VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

APRIL 26, 2022

 

Opening:

 

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

 

Present:  Greg Brown (8:40 p.m.), Matthew Bandelt, Gary Negrycz, Jonathan Papietro, Michael Pickholz and Jason Curreri. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

 

Absent:  Diana Ruhl, Isaac Lebow and Harold Maxwell

 

Minutes:          The minutes from April 12, 2022 were adopted.

 

Non-agenda items:

 

            Board member comments: Mr. Whitaker announced that David Rutherford suffered a heart attack and asked for prayers.

 

Members of the public comments: There were no comments at this time.

 

Public hearings

 

Mr. Bandelt announced that the Tesser, 380 Bedford Road, and the Hearn, 324 Beechwood Road, applications were carried to May 10, 2022 without further notice.

 

New Business:

 

JAMES & CORINNE CLIFFORD – An application to permit the construction of an at-grade, two-car garage on the Norman Dr. side of the home, which will replace the existing garage underneath the home, which would result in a front yard setback of 10.2 feet on Norman Dr. and 24 feet on Richards Rd., where 40 feet is required; Coverage by above grade structures of 23.9%, where 20% is permitted and gross building area of 32.5%, where 32% is permitted at 318 Richards Road, Block 1106, Lot 1, in an R-1 Zone. 

 

Rocco Orlando was sworn and his credentials as a licensed architect accepted. Mr. Orlando made opening remarks describing the property, undersized lot.

 

James Clifford, homeowner, was sworn and testified regarding flooding which took place on the property and testified as to the photos and video which were submitted showing the flooding and the damage caused by the flooding. Mr. Clifford explained the drains and pumps he has in place at this time and how they are not solving the issue.

 

Mr. Orlando testified regarding the drawings he prepared and the variances being requested. Mr. Orlando read from the rider submitted with the application by David Rutherford, Esq. to address the legal basis for variance relief and explained the hardships. Mr. Orlando referred to the memorandum by the Village Engineer which recommended approval of the proposed renovations.

 

Mr. Clifford showed pictures he submitted of other properties in the neighborhood which had similar garages.

 

Board members asked about prior steps taken to address the issues. Mr. Clifford described the existing seepage pits and drains. Board members asked how the 600 square feet of additional basement space would be utilized, Mr. Clifford said it would be storage only. Board members suggested relocating the mudroom.

 

Mr. Whitaker confirmed the variances being requested and the distance to the street from the proposed garage.

 

Corinne Clifford was sworn and stated that they are requesting the variances out of necessity only due to the severe flooding.

 

There were no questions from the public.

 

Public comment:

 

John Cavanagh, 770 Norman Drive, spoke in support of the application.

 

Peter Safirstein, 780 Norman Drive, spoke in support of the application and stated that it is a necessity.

 

The hearing was closed. Following Board deliberation Mr. Negrycz made a motion to approve with the condition that if the plans are revised without increasing the variances being sought, the applicant will not need to come back to the Board. Mr. Pickholz seconded and the application was approved.

 

Greg Browned arrived to the meeting at 8:40 p.m.

 

ANDREW & CAROLYN GNERRE – An application to permit the construction of a one and two-story addition which would result in coverage by above structures within 140 feet of the front lot line of 22.4%, where 20% is permitted at 280 South Pleasant Avenue, Block 4303, Lot 16, in an R-2 Zone.

 

Carolyn and Andrew Gnerre, homeowners, were sworn and Ms. Gnerre made opening remarks.

 

Rick Migliorelli was sworn and his credentials as a licensed architect accepted. Mr. Migliorelli testified regarding the proposed addition, stating that the narrowness of the property creates the hardship.

 

Board members asked about the additional coverage area. Board members asked if a variance would be needed if the lot were conforming in width. Board members asked if an additional variance is needed due to the distance between the garage and the house being 10 feet where 12 feet is required. Mr. Migliorelli stated that the state requires 10 feet and that the pertinent area of the garage that is within 10 feet of the addition will be fire proofed with fire rated material to standards required by the UCC code. Mr. Whitaker said the variance could be approved at this time.

