Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT February 13, 2024 Present: H. Liapes, J. Nitti, D. Conway, H. Joh, S. Tropea, L. Pacheco, J. Luppino, E. Hong, D. Sugarman Absent: Present: J. Mariniello, Jr., Esq., D. Juzmeski, Neglia Eng. Chairman Sugarman called the meeting to order at 7:30 p.m. The meeting was held remotely, by means of communications equipment. The meeting was conducted using the Zoom operating system. NOTICE OF MEETING: The Chairman states: Let the minutes reflect that adequate notice of this meeting has been provided in the following manner: All members of this Body have been advised in writing at least 48 hours prior to this meeting of the time, place, and proposed Agenda of this meeting. A written notice of the time, place, and proposed Agenda was posted on the bulletin board of Municipal Building, 309 Main Street, Fort Lee, New Jersey. On the same date, a copy of said written notice was mailed to the Record, Jersey Journal, Time Warner Cable and Fort Lee Online. A copy was filed with the Borough Clerk and, on the same date, copies were mailed to all persons who have requested copies of such notices and have prepaid the fee fixed for the year 2024. Approval of Minutes It was moved by Mr. Liapes, seconded by Mr. Pacheco and passed on a vote of 7-0 by members Liapes, Nitti, Joh, Pacheco, Luppino, Hong and Sugarman to approve the minutes of the meeting of January 9, 2024. Memorializations Docket #35-23, 1639 Center Avenue, LLC, 1639 Center Avenue, Block 4151, Lot 31, Change of Use of First Floor Commercial Building It was moved by Mr. Liapes, seconded by Mr. Hong and passed on a vote of 7-0 by members Liapes, Nitti, Joh, Pacheco, Luppino, Hong and Sugarman to grant the applicant Change of Use approval. Acceptance/Completeness Docket #3-24, Ellery/West, LLC, 2169-2171 Edwin Street, 479-481 West Street, 2166-2176 Ellery Avenue, Block 5651, Lot 1, Minor Subdivision, Three (3) Lots Page 2-ZBA Minutes-February 13, 2024 It was moved by Mr. Luppino, seconded by Mr. Nitti and passed on a vote of 7-0 by members Liapes, Nitti, Conway, Joh, Tropea, Pacheco and Sugarman to deem the application complete. Mr. Macri will call the office for a hearing date. Docket #4-24, Carol A. Dimino, 2427 Second Street, Block 7052, Lot 1, Two Unit Dwelling It was moved by Mr. Conway, seconded by Mr. Liapes and passed on a vote of 7-0 by members Liapes, Nitti, Conway, Joh, Tropea, Pacheco and Sugarman to deem the application complete. Mr. Macri will call the office for a hearing date. Extension of Time/Site Plan Approval Docket #9-20, 514 Main Street Fort Lee, LLC, 514 Main Street, Block 3655, Lot 3, Extension of Time Preliminary & Final Major Site Plan – Five (5)-Story, Self-Storage Facility It was moved by Mr. Liapes, seconded by Mr. Nitti and passed on a vote of 7-0 by members Liapes, Nitti, Conway, Joh, Tropea, Pacheco and Sugarman to grant Extension of Time Approval until February 13, 2025. Public Hearing Docket #34-23, Bridgeway Homes, LLC, 1041 Palisade Avenue, Block 555, Lot 8, Minor Subdivision & Three (3) Single Family Dwellings (continued from the public hearing of December 12, 2023) Chairman Sugarman stated there was opposition from the neighborhood for subdividing to make three homes. The audience was told we were returning only for a vote. Chairman Sugarman asked if anyone from the public was here. Nobody responded. It was moved by Mr. Liapes, seconded by Mr. Conway, and passed on a vote of 6-0 by members Liapes, Nitti, Conway, Joh, Tropea and Pacheco to grant the applicant Minor Subdivision approval. Chairman Sugarman voted to deny the application. Docket #20-23, 1180 14th Street, LLC, 1180 Fourteenth Street, Block 1054, Lot 5, Two Unit Dwelling Mr. Macri stated we are here tonight seeking approval for a side by side duplex style home. Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Mr. Martins stated the lot area is 5,000 square feet. There is a drop off in elevation of 7 feet Page 3-ZBA Minutes-February 13, 2024 from front to rear. Each side will have their own garages and the entrances are on the side. Two separate drainage systems will be in the front and back. Utilities will be underground. Two zelkovas will be planted on the side of the driveway, junipers and azaleas will be in the beds. On the sides we will plant myers yews and the screening will be arborvitae. Two trees will be removed and they are being replaced. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked about the increase in the size of the arborvitae to 6 feet? And, can the driveways be reduced? Mr. Martins stated we can reduce to 18 feet. The Architect will address this. Chairman Sugarman asked for questions from the public. Vassilios Cocoros, Architect, 467 Sylvan Avenue, Englewood Cliffs was sworn in and his credentials accepted by Chairman Sugarman. Mr. Cocoros stated sheet A1 shows three levels at the front and four levels at the rear. There is a garage and the floor above it has a living room, dining room and eat in kitchen. The next floor is the bedroom level. The garage at the front has two lights, one light at the canopy, a light at the landing, rear sliding glass door, basement and sub-basement all have lights. The exterior has a brick bottom, panelized system and brick on the sides with stucco. Sheet A2 is the floor plans – sub-basement, staircase, bathroom, closet and retaining wall. Basement has a hallway, staircases, utility room, closet, bathroom and recreation room. The first floor is the main living space and includes a living room, dining room, kitchen, family room. The second floor proposal is for a master bedroom with ensuite bathroom, three closets, a hallway and two secondary bathrooms with closets, laundry, and a full shared bathroom, and linen closet. This is a mirrored image. There will be decks off the basement and at the kitchen level. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked Mr. Cocoros if the landscaped area could be increased? Mr. Cocoros stated we’d like to stay at 18’8” for the driveway. Mr. Conway asked if there are any recommendations from the Fire Department? Mr. Cocoros stated we will be using a residential type system. We will confirm with the Building and Fire inspectors. Chairman Sugarman asked for questions from the public. Page 4-ZBA Minutes-February 13, 2024 David Spatz, Planner, 60 Friend Terrace, Harrington Park was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-Photo Board of site and surrounding area Top left-subject property, legal two family Top right-to the right Bottom left-to the left Bottom right-across the street Mr. Spatz stated we are in the R4 zone which permits two family dwellings. There are D variances required. Our lot is undersized. The proposal is consistent with the neighborhood. A FAR variance is required. The property can support the increased building size. We have a conforming amount of parking on the property. All the lots in the area are 50 x 100. We exceed the allowable building coverage by 266 square feet. Chairman Sugarman asked for questions from the Board. Chairman Sugarman asked for questions from the public. It was moved by Mr. Liapes, seconded by Mr. Tropea and passed on a vote of 7-0 by members Liapes, Nitti, Conway, Joh, Tropea, Pacheco and Sugarman to grant the applicant approval to construct a Two Unit Dwelling. Docket #36-23, Elizabeth Builders, LLC, 441 Elizabeth Street, Block 4052, Lot 10, Two Unit Dwelling Mr. Macri stated we are here seeking approval for a two family duplex style dwelling. Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Mr. Martins stated the property is 50 wide x 100 deep. It is 4,995 square feet. Retaining walls are proposed. The yard will be more level. Cultec retention chambers will be installed. One large tree in the front to be removed. The sides of the driveways will have azaleas and myers yews. We will add additional landscaping and make a contribution to the Borough Tree Fund. Mr. Macri asked if the Neglia report has been reviewed? Mr. Martins stated yes. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski stated Elizabeth Street needs to be paved after the utilities are complete. The Borough needs to be notified prior to curbing replacement. Page 5-ZBA Minutes-February 13, 2024 Mr. Martins agreed. Rich DeFillipis, 1604 Ann Street, Fort Lee asked about grading and drainage. The water drains to my property in the back. Mr. Martins stated we will be regrading the rear of the property and rerouting to the catch basin in the corner. Vassilios Cocoros, Architect, 4467 Sylvan Avenue, Englewood Cliffs was sworn in and his credentials accepted by Chairman Sugarman. Mr. Cocoros stated we are proposing a three level, four story configuration with a roof deck. The driveway will be 19 feet with more planting. A four foot walkway is proposed. This is an amendment to the application. The elevations were shown. Brick, stucco and a panelized system will be used for the exterior. The basement will consist of a garage, utility room, closet, bathroom and recreation room. The first floor has a living room, fireplace, dining room, kitchen, family room and a door to the deck. The second floor has a master bedroom with ensuite bathroom, secondary bedrooms with closets, bathroom and a laundry room. The third floor is attic space and has a bathroom, closet, finished area and a roof deck. Chairman Sugarman asked for questions from the Board. Mr. Liapes asked about the driveways and no parking on this side of the street. We are not losing any parking, Mr. Juzmeski stated the remaining impervious area in the front yard is a good idea. Chairman Sugarman asked for questions from the public. David Spatz, Planner, 60 Friend Terrace, Harrington Park was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-Photo Board of Site and Surrounding Area Top left-subject property, single family home Top right-to the right, newer two family home Bottom left-to the left, single family home Bottom right-across the street, newer home