VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

FEBRUARY 11, 2019

Opening:

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

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

Absent:        Greg Brown, Isaac Lebow

Approval of Minutes: The minutes of January 8, 2019 and January 22, 2019 were adopted as presented.

Non-agenda items:

         Board member comments: There were no comments at this time.

        Members of the public comments: Arthur Maroney, 390 Heights Road, commented on having zoning regulations changed to have some restrictions on changing ground level and constructing a 2½ story accessory structure.

Public hearings

Old Business:

ROBIN OELKERS – An application to permit the construction of a one story addition which will result in coverage by above-grade structures of 27.9%, where 25% is permitted and gross building area of 37.9%/2,258 square feet, where 35%/2,083 square feet is permitted at 42 Ethelbert Place, Block 2209, Lot 5, in the R-3 Zone. (Continued from January 8, 2019 without further notice) Rocco Orlando, architect, was previously sworn. Mr. Orlando testified regarding the revisions made, stating that the side yard setback variance was eliminated. Mr. Orlando explained in detail the other reductions made to reduce lot coverage. Board members had questions about the coverage and concerns that the overage was still too much. Board members pointed out discrepancies in the calculations on the drawings and the survey. The hearing was carried to February 26, 2019 without further notice.

New Business:

JASON & SARAH HARINSTEIN – An application to permit the construction of a pool and patio which will result in coverage by improvements of 44.19%, and coverage by improvements within 140 feet of the front lot line of 43.02%, where 40% is permitted for both at 310 Heights Road, Block 1907, Lot 16, in the R-1 Zone. (Carried from January 22, 2019 without further notice) David Rutherford, Esq., entered his appearance and made opening remarks. Thomas Skrable was sworn and his credentials as a professional engineer accepted. Mr. Skrable testified as to the as-built survey and described the existing conditions on the property. Mr. Skrable testified regarding the site plan, which was marked as Exhibit A-1, describing the proposed pool and patio and the challenges of the property.  Mr. Skrable testified regarding a photo board display, marked as Exhibit A-2. Board members asked about the drainage system, and Mr. Skrable explained the proposed stormwater management. Board members had concerns about the significant overage in impervious coverage, including the patio and the driveway. The hearing was carried to March 12, 2019, without further notice.

TODD & HEATHER HOLDER – An application to permit a 2 ½ story addition which will result in a side yard setback of 14.99 feet, where 19.14 feet is required at 22 Maynard Court, Block 2403, Lot 4, in the R-1 Zone. Ms. Matthews recused herself from this hearing. Todd Holder, homeowner, was sworn and made some opening remarks describing the existing conditions of the dwelling and property.  Enrico Migliorelli was sworn and his credentials as a licensed architect accepted. Mr. Migliorelli testified as to the drawings, what was proposed and the side yard setback variance being requested. Board members had questions regarding the attic space and if it was included in the gross building area calculations. Mr. Migliorelli said the attic space was not included, but that he would revise the zoning table to include the correct calculations. The hearing was carried to February 26, 2019, without further notice.

ENRIQUE GOMEZ-DUESO & APRIL GELNAW – An application to permit the construction of one and two story additions which will result in a front yard setback to Wyndemere Avenue of 13.5 feet, where 40 feet is required and gross building area within 140 feet of the front lot line of 35.1%/2,960 square feet, where 35%/2,862.8 square feet is permitted at 85 Pershing Avenue, Block 3505, Lot 29, in the R-2 Zone. David Rutherford, Esq., entered his appearance and made opening remarks. Frank Hall was sworn and his credentials as a licensed architect accepted. Mr. Hall testified regarding the existing conditions and his drawings, which were marked as Exhibit A-1 (Sheet T-001), Exhibit A-2 (Sheet A-101) and Exhibit A-3 (Sheet A-201). Mr. Hall described the existing floor plan and what was being proposed. A photo board was displayed and marked as Exhibit A-4. Mr. Hall testified regarding the street diagram and photos of the subject property and homes in the area. Board members had questions about the landscaping, existing and proposed. Board members had concerns about the extra driveway and the applicant stipulated that bushes would be planted along the driveway. There were no questions or comments from the public. Following Board deliberation Mr. Papietro made a motion to approve, Ms. Matthews seconded, and the application was approved. A landscape plan is to be submitted to the Site Plan Committee for approval.