 

There were no questions or comments from the public.

 

The hearing was closed. Following Board deliberation Mr. Bandelt made a motion to approve, Mr. Pickholz seconded, and the application was approved.

 

Discussion:    Starbucks, 121 Franklin Avenue – proposes signage – Mr. Whitaker did not participate in the discussion due to a conflict of interest.

 

Board membered reviewed and discussed the proposed relocation of the pre-menu board and the menu board at the drive-thru Starbucks. Board members determined that the benefits from the proposed relocation were not clear and a more detailed drawing should be submitted to the Site Plan Committee for review.

 

 

JOSEPH & KATHRYN SCHMIDT – An application to permit the construction of a two-story addition, including an attached garage, which would result in a side yard setback of 5 feet, where 24.88 feet is required at 123 South Irving Street, Block 4005, Lot 25, in an R-1 Zone.

 

Mr. Pickholz recused himself from this hearing and left the meeting at 9:00 p.m.

 

Joseph Schmidt, homeowner, was sworn and testified regarding the lack of a garage on the property. Mr. Schmidt testified that the proposed garage would be aesthetically attractive.

 

Board members asked about the existing garage. Mr. Schmidt said the structure which is labeled on the survey as a garage is actually an 8 x 10 foot shed and no car would fit in it. Board members asked if the garage could be put on the other side of the house. Mr. Schmidt said it would be awkward and disruptive to the existing layout of the house. Board members asked if a detached garage in the rear of the yard had been considered. Mr. Schmidt said they would need to take down trees. Board members commented that the lot is oversized and there should be a way to construct a garage without variances. Board members asked if a smaller version had been considered.

 

The hearing was carried to June 14, 2022 without further notice.

 

Resolution memorialization:            The following resolution was memorialized:

 

-        Fels, 227 Sunset Avenue

 

The meeting was adjourned at 9:30 p.m.

 

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           May 10, 2022

  • Hits: 139

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

APRIL 12, 2022

 

Opening:

 

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

 

Present:  Matthew Bandelt, Diana Ruhl, Gary Negrycz, Jonathan Papietro, Jason Curreri and Harold Maxwell. Also present were Bruce Whitaker, Esq., Board Attorney; Christopher Rutishauser, Village Engineer; Ron Reinertsen, Village Planner and Jane Wondergem, Board Secretary.

 

Absent:  Greg Brown, Isaac Lebow and Michael Pickholz

 

Minutes:          The minutes from March 22, 2022 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

 

New Business:

 

JARED & JULIA PILOSIO – An application for a Certificate of Non-Conformity to continue the use of a two-family house and an existing carriage house at 438 Van Dyke Street, Block 1701, Lot 6, in an R-2 Zone.

 

David Rutherford, Esq., entered his appearance and spoke to the Board regarding alternative means to present the testimony of a witness who is unable to attend the meeting due to health concerns. Following discussion with the Board it was decided that the witness would testify via Zoom. The hearing was carried to May 24, 2022 without further notice.

 

ANTONY ARACKATHARA – An application to create a rockery which will result in the disturbance of a steep slopes and height of a retaining wall in the front yard at 481 Upper Boulevard, Block 1513, Lot 1, in an R-2 Zone.

 

David Rutherford, Esq., entered his appearance and made opening remarks.

 

Mark Martins was sworn and his credentials as a licensed engineer accepted. Mr. Martins testified regarding the survey, marked as Exhibit A-1, stating that it was done prior to demolition of the existing house and before construction of the new house. Mr. Martins described the topography of the property and addressed Adams Street, which is a paper street behind the property which is not improved. Mr. Martins explained the steep slope and grading of the property.

 

Mr. Martins testified regarding the plot plan, marked as Exhibit A-2. Mr. Martins testified that the applicant wanted to make the backyard useable, but did not want to build retaining walls. Mr. Martins described the area of steep slope and the proposed rockery.

