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VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 

AGENDA

Tuesday, October 8, 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 10, 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) (Carry to November 12 without further notice)

 

 

AGENDA – CONTINUATION                                               October 8, 2019

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)

 

          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.

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.

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.

          Resolution memorialization:         Carlone, 897 Best Court

          Discussion:  

          Adjournment

         

         

  • Hits: 40

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 

AGENDA

Tuesday, September 24, 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:

 

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 21.6%, where 20% is permitted at 33 Barrington Road, Block 1501, Lot 8, in the R-2 Zone. (Continued from July 9, 2019; September 10, 2019) (Carry to October 8, 2019 without 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.

 

AGENDA – CONTINUATION                                                                                  September 24, 2019

 

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.

 

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.

 

 

            Resolution memorialization:  

 

            Discussion:     

 

            Adjournment

  • Hits: 90

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 

AGENDA

Tuesday, September 10, 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:          August 13, 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)

 

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 AGENDA – CONTINUATION                                                September 10, 2019

 

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) (Carried from July 9, 2019 without further notice)

 

ANJU & MANOJ WAGH – An application to permit the conversion of the existing open front porch into living space which will result in a front yard setback of 34.67 feet, where 40 feet is required at 285 Midvale Street, Block 2317, Lot 3.01, in the R-2 Zone. (Continued from July 23, 2019 without further notice)

 

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 21.6%, where 20% is permitted at 33 Barrington Road, Block 1501, Lot 8, in the R-2 Zone. (Continued from July 9, 2019) (Carried from August 13, 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 July 9, 2019 without further notice) (Carried from July 23, 2019 without further notice)

 

          New Business:

JOSEPH ARCIPRETE & TARA ALLERTON – An application to permit the construction of a one-story, two-story and second story addition and covered patio, which will result in a front yard setback on Collingwood Place of 29.5 feet, where 45 feet is required at 355 Fairway Road, Block 3501, Lot 8, in an R-2 Zone.

          Resolution memorialization:         Wardan, 203 Spencer Place

                                                           

          Discussion:  

-        Extension of variance approval for Gold, 51 N. Monroe Street

-        Site Plan Committee report on Wall, 142 Elmsley Court

                             

          Adjournment

         

  • Hits: 106

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

July 23, 2019

Opening:

The regular public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:43 p.m.

 

Present:       Sergio Alegre, Greg Brown, Gary Negrycz, Diana Ruhl (9:30 p.m.), Isaac Lebow and Jonathan Papietro. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

Absent:        Matthew Bandelt

Approval of Minutes:       The minutes from May 14, 2019; May 28, 2019 and July 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 Mouravieff, 525 North Maple Avenue, application was carried to September 10, 2019 without further notice.   

Old Business:

 

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 May 28, 2019 and carried from June 25, 2019 without further notice) David Rutherford, Esq., appeared on behalf of the applicants and briefly reviewed the revisions. Michael Scro, architect, was previously sworn and testified as to the revisions in response to Board members’ comments from the May 28 meeting. Mr. Scro testified regarding the open porch, floor plans, elevations and the driveway.

Mr. Whitaker clarified the side yard setback dimensions and the height of the building. Board members had questions regarding the size of the patio and the floor plan, expressing concern about the overall gross building area increase. 

There were no questions from the public.

Public comment: Scott Bieler, 307 Hamilton Road and Joe Palughi, 241 Hamilton Road, were sworn testified in support of the application.

The hearing was carried to August 13, 2019 without further notice.

New Business:

 

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. Neil and Katherine Doolan were sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. A photo packet was distributed and marked as Exhibit A-1. Mr. Schlicht testified regarding the existing conditions and what was proposed as per his drawings. Mr. Schlicht explained the variances being requested, including the side yard setback variance for the proposed air conditioner condensers. Board members had questions regarding the condensers and if they could be placed behind the house and the homeowner said they would place them behind the house. Board members asked if the addition could go towards the rear of the property rather than exacerbating the side yard setback variance. Mr. Schlicht spoke of the narrowness of the property.

Public questions: Sandra Brainard, 715 Parsons Road, had questions about the drainage as she lives behind the subject property and there is already an issue with drainage. Mr. Schlicht stated that the proposed increase is below what would require a seepage pit.

Public comments: Sandra Brainard, 715 Parsons Road, was sworn and read a statement concerning the drainage and steep slope concerns.

Erin Katz, 706 Belmont Road, was sworn and spoke in support of the application stating that she resides next door to the property and had no issues with the side yard setback variance as there are bushes between the houses.

Mr. Whitaker said that the Board would request that the Village Engineer visit the site and review the application and the Board would defer to the Village Engineer’s review. The hearing was carried to August 13, 2019 without further notice

Diana Ruhl arrived to the meeting.

 

STEPHEN & MICHELLE STRAUSS – An application to permit the construction of a 1-story addition to the and covered front porch to the front of the home which will result in a front yard setback of 28 feet, where 40 feet is required at 231 Pearsall Avenue, Block 3212, Lot 10, in an R-2 Zone. Mr. Lebow recused himself from this hearing. David Rutherford, Esq., entered his appearance on behalf of the applicants who were not present. Mr. Rutherford made opening remarks. Jordan Rosenberg was sworn and his credentials as a licensed architect accepted. Mr. Rosenberg testified as to his drawings, which were marked as Exhibit A-1. Mr. Rosenberg showed photos of the property which were marked as Exhibits A-2 thru A-4. Board members asked about the gross building area and the attic space.

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

ANJU & MANOJ WAGH – An application to permit the conversion of the existing open front porch into living space which will result in a front yard setback of 34.67 feet, where 40 feet is required at 285 Midvale Street, Block 2317, Lot 3.01, in the R-2 Zone. Anju Wagh, homeowner, was sworn and made introductory remarks. John Musinski was sworn and his credentials as a licensed architect accepted. Mr. Musinski testified as to the drawings he prepared explaining that the footprint is not increasing as they are enclosing the existing porch and adding a roof overhang over the front door. Board members asked if the front yard setback would be exacerbated, Mr. Musinski said it would not. Board members asked about the gross building area and it was determined that the basement area was not calculated. The survey which was submitted with the application did not accurately show the existing conditions. The hearing was carried to September 10, 2019 without further notice so the applicant could have a new survey prepared and submit the correct gross building area calculations.

Resolution memorialization:         The following resolutions were memorialized:

-        Stiles, 674 Eastern Court

-        Johnson, 105 Somerville Road

 

Meeting was adjourned at 10:33 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       August 13, 2019

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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

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