DEVEN & SURBHI SHAH – An application to permit the construction of a rear one-story addition, front covered portico and steps, rear landing and steps, rear patio and driveway widening which will result in coverage by above-grade structures of 23.8%, where 20% is permitted and a driveway width of 21 feet, where 12 feet is permitted at 215 Emmett Place, Block 3308, Lot 24, in the R-2 Zone. Deven Shah, homeowner, was sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht testified regarding the existing conditions on the property and the hardship due to the substandard lot size. Mr. Schlicht described the proposed improvements. Board members had concerns about the driveway. Mr. Schlicht explained that no variance was being asked for improvement coverage. Board members were concerned about the size of the addition. The hearing was carried to March 12, 2019 without further notice.

Resolution memorialization:      The following resolutions were memorialized:

-        Bryan Kozlowski, 159 Hampton Place

-        ASK Property Group, LLC, 484 Berkshire Road

Discussion:  McKenna, 416 Colonial Road – Request for extension of variance approval. Following discussion, Mr. Negrycz made a motion to approve, Ms. Matthews seconded, and all members voted yes to extending the variance approval to February 27, 2020.

Meeting was adjourned at 10:40 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       February 26, 2019

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, February 26, 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:

          TODD & HEATHER HOLDER – An application to permit a 2 ½ story addition which will result in a side yard setback of 14.99 feet, where 19.14 feet is required at 22 Maynard Court, Block 2403, Lot 4, in the R-1 Zone. (Continued from February 11, 2019 without further notice)

ROBIN OELKERS – An application to permit the construction of a one story addition which will result in coverage by above-grade structures of 27.9%, where 25% is permitted and gross building area of 37.9%/2,258 square feet, where 35%/2,083 square feet is permitted at 42 Ethelbert Place, Block 2209, Lot 5, in the R-3 Zone. (Continued from February 11, 2019 without further notice)

AGENDA – CONTINUATION                                                         February 26, 2019

KEVIN & JENNIFER HOGAN – An application to construct a front portico, a rear 2-story addition and a rear covered deck which will result in a side yard setback on the left of 9.2 feet to the first floor and 9.2 feet to the 2^nd floor; side yard setback on the right of 6.8 feet to the chimney, 8.3 feet to the addition and 8.7 feet to the deck, where 20 feet is required;  combined side yard setback of 15.9 feet, where 16.5 feet is required; coverage by above-grade structures of 22.3%, coverage by above-grade structures within 140 feet of the front lot line of 23.7%, where 20% is

permitted for both; coverage by improvements within 140 feet of the front lot line of 46.76%, where 45% is permitted and gross building area of 37.76%/2,643 square feet where 35%/2,450 square feet is permitted at 82 John Street, Block 3501, Lot 6, in the R-1 Zone.  (Continued from October 30, 2018, carried from December 11, 2018)(Carried from January 8, 2019 without further notice)

          New 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. (Carried from December 11, 2018) (Carried from January 8, 2019 without further notice)

          Resolution memorialization:        

-        McKenna, 416 Colonial Road – extension of variance approval

          Discussion:  

          Adjournment

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

JANUARY 22, 2019

Opening:

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

Oath of Office was taken by Matthew Bandelt, Alternate #2 Board member.

Present:       Sergio Alegre, Greg Brown, Diana Ruhl, Alyssa Matthews, Ines Bunza, and Matthew Bandelt. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Gary Negrycz, Jonathan Papietro, Isaac Lebow

Approval of Minutes: The minutes of October 23, 2018; November 11, 2018; November 27, 2018 and December 11, 2018 were adopted as presented.

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.

Resolution memorialization:      The following resolutions were memorialized:

-        Daniels, 168 Kemah Road

-        LoGrasso, 548 Barnett Place

Public hearings

Chairman Alegre announced the following:

          BORROUGHS POOLE LLC was carried to March 12, 2019 without further notice.

