Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT November 23, 2021 Present: H. Liapes, D. Conway, L. Pacheco, E. Hong, D. Sugarman. Absent: J. Nitti, H. Joh, S. Tropea. Also Present: J. Mariniello, Esq., S. Trahan, Phillips Preiss Grygiel Leheny Hughes LLC, D. Juzmeski, Neglia Engineering Associates. NOTICE OF MEETING: Chairman Sugarman stated: Let the minutes reflect that adequate notice of this meeting has been provided in the following manner: On December 8, 2020 this Body, by Resolution, adopted a Schedule of Regular Public Meetings for 2021. The time, date, and location of said schedule was posted on the Bulletin Board at 309 Main Street. A copy of said schedule was mailed to the RECORD, JERSEY JOURNAL, STAR LEDGER, SPECTRUM, posted on the Borough’s Website and was filed with the Borough Clerk. A written notice of the time, place and proposed Agenda was posted on the Bulletin Board at 309 Main Street and mailed to the RECORD, JERSEY JOURNAL, STAR LEDGER, SPECTRUM, posted on the Borough’s Website and was filed with the Borough Clerk. Copies have been mailed to all persons who have prepaid the $35.00 fee fixed for the year 2021 to cover the cost of mailing. Approval of Minutes It was moved by Mr. Liapes, seconded by Mr. Conway, and passed on a vote of 5-0 by members Liapes, Conway, Pacheco, Hong and Sugarman to approve the minutes of the meeting of November 9, 2021. 2022 Calendar of Regular Public Meetings It was moved by Mr. Liapes, seconded by Mr. Pacheco, and passed on a vote of 5-0 by members Liapes, Conway, Pacheco, Hong and Sugarman to adopt the 2022 Calendar of Regular Public Meetings. Memorializations Docket #26-21, Mariana Kinkella, 305 Tom Hunter Road, Block 3951, Lot 5, Two-Unit Dwelling It was moved by Mr. Conway, seconded by Mr. Liapes, and passed on a vote of 5-0 by members Liapes, Conway, Pacheco, Hong and Sugarman to adopt the resolution of approval for a Two Unit Dwelling. Page 2 - ZBA Minutes – November 23, 2021 Public Hearings Docket #27-21, 6 BLVD, LLC, 805 Fairview Lane, Block 351, Lot 15, Modification to Prior Two- Unit Dwelling Approval Saverio V. Cereste, Esq., representing the applicant. Mr. Cereste stated: This application was originally approved in 2019. It is currently under construction. The applicant wants to add a shower to the bathrooms which are technically on the second level because there is a subbasement. We are elevated. We want to put a shower in the half baths. Exhibit A-1 – Vassilios Cocoros Architectural Drawing Sheet with Existing bathroom Exhibit A-2 – Vassilios Cocoros Architectural Drawing Sheet with Proposed Shower Vassilios Cocoros, VCA Group, 467 Sylvan Avenue, Englewood Cliffs. Mr. Cocoros was sworn in and his credentials accepted as an architect by Chairman Sugarman. Mr. Cocoros stated: We are proposing to install a shower now where the closet is in the bathroom. If approved, we will submit an updated permit. The same condition is on both sides of the duplex. Mr. Cereste questioned: Is there a deck in the back? Mr. Cocoros stated: Yes, it lines up with the deck above. There are no variances involved in this proposal. Chairman Sugarman asked for questions and comments from the public. It was moved by Mr. Liapes, seconded by Ms. Hong, and passed on a vote of 5-0 by members Liapes, Conway, Pacheco, Hong and Sugarman to grant the applicant approval for a Modification to a Prior Two-Unit Dwelling for the Addition of Shower Stalls to each Basement Bathroom. Docket #29-21, M&M Bergen Developers II, LLC, 2285 Seventh Street, Block 6854, Lot 6, Two- Unit Dwelling Marc Macri, Esq. representing the applicant. Mr. Macri stated: We are here for a new two-unit, duplex style dwelling. Steve Collazuol, Collazuol Engineering & Surveying Associates, LLC, 1610 Center Avenue, Fort Lee, was sworn in as an engineer. Mr. Collazuol was sworn in and his credentials accepted as an engineer by Chairman Sugarman. Exhibit A-1 – Colorized Site Plan Page 3 - ZBA Minutes – November 23, 2021 Mr. Collazuol stated: The lot is 50 feet wide by 100 feet deep. It is one lot away from Myrtle Avenue. Seventh Street is a dead end. The house is circa 1950. There are two trees to the back and one to the front of the property. The property slopes right to left on the plan. The driveways will have drainage systems and there will be two more behind the rear decks. The drainage will go half to the front and half to the rear off the house. There are two driveways approximately 18 feet in width. There are side entrances. The utilities will be served from the street except for drainage. That will be handled on site. I have a colorized landscape plan. The light green is the landscaping, and the light grey is the hardscape. It is a routine plan. Mr. Macri questioned: Can you comply with