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VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, November 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:          October 29, 2019

Non-agenda items:

          Board member comments

          Members of the public comments

Public hearings

          Old Business:

STEPHEN & ALISON FENECH – An application to permit the construction of an  addition and covered porch which will result in a front yard setback of 24.1 feet to the addition, where 40 feet is required; a side yard setback of 8.4 feet, where 10 feet is required; coverage by above grade structures of 20.07% on the whole lot and 23.94% within 140 feet of the front lot line, where 20% is permitted; gross building area within 140 feet of the front lot line of 36.49%/2,554 square feet, where 35%/2,450 square feet is permitted at 236 Lakeview Drive, Block 2508, Lot 5, in the R-2 Zone. (Continued from October 22, 2019 without further notice)

 

 

 

 

AGENDA – CONTINUATION                                               November 26, 2019

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) (Carry to February 4, 2020)

 

          New Business:

THOMAS STACHELRODT – An application to permit the construction of a stair tower on the two-family dwelling at the front of the property which will result in a side yard setback of 6.55 feet, where 10 feet is required; coverage by improvements of 74.83%, and coverage by improvements within 140 feet of the front lot line of 71.5%, where 40% is permitted for both; gross building area of 7,605 square feet, where 4,254 square feet is permitted; gross building area within 140 feet of the front lot line of 35.61%, where 32% is permitted; and expansion of the non-conforming use at 334 South Broad Street, Block 3905, Lot 23, in an R-3 Zone.

JAMIE & JANA KATCHER – An application to permit the construction of a one story enclosed porch which will result in a side yard setback to the landing and steps of 16 feet, where 19.33 feet is required; coverage by above-grade structures of 21.08%, and coverage by above-grade structures within 140 feet of the front lot line of 21.71%, where 20% is permitted for both at 738 Upper Boulevard, Block 1404, Lot 7, in the R-1 Zone.

JOSE MOLINA & ELSA FELIPE – An application to remove existing garage and rebuild new structure to allow for new garage under 1.5 story addition which will result in a front yard setback of 31.6 feet, where 40 feet is required and coverage by above-grade structures within 140 feet of the front lot line of 20.2%, where 20% is permitted at 941 Hillcrest Road, Block 1202, Lot 11, in an R-1 Zone.

RICHARD & RACHEL GENTILE – An application to permit the construction of a first and second floor addition and an extension of the covered front porch which will result in a front yard setback on S. Irving Street of 21.6 feet, and on Addison Place of 14.9 feet, where 40 feet is required; a side yard setback of 7.82 feet, where 10 feet is required; coverage by above-grade structures of 25.77%, where 20 % is permitted and gross building area of 40.7%/2,036 square feet, where 35%/1,750.8 is permitted at 23 South Irving Street, Block 4004, Lot 6, in an R-2 Zone.

          Resolution memorialization:         Gold, 511 North Monroe Street

                                                            Forman, 51 Monte Vista Road

          Discussion:  

          Adjournment

  • Hits: 41

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

October 22, 2019

Opening:

The regular public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:45 p.m.

Oath of Office was taken by Daniel Perlman, Alternate 1 member.

 

Present:       Sergio Alegre, Greg Brown, Diana Ruhl, Isaac Lebow, Jonathan Papietro, Matthew Bandelt and Daniel Perlman. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Gary Negrycz

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:

BRETT & CAITLIN WORMSER - An application to permit the construction of a front portico, second floor addition and one story addition which will result in a front yard setback of 18.9 feet to the steps and 25.23 feet to the addition, where 45 feet is required; side yard setbacks of 12.7 feet to the attic and 12.26 feet to the 2nd floor addition on the left, 13.8 feet to the 2nd floor addition and 14.6 feet to the attic addition on the right, where 20 feet is required; coverage by above grade structures within 140 feet of the front lot line of 20.3%, where 20% is permitted and distance between house and garage of 8.2 feet to the steps and 10.2 feet to the landing at 415 Arden Court, Block 4106, Lot 22, in the R-1 Zone. (Continued from September 24, 2019 without further notice) Roger Schlicht, architect, was sworn. Brett and Caitlin Wormser, homeowners, were sworn. Mr. Schlicht testified as to the revisions made according to the drawings he prepared, revised to 10/11/19. Mr. Schlicht explained that they would not be moving the garage, which created an additional variance as the garage is not 12 feet from the dwelling. Mr. Schlicht reviewed the variances being sought and the setbacks. Board members had questions about the stairs and the roof. Mr. Schlicht explained that they tried to make it as efficient as possible. Board members asked about the size of the rooms and the elevations. Board members asked about the trees, which the applicant said were not being removed. There were no questions or comments from the public. Mr. Schlicht made closing remarks.

Following Board deliberation, Mr. Brown made a motion to approve, Mr. Alegre seconded and the application was approved with four yes votes and two votes against.