 

Mr. Rutherford referred to Mr. Rutishauser’s report and Mr. Martin addressed any concerns regarding the rockery, soil moving and storm water issues.

 

Board members asked what the exception to steep slope ordinance they are relying on and Mr. Rutherford said it was 190-120E(1)(b)[4]. Board members asked what the hardship is and if there would have been a hardship if the new house was put in the same location as the previous house. Mr. Martin explained that the location of the house does not change the hardship of the inability to use the yard. Board members asked if it was unstable. Board members asked if a rockery is a retaining wall. Mr. Rutherford said the zoning officer did not consider it to be a retaining wall.

 

Board members asked if the wall was impervious. Christopher Rutishauser, Village Engineer, was sworn. Mr. Rutishauser said it is not considered impervious and that storm water management has been addressed properly on the site.

 

Public questions:

 

Rich Mazzela, 467 Upper Blvd., asked about drainage and how to be sure the water will be contained and asked why they are looking for more land when it is a large lot. Mr. Martin explained that they are not looking for more land but to maximize what is there.

 

Mr. Rutherford asked Mr. Martin about two areas of storm water concerns, one with the house and the other with the rockery, which are two separate and unrelated issues which are each being addressed.

 

Board members asked if the rockery would absorb as much as the trees would. Mr. Martin stated that there would be plantings in the rocks.

 

Scott Greer was sworn and his credentials as a landscape designer accepted. Mr. Greer testified regarding the landscape plan, marked as Exhibit A-3, and showed photos of sample rockeries with landscaping. Mr. Greer testified regarding the construction and maintenance of the plants and the technique of stabilizing a slope with rocks and plants.

 

There were no professional or public questions for Mr. Greer.

 

The hearing was carried to June 14, 2022 without further notice.

 

SALIM BHORE & GAZALA DAVE – An application to permit the construction of a two story addition which would result in total coverage by improvement of 57.61% where 45% is the maximum permitted; total coverage by improvement within 140 feet of the front lot line of 59.8% where 45% is the maximum permitted at 85 Oak Street, Block 2010, Lot 21, in an R-3 Zone.

 

Salim Bhore, homeowner, was sworn and made opening remarks.

 

John Musinski was sworn and his credentials as a licensed architect accepted. Mr. Musinski testified regarding the drawings he prepared. Mr. Musinski described the property and what was being proposed, the existing non-conformities and identified the proposed variances.

Board members asked how the existing non-conformities came to be and about the existing driveway. Mr. Musinski explained that it is a narrow lot and the driveway needs to go to the garage and needs to have room to turn around as the driveway is long and narrow.

 

Mr. Whitaker explained that the lot coverage is well over what is permitted and they need to prove a hardship as the lot is not undersized. Board members said they would like to see a reduction in coverage by improvement.

 

The hearing was carried to May 24, 2022 without further notice.

 

RICHARD & CARLA FELS – An application to permit the construction of a one story addition which would result in a side yard setback of 15 feet, where 21.44 feet is required at 227 Sunset Avenue, Block 1918, Lot 12, in an R-110 Zone.

 

Claus Rademacher was sworn and his credentials as a licensed architect accepted. Mr. Rademacher was present on behalf of the homeowners. Mr. Whitaker said that Mr. Rademacher will need to submit a notarized authorization from the homeowners giving him authority to represent them before any resolution is memorialized.

 

Mr. Rademacher testified regarding the drawings he prepared explaining that the variance for side yard setback is continuance of the existing non-conformity and it is not being exacerbated. Mr. Rademacher testified that the plans were seen by the Historic Preservation Commission who recommended approval.

 

Board members asked about the gross building area which will need to be corrected on the zoning table, but is not a variance. Mr. Whitaker confirmed the variance being requested.

 

There were no questions or comments from the public.

 

Mr. Rademacher made closing remarks.

 

Following Board deliberation Mr. Negrycz made a motion to approve, Mr. Maxwell seconded and the application was approved.