Neglia’s report dated November 16, 2021? Mr. Collazuol stated: Yes, we can comply with Neglia Engineering’s review letter. Item 3.7 states we need fall protection, but our wall is small, and I do not believe it is need. Item 4.8 asks for a 10-foot overlap in topographical information. I will try hard to provide as much as I can but going onto other people’s property can be tricky. Mr. Juzmeski stated: That is fair. The 10 feet is to help us figure out drainage. You are correct about the fall protection; it is not needed. Chairman Sugarman questioned: You are removing two trees and replacing none? Mr. Collazuol stated: No, we are removing two trees and replacing three. Ms. Trahan questioned: Can you reduce the 18-foot driveways to reduce the hardscape? Mr. Collazuol stated: I will defer to the architect. The size is for maneuverability. Chairman Sugarman asked for questions from the public. Vassilios Cocoros, VCA Group, 467 Sylvan Avenue, Englewood Cliffs. Mr. Cocoros was sworn in and his credentials accepted as an architect by Chairman Sugarman. Mr. Cocoros stated: This is a side-by-side duplex. The staircases are on the side. The building is set back 21 feet. It is a three-level configuration with three bedrooms. The attic level has a finished portion with a roof deck. It is brick and has stucco. Seventh Street is only 33 feet wide so that is why the 18-foot driveways are necessary to get in and out easily. Mr. Juzmeski asked as to the garbage. Mr. Cocoros stated: We have oversized garages so they will have the garbage in there. Chairman Sugarman asked for questions from the public. David Spatz, 60 Friend Terrace, Harrington Park. Mr. Spatz was sworn in and his credentials accepted as a planner by Chairman Sugarman. Page 4 - ZBA Minutes – November 23, 2021 Exhibit A-2 – Photo Board of Site and Surrounding Area Top left- Subject Property Top right- Looking to the north Bottom left- Looking to the south Bottom right- Looking to the left Mr. Spatz stated: The property is in an R-3A Zone. The use is permitted. We are seeking a Height variance and an FAR variance. We then need “c” variances for rear yard, side yards and coverage. This is well suited for what we are proposing. The zone permits two families. There are all two families on the street. Myrtle Avenue has a lot of two families as well. We are promoting the public health and are providing housing in the area. There is a variety of uses and we are consistent with the density. We are providing a desirable visual building. There is no drainage on the property now but will be provided. The building is slightly large but can be supported. The photos demonstrate the new building will be as tall maybe a little taller than the surrounding properties. The “d” variances can be supported. As for the “c” variances, the setback variance is only for the stairs. The storage of trash will be in the garage. We are providing a greater setback than now and the rear yard setbacks are similar to the others in the area. We are providing drainage improvements. We do not impede on the light, air and open space. The photos demonstrate the size of the newer homes in the area. We have a conforming amount of parking. The positive criteria are met for the “d” and “c” variances. There are no substantially negative reasons why not to grant the variances being sought. It is in character with the surrounding land usage. On balance the positive outweighs the negative and thus, the variances can be granted. Ms. Trahan questioned the height compared to the neighboring dwelling. Mr. Spatz stated: The house to the right is taller and sits up higher because of the topography. Chairman Sugarman asked for questions and comments from the public. It was moved by Mr. Pacheco, seconded by Mr. Liapes, and passed on a vote of 5-0 by members Liapes, Conway, Pacheco, Hong and Sugarman to grant the applicant approval for a Two-Unit Dwelling. Docket #28-21, Franklin Properties NJ, LLC, 1216 Sixteenth Street, Block 1553, Lot 3, Two-Unit Dwelling Marc Macri, Esq. representing the applicant. Mr. Macri stated: We are here for a new two-unit, duplex style dwelling. Steve Collazuol, Collazuol Engineering & Surveying Associates, LLC, 1610 Center Avenue, Fort Lee, was sworn in as an engineer. Mr. Collazuol was sworn in and his credentials accepted as an engineer by Chairman Sugarman. Exhibit A-1 – Colorized Site Plan Mr. Collazuol stated: Sixteenth Street rises up from Central Boulevard. The lot is 55 feet wide by 100 feet deep. It is 5,500 square feet. There is currently a two and a half story brick dwelling on the property Page 5 - ZBA Minutes – November 23, 2021 with the entrance in the center. There is a patio and shed in the rear. The property goes from 268 to 275 in height difference. The