STEPHEN & ALISON FENECH – An application to permit the construction of an  addition and covered porch which will result in a front yard setback of 21.1 feet to the addition, where 40 feet is required; a side yard setback of 8.4 feet, where 10 feet is required; coverage by above grade structures of 20.45% on the whole lot and 24.74% within 140 feet of the front lot line, where 20% is permitted; coverage by improvements within 140 feet of the front lot line of 46.11%/3.228 square feet, where 45%/3,150 square feet is permitted; gross building area within 140 feet of the front lot line of 39.61%/2,773 square feet, where 35%/3,450 square feet is permitted at 236 Lakeview Drive, Block 2508, Lot 5, in the R-2 Zone. (Continued from September 24, 2019 without further notice) John Veteri, Esq., was present and gave a brief overview of the prior meeting and the revisions. Thomas Canzani was sworn and his credentials as a licensed architect accepted. Mr. Canzani testified as to the revisions and the reduction to the driveway at the rear of the house and at the rear of the property by the garage and that the shed would be demolished. Mr. Canzani displayed a chart, which was marked as Exhibit A-2, which compared the numbers from the original plans to what is now being proposed.

Board members asked if there were any changes to the addition to the house. Mr. Canzani said there were not. Board members asked for a breakdown on the gross building area. Mr. Canzani explained that the high ceilings in the front of the house increased the gross building area and Board members said that it still added to the volume.

Charles Olivo was sworn and his credentials as a professional planner accepted. Mr. Olivo displayed an aerial exhibit of the neighborhood, marked as Exhibit A-3, and testified as to the lot and the hardship due to the narrow site. Mr. Olivo showed how other homes in the area do not comply with the code. Mr. Olivo testified regarding hardship and said that what is being proposed has no negative impact and that the applicant is seeking to use the existing structure with a modest addition to the rear of the home, while eliminating an unused structure.

Board members asked about the public good and commented that they would like to see a reduction in what is being proposed. There were no questions or comments from the public. Following Board discussion, the hearing was carried to November 26, 2019 without further notice.

 

New Business:

 

ASK PROPERTY GROUP, LLC – An application to convert the Cape Cod-style home to a two-story Colonial-style home and to construct a rear-yard deck which will result in a front yard setback of 38.6 feet where 40 feet is required; a side yard setback of 9.5 feet, where 10 feet is required and a rear yard setback of 20 feet, where 30 feet is required at 448 Berkshire Road, Block 4508, Lot 15, in the R-2 Zone. Mr. Alegre and Mr. Lebow recused themselves from this hearing. David Rutherford, Esq., entered his appearance and made introductory remarks. Edwin Sherman was sworn and his credentials as a licensed architect accepted. Mr. Sherman testified regarding the existing conditions on the property and the irregularly shaped lot. Mr. Sherman explained that they were proposing to add a second story without expanding the existing footprint. The attic will have pull-down stairs and not have a height of more than 5.5 feet. A photo packet was distributed, and marked as Exhibit A-1. Mr. Sherman testified regarding the photos and the front yard setbacks of other homes in the neighborhood. The front yard setback variance is due to the proposed second floor cantilever.

Board members asked about the proposed deck and Mr. Rutherford said that the deck is being eliminated from the plans and a code compliant landing is proposed. There were no questions or comments from the public. Following Board deliberation Ms. Ruhl made a motion to approve, Mr. Bandelt seconded, and the application was approved with the condition that a revised plan would be submitted with the deck eliminated and a landing added. All eligible members voted yes to approve the application.

Resolution memorialization:      The following resolutions were memorialized:

-        Caruso, 177 Katherine Road

-        Desciak, 33 Barrington Road

-        Wagh, 285 Midvale Street

-        Brennan, 205 Katherine Road

 

Discussion: Proposals received from Traffic Engineer RFP – Mr. Papietro reviewed and compared the Traffic Engineer Consultant proposals received by the Board. Following Board discussion as to the various proposals, the Board voted to recommend Boswell Engineering.

The meeting was adjourned at 10:00 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       November 12

  • Hits: 16

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

October 8, 2019

Opening:

The regular public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:45 p.m.

 

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

Absent:        Greg Brown

Approval of Minutes:       The minutes from September 10, 2019 were approved 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 that the TERENCE ROBINSON & WILLIAM HALL, 151 West End Avenue, application was carried to November 12, 2019, without further notice.

 

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 25.2 feet, where 30 feet is required; coverage by above-grade structures of 20.7%, where 20% is permitted at 33 Barrington Road, Block 1501, Lot 8, in the R-2 Zone. (Continued from July 9, 2019) (Carried from September 24, 2019 without further notice) Roger Schlicht, architect, and Ed Desciak were previously sworn. Mr. Schlicht distributed a photo packet, which was marked as Exhibit A-3. Mr. Schlicht testified regarding the plans, revised to 9/27/10, which show a reduction in lot coverage and explained that if the addition was to go to the side rather than the rear, a steep slope variance would be needed. Board members clarified the amount of the reduction in coverage by above-grade structures. There were no questions or comments from the public. Following Board deliberation, Mr. Lebow made a motion to approve, Ms. Ruhl seconded, and all eligible members voted yes to approve the application.