 

Resolution memorialization:            The following resolutions were memorialized:

-        Cabranes, 329 Stilwell Place

-        McCann, 236 Walthery Avenue

-        Joyce, 217 Highland Avenue

-        Carr, 250 Gardner Road

-        Leventhal/Gorgo, 143 Brookside Avenue

-        Davis, 721 Newcomb Road

 

Discussion: Russo Family LP - 19-23 North Broad Street – Buttresses at rear of building.

Mr. Whitaker explained that a construction issue came about regarding the cantilever of the building which requires that buttresses be used for support. The Board discussed the change and determined that it is de minimus in nature and would not need to come back to the Board. A revised plan is to be submitted to the Board secretary for the file.

 

The meeting was adjourned at 10:47p.m.

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           April 26, 2022

  • Hits: 184

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

March 22, 2022

 

Opening:

 

The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:48 p.m.

 

Present:  Greg Brown, Matthew Bandelt, Diana Ruhl, Isaac Lebow, Jonathan Papietro, Jason Curreri and Harold Maxwell. Also present were Bruce Whitaker, Esq., Board Attorney; Maryann Bucci-Carter, Village Planner and Jane Wondergem, Board Secretary.

 

Absent:  Gary Negrycz and Michael Pickholz

 

Minutes:          The minutes from March 8, 2022 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

 

New Business:

 

DOUGLAS LEVENTHAL & JESSICA GORGO – An application to permit the construction of a rear covered open porch which will result in coverage by above-grade structures of 23.2 %, where 20 % is permitted and coverage by improvements of 45.6%, where 40 % is permitted at 143 Brookside Avenue, Block 4010, Lot 14, in an R-1 Zone. (Carried from January 25, 2022 without further notice)

 

Mr. Bandelt recused himself from this hearing.

 

Douglas Leventhal was sworn and made opening remarks.

 

Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht described the lot as being undersized and ‘L’ shaped, as the property along the rear of the lot is a driveway easement used by neighbors. Mr. Schlicht stated that they propose to remove the rear deck and replace with a covered porch. They are reducing the coverage by improvements, but a variance will still be needed. If the easement was not there, they would not need any variances.

 

Mr. Schlicht said that the plans were reviewed by the Historic Preservation Commission and their report recommending approval was included with the application.

 

Board members asked about the improvement coverage if the rear easement was not paved. Mr. Whitaker clarified that the rear drive is a deeded easement and cannot be removed. Mr. Schlicht stated that they would be compliant if the easement was not there.

There were no questions from the public.

 

Public comment: Denise Vollkommer, 137 Brookside Avenue, spoke in support of the application.

 

Mr. Schlicht summarized the application and stipulated that all porches will remain open and never be enclosed.

 

Following Board deliberation, Mr. Lebow made a motion to approve, Ms. Ruhl seconded and the application was approved.

 

The WARREN, 408 S. Pleasant Avenue, application was carried to May 24, 2022 without further notice.

 

NATE & KELLY HEARN – An application to permit the construction of a one story and 2nd floor addition which would result in a side yard setback to the first floor of 11.9 feet, and to the second floor of 14 feet, where 18.66 feet is required; and setback of air conditioning units of 6.5 feet, where 10 feet is required; and gross building area within 140 feet of the front lot line of 33.3%, where 32% is permitted; and for the construction of a covered patio, side patio and garage which would result in coverage by above grade structures of 21.1%, and coverage by above grade structures within 140 feet of the front lot line of  23.8% where 20% is permitted; setback to the side patio of 5 feet, where 10 feet is required; and a distance from the garage to the dwelling of 6.5 feet, where 12 feet is required at 324 Beechwood Road, Block 1811, Lot 5, in an R-1 Zone. (Carried from March 8, 2022 without further notice)

 

David Rutherford, Esq., entered his appearance and made opening remarks.

 

Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht testified that the survey accurately depicts the improvements on the property. Mr. Schlicht explained the zoning table and described the lot as deficient in size noting the existing nonconformities. Mr. Schlicht described the existing conditions on the property and testified that they propose to turn the existing attached garage into a family room and add a detached garage. Mr. Schlicht described the existing and proposed floor plans and the variances being requested. Mr. Schlicht testified that the proposed location for the garage made the most sense due to topographical issues. Mr. Schlicht explained that the proposed air conditioning condensers will be screened by an existing fence.

