VILLAGE OF RIDGEWOOD
BOARD OF ADJUSTMENT
November 30, 2021
The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:43 p.m.
Present: Greg Brown, Matthew Bandelt, Diana Ruhl, Jonathan Papietro and Harold Maxwell. Also present were Bruce Whitaker, Esq., Board Attorney and Jane Wondergem, Board Secretary.
Absent: Gary Negrycz, Isaac Lebow, Michael Pickholz, Jason Curreri
Minutes: The minutes from November 9, 2021 were adopted.
Members of the public comments: Jacqueline Hone, 30 Carriage Lane, commented on the draft resolution for the Roos, 560 Route 17 North, application. Mr. Whitaker said that Ms. Hone should comment on the resolution when the resolution is addressed later in the meeting.
Board member comments: There were no comments at this time.
The Leventhal/Gorgo, 143 Brookside Avenue, application was carried to January 11, 2022 without further notice.
ROBERT JENNEE – An application to permit the construction of a second floor addition and two story addition which would result in a front yard setback of 28.22 feet, on Walthery Avenue, where 43 feet is the minimum required at 650 Wyndemere Avenue, Block 3504, Lot 1, in an R-2 Zone.
David Rutherford, Esq., entered his appearance on behalf of the applicant and made opening remarks.
Cesar Padilla was sworn and his credentials as a licensed architect accepted. Mr. Padilla described the lot and the existing conditions. Mr. Padilla explained that it is a corner lot and described the existing setbacks. The proposed front yard setback on Wyndemere Avenue will conform, the setback on Walthery Avenue is the only variance being requested. Mr. Padilla described the floor plans, stating that no coverage variances are being requested. Mr. Padilla testified that the existing patio will be removed and the proposed new patio will conform.
Mr. Whitaker asked if the entire patio, walkways and wall will be removed. Mr. Padilla said it would.
Board members asked about the second story addition and for clarification on the calculations. The gross building area calculation needs to be corrected but will not need a variance. There was a concern about the height and massing of the structure.
There were no questions from the public.
Robert Jennee, 191 S. Van Dien Avenue, was sworn. Mr. Jennee testified regarding the photos.
Board members asked if there would be landscaping on the right side of the house. Mr. Jennee said it would be.
Board members asked about the setback of the patio as it is within the front yard setback. The applicant stipulated that the patio will conform.
There were no questions or comments from the public.
Following Board deliberation, Mr. Bandelt made motion to approve with the conditions discussed, Ms. Ruhl 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 6.16 feet and 7 feet where 10 feet is the minimum required; total aggregate side yards of 13.16 feet where 18.81 feet is the minimum required; front yard setback of 24.75 feet where 52.5 feet is the minimum required; coverage by above grade structures of 21.98% where 20% is the maximum permitted and coverage by above grade structure of 31.88%, within 140 feet of the front lot line, where 20% is the maximum permitted; gross building area of 35.07% where 32% is the maximum permitted and gross building area of 50.86%, within 140 feet of the front lot line, where 35% is the maximum 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.
Jeffrey and Joeretha Cabranes, homeowners, were sworn and made opening remarks, describing what exists on the property and what they would like to do.
Vincent Cioffi was sworn and his credentials as a licensed architect accepted. Mr. Cioffi described the property and stated that the hardship was the shape and placement of the existing dwelling, as well as the narrowness of Stilwell Place and the front yard setback required and the narrow lot. Mr. Cioffi described the eight variances being requested, explaining that most of the variances are existing. Mr. Cioffi testified regarding the proposed floor plans.
Mr. Cioffi testified regarding the photos, some photos of the property as well as photos of the neighboring houses.
Mr. Cioffi testified regarding the proposed pool in the rear yard, which has conforming setbacks.
Board members asked about the attic space and the 2nd floor addition. Board members commented that although the proposed front yard setback is comparable to other homes in the neighborhood, the other homes have front porches at that setback.
The applicants asked for time to discuss the Board members’ concerns.
Resolution memorialization: Roos, 560 Route 17 North – Mr. Whitaker read from the resolution, describing the conditions and permitted uses.
Public comment regarding the Roos resolution – Nancy Friedman, 526 W. Saddle River Road, asked about the size of trucks that would be permitted, how many would be permitted and the number of businesses. Mr. Whitaker said no trucks would be permitted to park on the property and only one business can operate there.
Jacqueline Hone, 30 Carriage Lane, asked if they would be able to review and comment on the revised resolution prior to memorialization.
The memorialization of the Roos resolution was carried to December 14, 2021.
Mr. and Mrs. Cabranes returned to the meeting and asked that the hearing be carried so they can revise the plans. The hearing was carried to January 11, 2022 without further notice.
The meeting was adjourned at 9:43 p.m.
Minutes submitted by: Jane Wondergem, Board Secretary
Date Approved: January 11, 2022
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