VILLAGE OF RIDGEWOOD
BOARD OF ADJUSTMENT
January 14, 2020
The regular 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, Greg Brown, Gary Negrycz, Diana Ruhl, Jonathan Papietro, Isaac Lebow, Matthew Bandelt and Daniel Perlman. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.
Minutes: The minutes from December 10, 2019 were adopted.
Board member comments: There were no comments at this time.
Members of the public comments: There were no comments at this time.
Chairman Alegre announced that the Eric Roos, 560 Route 17 North, application was rescheduled for February 25, 2020 and the matter would be re-noticed and re-published. The Thomas Stachelrodt, 334 South Broad Street, application was carried to January 28, 2020 without further notice. The John Musinski/Demercado, 104 South Irving Street, application was carried to January 28, 2020 without further notice.
Steven Stiles, 674 Eastern Court – Andrew Kohut, Esq., was present with Mr. Stiles and explained during construction on the addition which was previously approved by the Board, the wall facing Pershing Avenue collapsed due to a rotted sill and they were advised by the Building Department that they needed to come back to the Board. Mr. Kohut explained that they are proposing to replace the sill plate and the studs and continue with construction of the approved plans, and there are no changes to what was approved. Board members asked about the condition in the resolution that the attic stairs in the plans be replaced with pull-down stairs. While the plans were being reviewed the discussion was put on hold.
Kaushansky, 143 Kenilworth Road – Samuel Kaushansky was present and explained to the Board that during construction for the previously approved expansion of the existing front porch to wrap around the house, it was discovered that there were no footings in place under the existing porch and the structure was resting on large blocks of blue stone and the supporting wood joists were rotted. Mr. Kaushansky stated that he advised the contractor to demolish the existing porch and was subsequently told by the Building Department to stop construction until he speaks to the Board. Board members asked if he had recorded the deed restriction, stating that the porch shall never be enclosed, as per the resolution. Mr. Kaushansky stated that he did. Board members verified that the new porch would be replaced according to what was approved. All eligible Board members voted to allow Mr. Kaushansky to continue construction without further Board action.
Steven Stiles, 674 Eastern Court – Upon review of the plans, it was shown that there will be pull down stairs to the attic as required. All eligible Board members voted to allow Mr. Stiles to continue construction without further Board action.
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. (Continued from November 26, 2019 without further notice) William Brown was sworn and his credentials as a licensed architect were accepted. Mr. Gentile was also present. Mr. Brown testified regarding the floor plans, addressing concerns from Board members from the previous meeting regarding gross building area. Board members asked if Mr. Gentile would agree to the stipulation that the porch would never be enclosed. Mr. Gentile agreed.
There were no questions or comments from the public. Following Board deliberation, Mr. Papietro made a motion to approve the application with the discussed conditions, Mr. Lebow seconded, and the application was approved with 5 members voting yes, and 2 members voting against.
Mr. Perlman left the meeting.
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. (Continued from November 26, 2019) Elsa Felipe was present with Scott Bella, architect, who was previously sworn. Mr. Bella testified as to the revisions stating that the plans were revised, reducing the proposed covered porch to eliminate the variance for coverage by above-grade structures. Mr. Bella explained to the Board that the portion of the existing driveway to remain is due to the bus stop on that street.
Board members had questions about the landscaping and the walls and the necessity of the driveway on Hillcrest Avenue. There were questions about the width of the proposed driveway and what is permitted. It was determined there is no variance needed for the width of the driveway.
Jose Molina, 941 Hillcrest Road, was sworn and testified regarding the remaining driveway and the reason for keeping it. Board members continued to question the necessity and the hardship. Board members asked about a discrepancy in the calculations between the architectural plans and the site plan.
Mr. Bella, Ms. Felipe and Mr. Molina asked for time to discuss the issue and agreed to remove the driveway and curb cut on Hillcrest.
There were no questions or comments from the public. Following Board deliberation Mr. Negrycz made a motion to approve with the condition that the driveway and curb cut on Hillcrest will be removed, Belgian block will be placed along the side of the proposed driveway, the site plan and architectural plans will be revised so that all calculations match. Mr. Bandelt seconded and the application was approved with yes votes from all members.
Resolution memorialization: The resolution for Terrance Robinson and William Hall, 151 West End Avenue, was memorialized as presented following discussion regarding correspondence received from Richard Brovarone, Esq., and Marcia Ringel.
The meeting was adjourned at 9:12 p.m.
Minutes submitted by: Jane Wondergem, Board Secretary
Date Approved: January 28, 2020