 

Mr. Schlicht distributed photos of neighboring homes and a rendering of what is proposed.

 

Board members asked if the air conditioning units needed to be in that location, Mr. Schlicht said they could be moved. Board members were concerned that there is a lot of coverage for a lot of that size. Board members had concerns about the amount of patio space and the covered patio.

 

Mr. Rutherford reviewed the concerns of the Board members. The hearing was carried without further notice to April 26, 2022.

 

OUTFRONT MEDIA LLC – An application for preliminary and final major site plan approval for the construction and operation of a single pole, double faced, digital multi-message advertising sign which is a prohibited use and will result in a second principal use; expansion of an existing non-conforming use and bulk variance relief at 500 Route 17 South, Block 4703, Lot 10, in the OB-2 Zone. (Carried from February 8, 2022 without further notice)

 

Mr. Whitaker went over the procedure for the hearing.

 

Lou D’Arminio, Esq., entered his appearance on behalf of Outfront Media, LLC.

 

Douglas Standriff, Esq., entered his appearance on behalf of AK Realty LLC.

 

Robert Inglima, Jr., Esq., entered his appearance on behalf of Bergen Convenience Flagship, Inc.

 

Mr. D’Arminio made opening remarks.

 

Jon Antal, General Manager of the New Jersey operation for Outfront Media, LLC, was sworn. Mr. Antal described the business.

 

An aerial map (Exhibit A-1), and the site plan (Exhibit A-2), were distributed and Mr. Antal showed the proposed location of the sign. Mr. Antal described the dimensions and appearance of the sign.

 

Photo simulations showing the location and size of the sign while traveling northbound (Exhibit A-3) on Route 17 and traveling southbound (Exhibit A-4) on Route 17 were distributed. Mr. Antal explained how these photos were developed.

 

Mr. Antal distributed a copy of the Outdoor Advertising Permit they received from NJDOT, which was marked as Exhibit A-5, and testified that the proposed sign meets all state criteria.

 

Mr. Antal described the technology used for the sign and distributed a sample panel and photo of a panel, which was marked as Exhibit A-6. Mr. Antal testified as to maintenance and how often the display changes and the amount of advertising spots. The picture will not blink, flash or have video and is operated remotely.

 

A photo packet of sample emergency messages, public service messages and municipal announcements was distributed and marked as exhibit A-7. Mr. Antal distributed the protocols for local emergency service messages and for non-emergency local municipal messages, which were marked as Exhibit A-8.

 

Board members asked for clarification on the setbacks of the proposed sign. Board members asked for a simulation of the sign with pictures being displayed as the simulations provided showed a transparent screen. Board members asked about the content of the advertisements and Mr. Antal said the DOT has rules and regulations regarding content and also will need local approval.

 

Board members asked why the sign was moved from the original proposed location. Mr. Antal said it was moved so it would not block the sign of the business to the south. Board members asked about the brightness of the sign and how far away it could be seen.

 

Ms. Bucci-Carter asked why this site was chosen. Mr. Antal said they looked at lot suitability, ease of access for construction and where they could meet code and safety requirements of NJDOT. Ms. Bucci-Carter asked about the size of the sign and the location of similar signs. Ms. Bucci-Carter asked about monitoring and the possibility of hacks. Mr. Antal stated that they have high network security and can darken the screen and reboot quickly. Mr. Antal said it has not happened since he became a manager in 2012.

 

The hearing was carried to May 10, 2022 without further notice. That hearing will start with questions from Mr. Standriff.

 

Resolution memorialization: The Nafash, 404 Beveridge Road Resolution was memorialized.

 

The meeting was adjourned at 11:06 p.m.

 

 

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           April 12, 2022

  • Hits: 186

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

March 8, 2022

 

Opening:

 

The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:48 p.m.