 

New Business:

KARO & MAGGIE TOULOUGHIAN – An application to permit the construction of a second story addition, front porch and deck on the existing dwelling, which will result in a front yard setback on Delaware Avenue of 36 feet, and on S. Pleasant Avenue of 26 feet, where 40 feet is required and a rear yard setback of 14.88 feet, where 30 feet is required at 443 South Pleasant Avenue, Block 4506, Lot 1 in the R-2 Zone. Maggie Touloughian was present. Lawrence Skott was sworn and his credentials as a licensed architect approved. Mr. Skott testified regarding the property and the character of the neighborhood. Mr. Skott testified as to the drawings he prepared, describing the proposed addition and the floor plans.  Mr. Skott explained the variances being sought for front yard setback and rear yard setback. Mr. Skott showed photos of the neighboring properties.

Board members asked if the lots of the neighboring properties were similar in size to the subject property and if the front yard setbacks were similar. Board members asked if the attic space was counted into the gross building area. Mr. Skott said that it was not, but that it would not create a variance.

Maggie Touloughian was sworn and explained the location of the addition and how it would affect the neighbors.

Board members expressed their concerns regarding the massing of the structure and the front yard setback. Following Board discussion, the application was carried to November 12, 2019 without further notice.

MICHAEL & HEATHER ZYNCZENKO – An application to permit the widening of a driveway to 19 feet, where 12.6 feet is the maximum permitted at 598 Cliff Street, Block 1509, Lot 1, in the R-2 Zone. Mr. Lebow recused himself from this hearing. Heather Zynczenko, homeowner, was sworn. Ms. Zynczenko testified as to what was proposed in regards to widening the driveway and the necessity for the wider driveway. Board members had questions regarding the distance from the curb cut to First Street and if there would be any safety issues. Board members asked if the driveway could be tapered. After further Board discussion the application was carried to November 12, 2019 without further notice.

JOYCE CARUSO – An application to permit the construction of a new covered front porch and covered deck which will result in a front yard setback of 36.04 feet, where 40 feet is required and a rear yard setback of 25.3 feet, where 30 feet is required at 177 Katherine Road, Block 2302, Lot 2, in the R-2 Zone. Robert Caruso, homeowner, was sworn and testified regarding the proposed covered front porch and the deck. Mr. Caruso explained that the variances were caused by an irregular shaped property. Board members asked if the deck or porch would be enclosed. Mr. Caruso stipulated that the deck and front porch would never be enclosed. There were no questions or comments from the public. Following Board deliberation, Mr. Papietro made a motion to approve the application, Mr. Negrycz seconded, and the application was approved.

Resolution memorialization:       The following resolution was memorialized:

-        Carlone, 897 Best Court

The meeting was adjourned at 9:28 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       November 12

  • Hits: 17

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

September 24, 2019

Opening:

The regular public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:45 p.m.

 

Present:       Sergio Alegre, Diana Ruhl, Isaac Lebow, Jonathan Papietro and Matthew Bandelt. Also present were Ben Cascio, Esq., substituting for Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Greg Brown, Gary Negrycz

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:

 

Chairman Alegre announced that the Desciak, 33 Barrington Road application was carried to October 8, 2019, with no further notice. 

New Business:

 

BRETT & CAITLIN WORMSER - An application to permit the construction of a front portico, second floor addition, one story addition and relocation of garage which will result in a front yard setback of 19.9 feet to the steps and 25.23 feet to the addition, where 45 feet is required; side yard setbacks of 12.26 feet to the attic and 12.8 feet to the one story addition on the left, 13.8 feet to the 2nd floor addition and 16.4 feet tot eh attic addition on the right, where 20 feet is required; coverage by above grade structures within 140 feet of the front lot line of 21.4%, where 20% is permitted; garage side yard setback of 2.79 feet, where 5 feet is required at 415 Arden Court, Block 4106, Lot 22, in the R-1 Zone. Brett and Caitlin Wormser were sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Wormser distributed a photo packet which was marked as Exhibit A-1 and testified regarding the photos.

Mr. Schlicht testified regarding the existing conditions on the property and the drawings he prepared. Mr. Schlicht described the proposed floor plans and testified regarding the necessity of moving the garage and why it could not conform to the code. Board members had questions regarding the placement of the garage and asked why it could not be situated five feet from the property line. Mr. Schlicht explained that it would be difficult to get vehicles into the garage if it was moved to the right. Board members asked about the necessity of the size of the proposed mudroom.