          309 WESTGATE ASSOCIATES, LLC, 309 Westgate Road, was carried to March 26, 2019 without further notice.

          JASON & SARAH HARINSTEIN, 310 Heights Road, was carried to February 11, 2019 without further notice.

Old Business:

BRYAN KOZLOWSKI – An application to permit the construction of an expanded entry foyer and covered porch which will result in a front yard setback of 36.3 feet, where 45 feet is required; coverage by above-grade structures of 20.56%, where 20% is required and gross building area of 35.9%/3,115 square feet, where 34%/2,950 square feet is permitted at 159 Hampton Place, Block 3603, Lot 6, in the R-2 Zone. (Continued from January 8, 2019) Joseph Bruno, architect, was previously sworn and responded to the Board’s request from the previous meeting to obtain an as-built survey, explaining that there was none as the town does not always require that. Mr. Bruno did obtain a pdf of the plans from 2015 and compared the numbers to his own explaining where the discrepancies were. Mr. Bruno testified regarding what was being proposed and described the photos which were submitted at the previous meeting. Board members asked about reducing the variance by only adding the entry way. Mr. Kozlowski described the existing floor plan and explained the hardship from a functional perspective. Mr. Bruno explained the hardship in regards to undersize lot and the required 45 foot front yard setback. There were no questions or comments from the public. Mr. Bruno made closing remarks. Following Board deliberation Ms. Bunza made a motion to approve, Ms. Ruhl seconded and all eligible members voted yes to approve the application.

New Business:

ASK PROPERTY GROUP, LLC – An application to permit the construction of a second story addition, patio and covered portico which will result in a front yard setback of 27.3 feet to the second story addition and 23.3 feet to the portico, where 40 feet is required and a rear yard setback of 15.8 feet, where 30 feet is required at 484 Berkshire Road, Block 4607, Lot 1, in the R-2 Zone. Chairman Alegre and Ms. Ruhl recused themselves from his application and left the meeting. David Rutherford, Esq., entered his appearance on behalf of the applicant and made introductory remarks explaining that the subject property is a corner lot and no coverage variances are being sought. He described the existing conditions and the variances being requested. Mr. Whitaker clarified the required setbacks. Edwin Sherman was sworn and his credentials as a licensed architect accepted. Mr. Sherman testified regarding his drawings, a two page plan revised to September 22, 2018. Mr. Sherman described the existing conditions and the architectural style of the home. Mr. Sherman testified as to what was being proposed, explaining that the footprint would remain the same except for the front entrance and the cantilever. Mr. Sherman stated that the improvements were similar to other renovated homes in the neighborhood. Board members asked about a garage. Mr. Whitaker said that if there was no garage existing then none is required. There were no questions or comments from the public. The hearing was closed. Following Board deliberation Ms. Matthews made a motion to approve, Ms. Bunza seconded, and all eligible members voted yes to approve the application.

Meeting was adjourned at 9:00 p.m.

Minutes submitted by: Jane Wondergem, Board Secretary

Date Approved:       February 11, 2019

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

JANUARY 8, 2019

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:       Sergio Alegre, Greg Brown, Diana Ruhl, Ines Bunza, Jonathan Papietro and Isaac Lebow. Also present were Sophy Sedarat, Esq., substituting for Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Gary Negrycz, Alyssa Matthews

Approval of Minutes: The minutes of August 28, 2018; September 11, 2018; and October 9, 2018 were adopted as presented.

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 the following:

          KEVIN & JENNIFER HOGAN, 82 John Street, was carried to February 26, 2019 without further notice.

          TERENCE ROBINSON & WILLIAM HALL, 151 West End Avenue, was carried to February 26, 2019 without further notice.\

          JASON & SARAH HARINSTEIN, 310 Heights Road, was carried to January 22, 2019 without further notice.