 

Present:  Greg Brown, Matthew Bandelt, Gary Negrycz, Jonathan Papietro, Michael Pickholz, Jason Curreri and Harold Maxwell. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

 

Absent:  Diana Ruhl and Isaac Lebow

 

Minutes:          The minutes from February 22, 2022 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

 

Old Business:

 

MICHAEL & VANESSA CARR – An application to permit the installation of an in-ground swimming pool with patio, remove a walkway and construct a new walkway which will result in coverage by above grade structures of 30.5%, where 20% is permitted at 250 Gardner Road, Block 2702, Lot 5, in an R-1 Zone.  (Continued from January 25, 2022 without further notice)

 

David Rutherford, Esq., was present on behalf of the applicant and recapped the issues from the prior meeting and reiterated that the area and topography are the hardships.

 

Jeff Egarian, engineer, was previously sworn and testified regarding the revised site plan which includes all improvements on the property. There were no revisions to the proposed pool and retaining wall. Mr. Egarian testified that they considered the suggestions made by Board members at the previous meeting and explained that the wall would need to be extended 75 linear feet and the additional expense and disturbance did not seem reasonable.

 

Board members asked about moving the pool and patio to the other side of the yard and about the size of the driveway.

 

There were no questions from the public.

 

Matthew Jones was sworn and his credentials as a landscape architect accepted. Mr. Jones testified that the proposed pool will be a saltwater pool. Mr. Jones testified as to the landscape plan.

 

There were no questions for Mr. Jones from the Board or the Public.

 

Mr. Whitaker said if the application is approved the Board would need to be given information regarding approvals for the driveway prior to the resolution being adopted.

 

The applicants stated that they would reduce the width of the driveway to be compliant.

 

There were no comments from the public and the hearing was closed.

 

Following Board deliberation, Mr. Bandelt made a motion to approve with the condition that the driveway will be reduced. Mr. Maxwell seconded and the application was approved with Mr. Negrycz and Mr. Papietro voting no, all others voted yes.

 

KAREN & KEVIN McCANN - An application to permit the construction of an above ground pool which will result in coverage by above grade structures of 30.6%, where 20% is permitted at 236 Walthery Avenue, Block 3308, Lot 13, in an R-2 Zone. (Continued from October 12, 2021; Carried from February 22, 2022 without further notice)

 

Jim Stevens, Esq., was present on behalf of the applicant and addressed that the deck is not included in the calculation for coverage by above grade structures as it is less than 12 inches in height. Mr. Stevens explained that they submitted plot plans for both in-ground and above ground pools for comparison.

 

Ms. McCann, previously sworn, explained that if she puts in an above ground pool the tree in the backyard can remain, where it would need to be removed for an in-ground pool. Ms. McCann stated that she wants an above ground pool.

 

Board members asked if a variance would be necessary if the lot was conforming. Mr. Stevens said it would not.

 

There were no questions or comments from the public.

 

Following Board deliberation Mr. Bandelt made a motion to approve, Mr. Pickholz seconded, and the application was approved.

 

JEFFREY & JOERETHA CABRANES – An application to permit the construction of a second story addition, a one story addition and expansion of the existing deck which would result in a side yard setback of 8.45 feet and 13 feet where 10 feet is the minimum required; total aggregate side yards of 16.91 feet where 19.36 feet is the minimum required; front yard setback of 30 feet where 52.5 feet is the minimum required; coverage by above grade structure of 28.8%, within 140 feet of the front lot line, where 20% is the maximum permitted; gross building area of 42.9%, within 140 feet of the front lot line, where 35% is the maximum permitted; coverage by improvements within 140 feet of the front lot line of 52.8% where 45% is permitted; and a driveway width of 20 feet, where 11.4 feet is the maximum permitted at 329 Stilwell Place, Block 4103, Lot 12, in an R-2 Zone. (Continued from February 8, 2022, without further notice)

 

Vincent Cioffi, Architect, was previously sworn. Mr. Cioffi testified in regards to the revisions made in response to the Board comments, including the removal of the proposed garage from the plans. The existing garage will remain, which increases the coverage by improvements in order to extend the driveway to the garage. Mr. Cioffi testified that the improvement coverage variances for the whole lot were eliminated.