Mr. Schlicht continued his testimony regarding the proposed variances and explained that due to the narrowness of the lot, anything they propose will create a variance. Board members asked about the left side yard setback and how it would impact the neighbors. Mr. Schlicht referred to the photos and explained that there were trees between the houses. Board members were concerned about the height of the house.

There were no questions or comments from the public. The hearing was carried to October 22, 2019 without further notice.

JOSEPH CARLONE – An application to permit the construction of a new roof on the existing garage which will result in an expansion/alteration of a non-conforming structure at 897 Best Court, Block 5003, Lot 18, in the R-1 Zone. Joseph Carlone, homeowner, was sworn and testified regarding the proposed roof on the existing non-conforming garage stating that the existing structure is in disrepair, mismatched and leaking. Board members asked if there would be storage above the garage and Mr. Carlone said there would not be any storage area. There were no questions or comments from the public. Following Board deliberation, Mr. Bandelt made a motion to approve the application as presented, Mr. Papietro seconded, and the application was approved.

 

STEPHEN & ALISON FENECH – An application to permit the construction of an  addition and covered porch which will result in a front yard setback of 21.1 feet to the addition, where 40 feet is required; a side yard setback of 8.4 feet, where 10 feet is required; coverage by above grade structures of 21.05% on the whole lot and 25.11% within 140 feet of the front lot line, where 20% is permitted; coverage by improvements on the whole lot of 47.16%, where 40% is permitted and 53.7% within 140 feet of the front lot line, where 45%/3,150 square feet is permitted; gross building area within 140 feet of the front lot line of 40.34%/2,824 square feet, where 35%/3,450 square feet is permitted at 236 Lakeview Drive, Block 2508, Lot 5, in the R-2 Zone. John Veteri, Esq., entered his appearance on behalf of the applicant and made opening remarks, stating that the homeowners were currently out of the country. Mr. Veteri gave a description of the property and the need for the addition and the variances being sought.

Christopher Canzani, who designed the plans, but is not a licensed architect, was sworn. Mr. Canzani described the proposed addition and the floor plans. Board members asked about the second floor plan. Mr. Canzani explained that the ceiling in the front of the house was 18 feet and the space was included in the gross building area calculations. Mr. Canzani described the proposed elevations. Board members asked about the attic space. Board members asked about the hardship, which Mr. Canzani said was the narrowness of the lot. Board members suggested that rather than having the high open ceiling area, the space could be used for bedrooms and to reduce the size of the addition. Board members asked about the size and necessity of the driveway.

Following Board discussion, the application was carried to October 22, 2019 without further notice.

The meeting was adjourned at 10:00 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       November 12, 2019

  • Hits: 13

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

AGENDA

Tuesday, November 12, 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:          September 24, 2019; October 8, 2019; October 22, 2019

Non-agenda items:

          Board member comments

          Members of the public comments

Public hearings

          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 June 25, 2019 without further notice) (Carried from October 8, 2019 without further notice)

MICHAEL & HEATHER ZYNCZENKO – An application to permit the widening of a driveway to 19 feet, where 12.6 feet is the maximum permitted at 598 Cliff Street, Block 1509, Lot 1, in the R-2 Zone. (Continued from October 8, 2019 without further notice)

 

AGENDA – CONTINUATION                                                                   November 12, 2019

KARO & MAGGIE TOULOUGHIAN – An application to permit the construction of a second story addition, front porch and deck on the existing dwelling, which will result in a front yard setback on Delaware Avenue of 36 feet, and on S. Pleasant Avenue of 26 feet, where 40 feet is required and a rear yard setback of 14.88 feet, where 30 feet is required at 443 South Pleasant Avenue, Block 4506, Lot 1 in the R-2 Zone.

(Continued from October 8, 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) (Carry to November 26, 2019)

 

New Business:

LOUIS GOLD – An application to permit the construction of a front entry which will result in a front yard setback of 30.5 feet, where 40 feet is required at 511 North Monroe Street, Block 1603, Lot 17, in an R-2 Zone.

FORMAN – An application to permit the construction of a basement and 2nd floor addition which will result in a rear yard setback of 28.7 feet to the basement and 31.3 feet to the 2nd floor, where 40 feet is required at 51 Monte Vista Avenue, Block 2103, Lot 9, in an R-110 Zone.

 

ERIC ROOS – An application for Certification of Nonconforming Use at 560 Route 17 North, Block 4704, Lot 6, in an R-125 (Carry to January 14, 2019, without further notice)

Resolution memorialization:        

-        Okumus, 291 Midvale St. – extension of variance approval

-        Follender, 244 S. Pleasant Avenue

-        O’Dwyer, 301 Hamilton Road

         

Discussion:   Topics for discussion for the December 10, 2019 Work Session

Adjournment

         

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