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VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 

AGENDA

Tuesday, February 25, 2020

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:

 

PATRICK HIGGINS & ADELE HIGGINS – An application to permit the construction of a two-story addition which will result in a side yard setback of 12/6 feet, where 15 feet is required and a combined side yard setback of 28.3 feet, where 30 feet is required at 29 North Pleasant Avenue, Block 3507, Lot 23.01, in an R-1 Zone. (Continued from February 11, 2020 without further notice) (Carried to March 10, 2020 without further notice)

 

New Business:

 

DEBORAH FIGUEROA – An application to permit the construction of a deck which will result in a side yard setback of 8.1 feet, where 10 feet is required and coverage by above-grade structures of 23.9%, where 20% is permitted at 461 Van Buren Street, Block 3105, Lot 33, in an R-2 Zone.

 

 

AGENDA – CONTINUATION                                               February 25, 2020

 

ERIC ROOS – An application for Certification of Nonconforming Use at 560 Route 17 North, Block 4704, Lot 6, in an R-125 Zone.

 

MICHAEL SHADDOW – An application to permit the construction of one and two story additions, pool and patio which will result in a minimum side yard setback of 18.27 feet to the addition and 15.27 feet to the landing and steps, where 23.67 feet is required; coverage by above-grade structures within 140 feet of the front lot line of 21.28%, where 20% is permitted; coverage by improvements within 140 feet of the front lot line of 50.5%, where 45% is permitted; and driveway width of 32 feet, where 17 feet is permitted at 302 Prospect Street, Block 4103, Lot 6, in an R-1 Zone. (Carried to March 10, 2020 without further notice)

 

Resolution memorialization:                  

 

Discussion:  

 

Adjournment

  • Hits: 37
VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT AGENDA
Tuesday, February 11, 2020  :  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:January 28, 2020 
 
Non-agenda items:
         Board member comments
         Members of the public comments
 
Public hearings
        Old Business:
 
MICHEL & LINDA MOURAVIEFF – An amended application to permit the applicant to continue to use and occupy the existing two-story dwelling and to convert the existing professional office space to a new dwelling unit, and to lease that dwelling unit to a third-party for use and occupancy as a residential apartment, which is not a permitted use at 525 North Maple Avenue, Block 2904, Lot 16, in an R-2 Zone.
 
AGENDA – CONTINUATION February 11, 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.  (Carried from January 28, 2020 without further notice)
 
PATRICK HIGGINS & ADELE HIGGINS – An application to permit the construction of a two-story addition which will result in a side yard setback of 12/6 feet, where 15 feet is required and a combined side yard setback of 28.3 feet, where 30 feet is required at 29 North Pleasant Avenue, Block 3507, Lot 23.01, in an R-1 Zone.
 
BARRY & JILLIAN CULLINANE – An application to permit the construction of an above ground deck off the rear façade of the home which will result in a rear yard setback of 17.96 feet, where 30 feet is required, and coverage by above-grade structures of 22.1%, where 20% is permitted at 651 Newcomb Road, Block 4505, Lot 20, in an R-2 Zone.
 
KEVIN & OLGA SMILON – An application to permit a 1 ½ story addition over the existing dwelling and a raised deck which will result in a rear yard setback to the deck of 14 feet, where 30 feet is required; coverage by above-grade structures of 22.9%, where 20% is permitted; distance from accessory building to principle structure of 5 feet, where 12 feet is required at 643 Ellington Road, Block 4607, Lot 41, in an R-2 Zone.
 
                  Resolution memorialization: DeMercado and Barkley, 104 S. Irving Street Carfora, 32 Reynen Court
   
                 Discussion: 
  
                 Adjournment
  • Hits: 42

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 

AGENDA

Tuesday, February 11, 2020

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:          January 28, 2020   

 

Non-agenda items:

 

          Board member comments

 

          Members of the public comments

 

Public hearings

 

          Old Business:

 

MICHEL & LINDA MOURAVIEFF – An amended application to permit the applicant to continue to use and occupy the existing two-story dwelling and to convert the existing professional office space to a new dwelling unit, and to lease that dwelling unit to a third-party for use and occupancy as a residential apartment, which is not a permitted use at 525 North Maple Avenue, Block 2904, Lot 16, in an R-2 Zone.

 

 

 

 

AGENDA – CONTINUATION                                               February 11, 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.  (Carried from January 28, 2020 without further notice)

 

PATRICK HIGGINS & ADELE HIGGINS – An application to permit the construction of a two-story addition which will result in a side yard setback of 12/6 feet, where 15 feet is required and a combined side yard setback of 28.3 feet, where 30 feet is required at 29 North Pleasant Avenue, Block 3507, Lot 23.01, in an R-1 Zone.

 

BARRY & JILLIAN CULLINANE – An application to permit the construction of an above ground deck off the rear façade of the home which will result in a rear yard setback of 17.96 feet, where 30 feet is required, and coverage by above-grade structures of 22.1%, where 20% is permitted at 651 Newcomb Road, Block 4505, Lot 20, in an R-2 Zone.

 

KEVIN & OLGA SMILON – An application to permit a 1 ½ story addition over the existing dwelling and a raised deck which will result in a rear yard setback to the deck of 14 feet, where 30 feet is required; coverage by above-grade structures of 22.9%, where 20% is permitted; distance from accessory building to principle structure of 5 feet, where 12 feet is required at 643 Ellington Road, Block 4607, Lot 41, in an R-2 Zone.

 

          Resolution memorialization:         DeMercado and Barkley, 104 S. Irving Street

                                                            Carfora, 32 Reynen Court

 

          Discussion:  

 

          Adjournment

  • Hits: 30

VILLAGE OF RIDGEWOOD ZONING BOARD OF ADJUSTMENT

 

AGENDA

Tuesday, January 14, 2020

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:          December 10, 2019

 

Non-agenda items:

 

          Board member comments

 

          Members of the public comments

 

Public hearings

 

          Old Business:

 

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)

 

 

AGENDA – CONTINUATION                                               January 14, 2020

 

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)

 

          New Business:

 

ERIC ROOS – An application for Certification of Nonconforming Use at 560 Route 17 North, Block 4704, Lot 6, in an R-125 (Carried from November 12, 2019) (Rescheduled for February 25, 2020, with notice)

 

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.  (Carried from November 26, 2019 without further notice) (Carry to January 28, 2020, without further notice)

 

          JOHN MUSINSKI, AIA/Demercado –     An application to permit the construction of a one story addition which will result in a front yard setback of 32.47 feet, where 40 feet is required at 104 S. Irving Street, Block 4003, Lot 6, in an R-2 Zone. (Carry to January 28, 2020 without further notice)

 

          Resolution memorialization:         Robinson/Hall, 151 West End Avenue

 

          Discussion:   Site Plan Committee -    Stiles, 674 Eastern Court

-        Kaushansky, 143 Kenilworth Road

 

          Adjournment

 

  • Hits: 42

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

January 14, 2020

Opening:

 

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.

 

Absent:       

 

Minutes:      The minutes from December 10, 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.

 

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.

 

Discussion:

 

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.

 

Old Business:

 

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

  • Hits: 40

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