20191126 Zoning Board of Adjustment Minutes

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

November 26, 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, Jonathan Papietro and Matthew Bandelt. Also present were Ben Cascio, Esq., substituting for Bruce Whitaker, Esq., Board Attorney; Maryann Bucci-Carter, Village Planner, and Jane Wondergem, Board Secretary.

Absent:        Greg Brown, Isaac Lebow, Daniel Perlman

Minutes:      The minutes from October 29, 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 Michel and Linda Mouravieff, 525 North Maple Avenue, application was carried to February 4, 2020, with notice, and the Thomas Stachelrodt, 334 South Broad Street application was carried to January 14, 2020, without further notice.

 

Applications:

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. Xiomara Paredes was sworn and her credentials as a licensed architect accepted. Jamie and Jana Katcher, homeowners, were sworn. Ms. Paredes testified regarding the existing conditions on the property and the proposed one story addition. Ms. Paredes displayed an aerial view of the area, marked as Exhibit A-1. Ms. Paredes testified regarding the floor plans. The hardship, according to Ms. Paredes, is the deficient lot size. Board members had questions regarding the enclosed porch, the location of the gas line and if they ever intend to enclose the porch. Ms. Paredes stated that the materials being used dictate that it would not be a livable space.

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

 

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) John Veteri, Esq., was present on behalf of the applicant and commented on the revisions made since the previous meeting. Kevin Spink, architect, was previously sworn testified as to the revisions and reductions made. Mr. Spink stated that the addition at the rear of the house was reduced and the massing was reduced by eliminating part of the 2nd floor addition, and the variance for coverage by improvements within 140 feet of the front lot line was eliminated. Board members asked for a breakdown of the main changes and how many variances are being requested. Board members asked about the size of the open porch area and what the typical front yard setback is for the neighborhood. Mr. Spink stated that the average front yard setback in the area is 26.7 feet.

There were no questions from the public. Lori Finley, 775 Amaryllis Avenue, Oradell, spoke on behalf of her daughter, the homeowner, in support of the variances being requested.

Following Board deliberation, Mr. Bandelt made a motion to approve, Ms. Ruhl seconded, and the application was approved with the condition that the porches never be enclosed.

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. Scott Bella was sworn and his credentials as a licensed architect accepted. Mr. Bella was present on behalf of the applicants who were not present. Mr. Cascio asked for clarification regarding a discrepancy in the name of the applicants from what was on the application and what is on the plans. Mr. Bella said the name on the application was correct. Mr. Bella testified as to what is existing on the property and what is being proposed. Mr. Bella commented that the hardship is the slope of the property on Morningside Road and on Hillcrest Road.

Board members asked about the necessity of keeping the portion of the original driveway. Mr. Bella said it was for easier access to the front door. Board members asked about the amount of soil movement, the retaining walls and new driveway. Board members expressed several concerns and questioned if the garage area would count towards gross building area.

The hearing was carried to January 14, 2020, without further notice.

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. Richard and Rachel Gentile were sworn. Mr. Gentile testified regarding what is being proposed and the variances being requested. Mr. Gentile described the proposed floor plan and porch expansion. Board members asked for additional detail on the plans. Board members said the gross building area was calculated incorrectly as it was not measured to the outside walls. Board members asked the applicant to come back with more comprehensive drawings and the correct calculations.

The hearing was carried to January 14, 2020, without further notice.

Resolution memorialization:      The following resolutions were memorialized:

          -         Gold, 511 North Monroe Street

          -         Forman, 51 Monte Vista Road

 

The meeting was adjourned at 10:04 p.m.

Minutes submitted by:  Jane Wondergem, Board Secretary

Date Approved:       December 10, 2019

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