Board members asked about the massing of the side elevation and if there was a way to reduce the height. Mr. Cioffi said that there is no height variance. Board members asked about the height and access to the attic. The attic is not greater than 7 feet in height and will have a pull-down stair access.

 

Mr. Whitaker clarified the zoning table information and said an updated plan with the corrections necessary will need to be submitted.

 

There were no questions or comments from the public.

 

Following Board deliberation Mr. Pickholz made a motion to approve, Mr. Maxwell seconded, and the application was approved with a no vote from Mr. Negrycz, all others voted yes.

 

New Business:

 

MICHAEL & STEPHANIE TESSER – An application to expand the existing single-family home on the property with a front porch, an expansion of the existing garage, and the construction of a second floor over the existing first floor which will result in side yard setbacks of 14.26 feet and 11.5 feet where 20 feet is required; combined side yard setback of 25.76 feet where 28.33 feet is required; coverage by above-grade structures over the entire lot of 25.7% and within 140 ft. of the front lot line of 27.6% where 20% is permitted; and gross building area over the entire lot of 32.2%, where 32% is permitted and gross building area within 140 ft. of the front lot line of 34.5% where 32% is permitted at 380 Bedford Road, Block 1312, Lot 5, in an R-1 Zone. (Carried from February 22, 2022 without further notice)

 

David Rutherford, Esq., entered his appearance and made opening remarks.

 

Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht testified that the survey was correct and there were no discrepancies and the plans being reviewed were revised to 1/24/22. Mr. Schlicht identified the existing non-conformities on the property and showed the photos of existing conditions.

 

Mr. Schlicht testified regarding the proposed floor plan and explained that the front porch is serving to connect the right and left sides of the house. Mr. Slight reviewed the variances being requested, stating that if the lot were conforming no variances would be needed. Mr. Schlicht showed the proposed elevations and said the whole house would be resided.

 

Mr. Schlicht distributed sheet V-4, which showed a diagram of Bedford Place with photos of other homes in the neighborhood to show how what is being proposed fits into the neighborhood which has a mixture of home styles.

 

Board members asked if the homeowner would agree to never enclose front porch. The homeowner agreed. Board members commented that this lot smaller than many of the lots which were used for comparison and asked if it would be possible to make any reductions. Board members asked about the basketball hoop on the property and if it were permitted to be there.

 

There were no questions from the public.

 

Public comment:

Saurabh Dani, 390 Bedford Rd, was sworn and said he owned the house next door, on the side where the shed and basketball hoop were. Mr. Dani spoke in support of the application.

 

Ravi Puli, 375 Bedford Rd, was sworn and spoke in support of the application.

 

Martin Netley, 410 Bedford Rd, was sworn and spoke in support of the application.

 

The hearing was carried to April 26, 2022 without further notice.

 

The HEARN, 324 Beechwood Road, application was carried to March 22, 2022 without further notice.

 

THOMAS & JULIE DAVIS – An application to permit the construction of a two-story addition which would result in a side yard setback of 7.18 feet where 10 feet is required and aggregate side yards of 26.28 feet, where 31.83 feet is required at 721 Newcomb Road, Block 2201, Lot 21, in an R-2 Zone. (Carried from February 8, 2022, without further notice)

 

Scott Bella was sworn and his credentials as a licensed architect accepted. Mr. Bella testified regarding the drawings submitted to the Board to demolish an existing detached garage to build an attached garage and 2nd story addition.

 

Board members asked what the lot width at the front yard setback was to determine hardship. Board members asked if the garage could be constructed on the other side of the house as no side yard variance would be needed in that location. Mr. Bella said they wanted to maintain the existing curb cut and driveway. Board members asked about the hardship.

 

There were no questions or comments from the public.