Old Business:

LOUIS & CAROL LOGRASSO – An application to permit the construction of a one-story addition and patio which will result in coverage by above-grade structures of 23.33%, where 20% is permitted and gross building area of 34.11%/3,491 square feet, where 34%/3,360 square feet is permitted at 548 Barnett Place, Block 2904, Lot 13, in an R-2 Zone. (Continued from October 23, 2018 without further notice) (Carried from November 27, 2018 without further notice) Chairman Alegre was not eligible to vote on this application. David Rutherford, Esq., was present on behalf of the applicant and briefly described the revisions and reductions to the plans. Greig Anderson, Architect, was previously sworn and testified as to the revisions. Board members had questions regarding the size of the kitchen addition and the hardship. Mr. Rutherford explained that it was a c(1)(a) and c(1)(c), also stating that they see no detrimental impact. The Board asked that the patio never be enclosed. There were no questions or comments from the public.

Following Board deliberation, Mr. Lebow made a motion to approve, Ms. Bunza seconded, and the application was approved with 4 yes votes and one no.

          New Business:

BRYAN KOZLOWSKI – An application to permit the construction of an expanded entry foyer and covered porch which will result in a front yard setback of 36.3 feet, where 45 feet is required; coverage by above-grade structures of 20.56%, where 20% is required and gross building area of 35.9%/3,115 square feet, where 34%/2,950 square feet is permitted at 159 Hampton Place, Block 3603, Lot 6, in the R-2 Zone. Bryan Kozlowski, homeowner, was sworn and made introductory remarks. Joseph Bruno was sworn and his credentials as a licensed architect accepted. Mr. Bruno testified regarding the existing conditions on the property and as to his drawings and what is being proposed. Mr. Bruno distributed a photo packet of the existing conditions and the area. Board members asked how recent the survey was. Board members asked why the existing gross building area and how that happened without coming before the board.

Dave Lubkemann, 475 Fairway Road, stated that he was the only neighbor who would be able to see the proposed additions and that he supported the application.

The applicant was told to get the as-built drawing from the 2015 addition and the hearing was carried to January 22, 2019 without further notice.

DAVID DANIELS – An application to permit the construction of a covered porch at the rear of the existing house which will result in a side yard setback of 9.5 feet, where 10 feet is required and coverage by above-grade structures of 22.1%, where 20% is permitted at 168 Kemah Road, Block 1807, Lot 1, in the R-2 Zone. David Daniels, homeowner, was sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht distributed a page of photos marked as Exhibit A-1. Mr. Schlicht testified regarding the existing conditions on the property, the photos and what was being proposed as per his drawings and the hardship. Board members asked that the applicant stipulate that they would not enclose the patio and asked if any shrubs would be planted.

There were no questions or comments from the public. Following Board deliberation Mr. Brown made a motion to approve, Ms. Ruhl seconded, and all eligible members voted yes to approve the application.

ROBIN OELKERS – An application to permit the construction of a one story addition which will result in a side yard setback of 8.72 feet, where 10 feet is required; coverage by above-grade structures of 28.7%, where 25% is permitted and gross building area of 38.2%/2,274 square feet, where 35%/2,083 square feet is permitted at 42 Ethelbert Place, Block 2209, Lot 5, in the R-3 Zone. Robin Oelkers was present. Rocco Orlando was sworn and his credentials as a licensed architect accepted. Mr. Orlando testified regarding the existing conditions on the property and what was being proposed. Mr. Orlando explained the variances being requested and the hardship. Three photos taken by Mr. Orlando were distributed and described. Board members had questions regarding prior variances. Board members asked about the existing and proposed patio and the size of the structure. There were no questions or comments from the public. Following Board discussion, the applicant asked to have time to consider the Board comments. The hearing was carried to February 11, 2019 without further notice.

ASK PROPERTY GROUP, LLC – An application to permit the construction of a second story addition, patio and covered portico which will result in a front yard setback of 27.3 feet to the second story addition and 23.3 feet to the portico, where 40 feet is required and a rear yard setback of 15.8 feet, where 30 feet is required at 484 Berkshire Road, Block 4607, Lot 1, in the R-2 Zone. Chairman Alegre, Mr. Lebow and Ms. Ruhl recused themselves from this application. There was not a quorum and the hearing was carried to January 22, 2019 without further notice.

Resolution memorialization:      The following resolution was memorialized:

- New Cingular Wireless, 490 Rt. 17, ext. of time

Meeting was adjourned at 9:55 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       February 11, 2019