet is required; coverage by above-grade structures within 140 feet of the front lot line of 24.8%, where 20% is permitted and coverage by improvements within 140 feet of the front lot line of 53.6%/4,690 square feet, where 45%/3,937 square feet is permitted at 143 Kenilworth Road, Block 4203, Lot 16, in the R-2 Zone. Rebecca Favelyukis, homeowner, was sworn. Jordan Rosenberg, architect, was sworn. Mr. Rosenberg testified regarding the existing conditions and what is proposed including interior renovations. Mr. Rosenberg explained the variances being requested and the reduction in the coverage by improvements due to reducing the patio. Mr. Rosenberg displayed a photo board which was marked as Exhibit A-1 showing several homes on Kenilworth with wraparound and front porches.

Board members had questions regarding the justification for the variances. Mr. Rosenberg stated that the existing house is narrow and that the public benefit outweighs the detriment as the proposed porch is a significant upgrade.  There were no questions or comments from the public. Following Board deliberation Mr. Negrycz made a motion to approve with the condition that the porch is never enclosed, Mr. Papietro seconded, and the application was approved with 6 yes votes to 1 no.

Meeting was adjourned at 10:22 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       June 25, 2019

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

April 23, 2019

Opening:

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

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Alyssa Matthews, Ines Bunza, Jonathan Papietro, and Matthew Bandelt. Also present were Bruce Whitaker, Esq., Board Attorney (8:10 p.m.) and Jane Wondergem, Board Secretary.

Absent:        Diana Ruhl, Isaac Lebow

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.

Discussion: 657 Ridgewood LLC, 657 Franklin Turnpike, requested to revise the clearance sign for the Dunkin’ drive-thru. The Board discussed the revision and it was decided that it was a minor change and they would not need to come back to the Board.

Public hearings

New Business:

MATTHEW DEVINS – An application to permit the construction of a two story addition which will result in a front yard setback of 23 feet, where 40 feet is required; side yard setback of 16.9 feet, where 22.4 feet is required and a height of 33.46 feet, where 30 feet is permitted at 79 Park Slope, Block 2110, Lot 1, in an R-1 Zone. (Carried from April 9, 2019 without further notice) Matthew Devins, homeowner, was sworn. Robert Adamo was sworn and his credentials as a licensed architect accepted. Mr. Adamo testified regarding the existing conditions on the property, what is being proposed as per his drawings and the variances being requested. Mr. Adamo stated that they went before the Historic Preservation Commission and they recommended approval.

Board members questioned the hardship. Mr. Adamo said that the location of the existing house has preexisting nonconformities. Board members were concerned with the size of the addition and the height variance. 

There were no questions or comments from the public.

Mr. Whitaker arrived at the meeting at 8:10 p.m.

There was discussion regarding bifurcating the application, which was not an option. The application was carried to May 14, 2019 without further notice.

Old Business:

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 March 12, 2019) Steven Ross, Esq., was present on behalf of the applicant and Richard Brovarone, Esq., was present on behalf of the opposing neighbor, Marcia Ringel.

Terence Robinson, homeowner, was previously sworn and testified as to the history of the home and the use of the apartment above the garage. A tax card, Sanborn maps from 1924 and 1930 and photos were marked in as exhibits. Mr. Robinson described changes made to the property in response to comments and complaints from Ms. Ringel.

Board members had questions regarding the proof that the use was not abandoned and what it would be used for if approved.

Mr. Brovarone asked Mr. Robinson regarding the photos, and what was existing in the garage when they bought the property. Mr. Brovarone had questions regarding the a/c condenser.

Edward B. Wallace III, 59 E. Center St., Midland Park, was sworn and testified as to having lived in the carriage house from 2006 to 2011.

Frank Hall, architect, was previously sworn and testified as to what is proposed as per his drawings. Mr. Hall described the existing floor plan and the proposed floor plan. Mr. Hall testified that it was evident that the construction of the garage and the apartment was completed in the same general time period. Mr. Hall stated that the nonconformity is being extended but not exacerbated. Mr. Hall testified that if the application were denied, the upstairs could be renovated, but the stairs could not be fixed.  

Board members asked if just the structure of the building was from the same time period, or of the apartment itself. Mr. Hall said that it appeared it was all built in the same time period.

Mr. Brovarone asked how what is proposed is beneficial to the neighbor. Mr. Hall stated that it is a more consistent shape from an aesthetic standpoint and eliminates the possibility of anyone being on the flat roof. Mr. Whitaker said that if flat roof were used as a deck it would still be an expansion of a nonconforming use and required permits.

Mr. Whitaker said that nonconformity has not yet been established.

Brett Lowy, 303 Ferris Place, was sworn and testified that he lives across the street from the applicant and his house looks out on the garage and he supports the application as it is a positive change. There were no questions from the Board or Mr. Brovarone.

The application was carried to June 25, 2019 without further notice.

Discussion:   The Site Plan Committee reviewed the planting plan for Gomez-Dueso/Gelnaw, 85 Pershing Avenue, and were satisfied that the conditions of the resolution were met.

Resolution memorialization:      The following resolution was memorialized - Lai, 643 Wall Street.

Meeting was adjourned at 10:50 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       June 25, 2019