 

Following Board deliberation Mr. Negrycz made a motion to deny, Mr. Papietro seconded, all members voted yes to deny the application.

                                                           

The following Resolutions were memorialized:

-        Wong, 364 Richards Road

-        Visions Federal Credit Union, 179 East Ridgewood Avenue

 

The meeting was adjourned at 10:48 p.m.

 

 

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved:           March 22, 2022

  • Hits: 215

VILLAGE OF RIDGEWOOD

BOARD OF ADJUSTMENT

Meeting Minutes

February 22, 2022

 

Opening:

 

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

 

Present:  Matthew Bandelt, Gary Negrycz, Diana Ruhl, Jonathan Papietro, Jason Curreri and Harold Maxwell. Also present were Ben Cascio, Esq., substituting for Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.

 

Absent:  Greg Brown, Isaac Lebow and Michael Pickholz

 

Adoption of Minutes: The minutes from January 25, 2022 and February 8, 2022 were adopted as drafted.

 

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:

 

Mr. Bandelt announced that the McCann, 236 Walthery Avenue, application was carried to March 8, 2022 without further notice; the Tesser, 380 Bedford Road, application was carried to March 8, 2022 without further notice; and the Warren, 408 S. Pleasant Avenue, application was carried to March 22, 2022 without further notice.

 

New Business:

 

MARK NAFASH -  An application to permit the installation of an air conditioning condensing unit which will result in a setback of 8.5 feet from the property line, where 10 feet is required at 404 Beveridge Road, Block 1303, Lot 2, in an R-1 Zone.

 

Mark Nafash, homeowner, was sworn and testified as to the proposed location of the air conditioning condenser unit.

 

Board members asked about the capacity of the unit, specifically how it would relate to the sound. Mr. Nafash did not have that information, but explained that it was not the only unit for the house as there was additional equipment in the attic.

 

There were no questions or comments from the public.

 

Following Board deliberation Mr. Negrycz made a motion to approve, with the stipulation that there be some form of sound attenuation, Mr. Papietro seconded and the application was approved.

 

JAMES & KAITLIN JOYCE – An application to permit the construction of an addition, covered outdoor shower and terrace steps which would result in a side yard setback of 12.7 feet, where 24.5 feet is required; total above grade structure of 20.2%, within the first 140 feet, where 20% is the maximum permitted; and would result in total coverage by improvement of 49.5%, within the first 140 feet, where 45% is the maximum permitted; and would result in gross building area within the first 140 feet of 33.3% where 32% is the maximum permitted at 217 Highland Avenue, Block 2512, Lot 11, in an  R-1 Zone.

 

James and Kaitlin Joyce, homeowners, were sworn. Ms. Joyce made opening comments.

 

John James was sworn and his credentials as a licensed architect accepted. Mr. James testified regarding the proposed improvements, stating that the width of the lot and the sloped rear yard as hardships. Mr. James described the floor plans and the elevations and identified the variances being requested. Mr. James testified that the improvements are consistent with the house and the neighborhood.

 

Board members clarified that the coverage numbers were correct. Board members asked if the driveway area could be reduced. The homeowners explained the necessity of the driveway area. Board members asked if there was any way to decrease the impervious coverage. The architect said they could install a drywell to address the increased coverage.

 

The architect stated that the applicant would decrease the impervious coverage by 100 square feet by eliminating the proposed walkway along the side of the house and leaving the stone wall by the driveway as it exists.

 

Board members asked that the applicants get a deed restriction stating that they would never enclose the area below the kitchen addition.

 

There were no questions or comments from the public. There was Board discussion regarding if the applicant should come back with the revised plans and it was determined that they could submit the revised plans to be reviewed by the Site Plan Committee.

 

Following Board deliberation, Ms. Ruhl made a motion to approve with all conditions discussed, Mr. Maxwell seconded, and the application was approved.

 

The meeting was adjourned at 9:12 p.m.

 

 

 

Minutes submitted by:  Jane Wondergem, Board Secretary

 

Date Approved: March 8, 2022

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