utilities will be served from the street except for drainage. The new building will be 41 feet in width, 57 feet long and 21 feet set back with 7 feet on each side. The changes will be inside the building to accommodate the site. The driveways will have drainage systems and there will be two more in the rear lawn inlets. There will be two car driveways. I have a colorized landscape plan. The light green is the landscaping, and the light grey is the hardscape. There will be three trees removed and two planted so we will contribute for one of the trees. There will be new landscaping with boxwoods and smaller shrubs. Mr. Macri questioned: Can you comply with Neglia’s report dated November 16, 2021? Mr. Collazuol stated: Yes, we can comply with Neglia Engineering’s review letter and we will again try for the 10 foot overlap in topographical information which is item 4.11. I will try hard to provide as much as I can but going onto other people’s property can be tricky. Mr. Juzmeski questioned: That is acceptable. The stairway and doorway to the rec room are at a low point. Will they be connected to the internal sub pump or external? Mr. Collazuol stated: Not sure but will be one of those. Mr. Juzmeski stated: As long as they are connected one way or the other. It is a vulnerable area. Ms. Trahan questioned: You cannot plant another tree so you will contribute to the tree fund? Mr. Collazuol stated: Correct. Chairman Sugarman asked for questions from the public. Vassilios Cocoros, VCA Group, 467 Sylvan Avenue, Englewood Cliffs. Mr. Cocoros was sworn in and his credentials accepted as an architect by Chairman Sugarman. Mr. Cocoros stated: This is a side-by-side duplex style two family. The property goes up so we terraced up to the hill. We stepped up the basements in the back. There is a 6-foot difference from the basement level. The back looks like two and a half stories. The front looks like a typical two family but a little higher. The lot is wider than usual. There are retaining walls that hold up the staircases on either side and will be reinforced. There is a rooftop deck facing east. It is all brick with some stucco. Ms. Trahan questioned: You have 18-foot driveways with limited landscaping. Can you add landscaping. Mr. Cocoros stated: The staircases go right up to the sides. It is different from our usual applications. The topography dictated the front stairs and driveway. We couldn’t make it useable. Chairman Sugarman asked for questions from the public. Page 6 - ZBA Minutes – November 23, 2021 David Spatz, 60 Friend Terrace, Harrington Park. Mr. Spatz was sworn in and his credentials accepted as a planner by Chairman Sugarman. Exhibit A-2 – Photo Board of Site and Surrounding Area Top left- Subject Property Top right- Looking to the right Bottom left- Looking to the left Bottom right- Looking across the street Mr. Spatz stated: The property is in an R-4 Zone. The use is permitted. We are seeking a Height variance and an FAR variance. We are promoting the public health and are providing housing in the area. For the density, we are a two family in a two-family zone. We are providing a positive visual environment. The building as designed will address the topography. The FAR can be supported. We are providing drainage improvements. The height variance is created because of the topography which is challenging. There is bedrock that needs to be blasted. We cannot acquire land. It affects the setbacks. The height is consistent with the area and will not affect light, air and open space. We are consistent with the current neighborhood. The yard dimensions are consistent with the area. The positive criteria are met for the “d” and “c” variances. There are no substantially negative reasons why not to grant the variances being sought. It is in character with the surrounding land usage. On balance the positive outweighs the negative and thus, the variances can be granted. Ms. Trahan questioned: Are there other buildings in the area that are four stories? Mr. Spatz stated: Ours is three and a half stories and there are larger ones down by the Verizon. Ms. Trahan questioned: Will there be a negative impact on the neighbors because of the rooftop deck? Mr. Spatz stated: No, it is really a rec space for the tenant. Chairman Sugarman asked for questions and comments from the public. It was moved by Ms. Hong, seconded by Mr. Conway, and passed on a vote of 5-0 by members Liapes, Conway, Pacheco, Hong and Sugarman to grant the applicant approval for a Two-Unit Dwelling. The Chairman wished everyone a happy and safe Thanksgiving. ADJOURNMENT It was moved by Ms. Hong, seconded by Mr. Liapes, to adjourn the meeting at 8:24 p.m. Respectfully submitted, Christen S. Trentacosti Christen S. Trentacosti Recording Secretary