We are in the R2 zone which does not permit two family homes. D variances are needed for use and FAR. The property is well suited for the proposal. Drainage improvements are going Page 6-ZBA Minutes-February 13, 2024 to be made. The proposal is consistent with the neighborhood. The property can support the increased size. We are 256 square feet over on building coverage. The impervious coverage will be reduced. The building is 2 feet over what is permitted in height. We have a conforming amount of parking on site. There will be no loss of street parking. Chairman Sugarman asked for questions from the Board. Chairman Sugarman asked for questions from the public. It was moved by Mr. Liapes, seconded by Mr. Pacheco and passed on a vote of 7-0 by members Liapes, Nitti, Conway, Joh, Tropea, Pacheco and Sugarman to grant the applicant approval to construct a Two Unit Dwelling. Docket #37-23, 2464 Lemoine Ave., LLC, 2464 Lemoine Avenue, Block 7151, Lot 4, Preliminary & Final Major Site Plan – Twelve (12) Unit, Residential Building Mr. Macri stated we are here tonight seeking approval for a 12 unit residential building. Mr. Liapes recused himself. Chairman Sugarman stated Mr. Luppino will be a voting member tonight. Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Mr. Martins stated the lot area is 6,780 square feet. The lot is vacant. There will be a two way driveway and 12 parking spaces. Drainage inlets are proposed, retention pipes and chambers at the end. No trees or landscaping on the property. Azaleas are proposed. The January 10, 2024 Neglia report has been reviewed and the applicant will comply. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked is the building above the trash/recycling area? Mr. Martins stated I don’t think so but let the Architect confirm. Mr. Juzmeski stated a separate walkway from the rear to the front is being requested by the Fire Official. This is an additional variance. Mr. Matins stated we could stripe this area or we may have to amend the application and come back to the Board. Chairman Sugarman stated let’s see what the Fire Official has to say and if necessary you may have to amend the application and come back to the Board. Page 7-ZBA Minutes-February 13, 2024 Chairman Sugarman asked for questions from the public. Vassilios Cocoros, Architect, 4467 Sylvan Avenue, Englewood Cliffs was sworn in and his credentials accepted by Chairman Sugarman. Mr. Cocoros stated this property is close to Englewood Cliffs. There is an office building next to us. This is a three story configuration, 2 floors of apartments over parking. The elevations were shown. Sheet A2-floor plans-front has an entry lobby, utility room, staircase, parking area, trash area and roof above. Second and third floor are the same, 6 apartments, one studio and five one bedroom units. Living room, bedroom, kitchen, utility area, bathroom, laundry and closets. We will comply with the Fire Department recommendations. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked the plans say 10 units proposed, it is ten of twelve? Mr. Cocoros stated it is twelve units. Chairman Sugarman asked for questions from the public. Justin Taylor, Traffic Expert, Dynamic Engineering, 1904 Main Street, Lake Como was sworn in and his credentials accepted by Chairman Sugarman. Mr. Taylor stated he performed a traffic study on this property. Twelve parking spaces are being provided. We are providing 1 space per unit. 1.8 spaces per unit are required – 21.6 or 22 spaces are required. There is on street parking on Lemoine Avenue for visitors. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked about safe site line. Mr. Taylor stated yes, there are safe site lines. Mr. Juzmeski asked about the bus. It stops at the front and what is the frequency of use? Mr. Taylor stated I don’t have the schedule but it is more than hourly. Chairman Sugarman asked for questions from the public. David Spatz, Planner, 60 Friend Terrace, Harrington Park was sworn in and his credentials accepted by Chairman Sugarman. Page 8-ZBA Minutes-February 13, 2024 Exhibit A1-Photo Board of Site and Surrounding Area Top left-subject property, vacant lot Top right-office building Bottom left-to the left, north Bottom right-across the street We are in the C2 zone. A D variance is required. The site is well suited for what we are proposing. Drainage improvements are being made. We are providing housing on a vacant site. There are mass transit opportunities. The traffic will be minimal, less than a commercial development. We have sufficient parking on site. Chairman Sugarman asked for questions from the public. It was moved by Mr. Luppino, seconded by Mr. Tropea and passed on a vote of 7-0 by members Nitti, Conway, Joh, Tropea, Pacheco, Luppino and Sugarman to grant the applicant Preliminary & Final Major Site Plan approval. ADJOURNMENT It was moved by Mr. Tropea, seconded by Mr. Luppino to adjourn the meeting at 9:33 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary