Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT February 27, 2024 Present: H. Liapes, J. Nitti, H. Joh, J. Luppino, E. Hong, D. Sugarman Absent: D. Conway, S. Tropea, L. Pacheco 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. Luppino and passed on a vote of 6-0 by members Liapes, Nitti, Joh, Luppino, Hong and Sugarman to approve the minutes of the meeting of February 13, 2024. Memorializations 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 Story, Self-Storage Facility Chairman Sugarman stated this memorialization is carried to the meeting of March 12, 2024. Docket #20-23, 1180 14th Street, LLC, 1180 Fourteenth Street, Block 1054, Lot 5, Two Unit Dwelling It was moved by Mr. Liapes, seconded by Mr. Nitti and passed on a vote of 4-0 by members Liapes, Nitti, Joh and Sugarman to grant the applicant approval to construct a Two Unit Dwelling. Page 2-ZBA Minutes-February 27, 2024 Docket #34-23, Bridgeway Homes, LLC, 1041 Palisade Avenue, Block 555, Lot 8, Minor Subdivision & Three Single Family Dwellings It was moved by Mr. Nitti, seconded by Mr. Liapes and passed on a vote of 3-0 by members Liapes, Nitti and Joh to grant the applicant Minor Subdivision approval for Three Dwellings. Docket #36-23, Elizabeth Builders, LLC, 441 Elizabeth Street, Block 4052, Lot 10, Two Unit Dwelling It was moved by Mr. Joh, seconded by Mr. Nitti and passed on a vote of 4-0 by members Liapes, Nitti, Joh and Sugarman to grant the applicant approval to construct a Two Unit Dwelling. Docket #37-23, 2464 Lemoine Avenue, LLC, 2464 Lemoine Avenue, Block 7151, Lot 4, Preliminary & Final Major Site Plan – Twelve Unit Residential Building It was moved by Mr. Luppino, seconded by Mr. Nitti and passed on a vote of 3-0 by members Niti, Joh and Sugarman to grant the applicant Preliminary & Final Major Site Plan approval. Public Hearings Docket #1-24, Dr. Robert M. Monahan, 1067 Palisade Avenue, Block 853, Lot 8, Removal of Stipulation Requiring the Owner’s Occupancy of the Residential Unit of a Chiropractic Office & Residence Mr. Macri stated in 1991 Dr. Monahan received variance approval at 1067 Palisade Avenue. We are asking that the stipulation requiring the owner’s occupancy of the unit be removed so that in the future he may move. Conrad Roncati, Architect, 1 Executive Drive, Fort Lee was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-shows the existing conditions on the property. The first floor is the chiropractor’s office and there is an apartment above. There was a stipulation that he live in the apartment. He has lived upstairs in the second floor apartment which has two bedrooms. There are 10 parking spaces, 9 spaces are required. There is a 20 foot curb cut and a two car detached garage in the back corner. Chairman Sugarman asked for questions from the Board. Chairman Sugarman asked for questions from the public. David Spatz, Planner, 60 Friend Terrace, Harrington Park, was sworn in as a Planner and his credentials accepted by Chairman Sugarman. Mr. Spatz stated the project is a mixed use building and is approved with the condition in the Page 3-ZBA Minutes-February 27, 2024 Resolution that the unit be owner occupied. We are looking to have that lifted. There are many in the area that are not owner occupied. There are no changes to the building. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if the hours of operation will change? Mr. Spatz stated no, the commercial space is staying the same. Chairman Sugarman asked for questions from the public. Chairman Sugarman asked if any member of the public would like to come up, be sworn in and testify to the application? Zhihing Pei, 1050 Cumbermeade Road stated he lives in the backyard of Dr. Monahan. The business hours are irregular. The parking lot is large and there is a privacy issue. He asked if the Doctor could plant some trees between the parking lot and his backyard. He would like privacy and to reduce the noise. There is also a very bright light that needs to be blocked. Chairman Sugarman stated I don’t know that the applicant will lose control of his property. Everything will remain the same. He asked if Mr. Macri and the applicant could get together and have a discussion. Mr. Macri stated I will talk to my client. Chairman Sugarman asked there is no change in the use variance, correct? Mr. Mariniello stated correct. Dr. Monahan has been here for over 40 years. It was moved by Mr. Liapes, seconded by Mr. Nitti and passed on a vote of 6-0 by members Liapes, Nitti, Joh, Luppino, Hong and Sugarman to grant the applicant approval to Remove the Stipulation Requiring the Owner’s Occupancy of the Residential Unit of a Chiropractic Office & Residence. Docket #2-24, 114 E. Homestead, LLC, 2145 Linwood Avenue, Block 5153, Lot 15, Two Unit Dwelling Mr. Macri stated we are here seeking approval to construct a two unit, side by side dwelling. David Atwood, EIT, 61 Hudson Street, Hackensack was sworn in and his credentials accepted by Chairman Sugarman. Page 4-ZBA Minutes-February 27, 2024 Mr. Atwood stated the site has a 2 ½ story dwelling on it. This will be demolished. There will be plantings between the parking spaces also on the side of the property. Junipers, azaleas and arborvitae will be planted. There is a reduction in the impervious area. Drainage will go from the rear to the street. A retaining wall is proposed to be 2 ½ feet in the rear. Mr. Atwood reviewed the Neglia report dated February 6, 2024. 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 the site is 50 x 100. There is a walk out basement in the rear. This is a four level configuration. The proposal is for a garage, ground floor, bedroom level and finished attic level. Brick, stucco and a panelized system are being used for the exterior. The elevations are the same. Exterior lighting will be under the windows, at the attic, roof deck level, entries, and in the back above the sliding glass doors. On the ground floor there is a garage, storage area, landing area, utility room and steps to the first floor. On the first floor there is a recreation room, bathroom and deck. On the living space level there is a landing, stairs, living room, dining room, kitchen, family room, and powder room. There is a glass door out to the deck. The bedroom level is on the second floor. There are three bedrooms on each side, master bedroom with ensuite bathroom, laundry area and two secondary bedrooms. In the attic there is a powder room, wet bar and a roof deck. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked Mr. Cocoros what material will be used on the attic façade? Mr. Cocoros stated stucco. I will put it on the plans. The Fire Department letter will be complied with. 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 Top right-to the right, north Bottom left-the property to the left, three family home Bottom right-across the street, one and two family homes We are in the R4 zone, two family homes are permitted. Two D and C variances are required. Drainage facilities will be on the property. There are three family homes in the area. The Page 5-ZBA Minutes-February 27, 2024 structure is in fair condition and being removed. The property can support the increased building size. There is a conforming amount of parking on site. The height is 2 ½ stories, the surrounding buildings are three stories and some have roof decks. The building meets the setbacks. The staircase causes the variance. We are consistent with the neighborhood. The height is 3 ½ feet above what is permitted. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if the height is over by 4.42 feet? Mr. Spatz stated yes. The rear yard decks require a variance. Chairman Sugarman asked for questions from the public. Chairman Sugarman asked if anyone would like to come forward, be sworn in and testify on the application? It was moved by Mr. Luppino, seconded by Ms. Hong and passed on a vote of 6-0 by members Liapes, Nitti, Joh, Luppino, Hong and Sugarman to grant the applicant approval to Construct a Two Unit Dwelling. Docket #4-24, Carol A. Dimino, 2427 Second Street, Block 7052, Lot 1, Two Unit Dwelling Mr. Macri stated we are here tonight seeking approval to construct a two family dwelling. Steven Collazuol, Engineer, 1610 Center Avenue, Fort Lee was sworn in and his credentials accepted by Chairman Sugarman. Mr. Collazuol sheet 2 is the grading and utility plan. The site is 64 x 144 feet. The property is in the R3A zone. The site rises up from Second Street. A drainage system will be installed under the driveway area. There will be a walkout basement and a deck. Landscape plan-26 arborvitae are proposed, one tree to remain, behind the deck area trees will be removed. Two trees to be removed and none are proposed to be planted. There is a 4 foot wall on the left and right side. Chairman Sugarman asked about the 39 foot front setback. Mr. Collazuol stated yes, this is correct. Mr. Juzmeski asked if the applicant will comply with the February 22, 2024 Neglia report. Page 5-ZBA Minutes-February 27, 2024 Mr. Collazuol stated yes. Mr. Juzmeski asked about the site distance and stated this is a school area. Mr. Collazuol stated we are planting Japanese hedge 6-12 inches. 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 the building is 54 x 52 wide. Four cars can park in the driveway. The elevations were shown on the screen. There will be a brick façade , bay windows and stucco used on the exterior. The AC units will be under the deck. The lot is oversized. There will be paver patios and decks. There are 2 car garages proposed, a hallway and a staircase to the first floor. It also has a laundry area, utility room, recreation room, guest room, bathroom and a sliding glass door. The first floor proposal is for a dining room, living room, home office, kitchen with an island, family room, powder room, closet and pantry. Above that is a laundry area, four bedrooms, master bedroom with ensuite bathroom, bathroom, closets and three bedrooms, walk in closet, two bedrooms in front, closet and hall bathroom. This is a custom design. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked how will the patios be protected from storm water? Mr. Cocoros stated there will be drains installed. This will be on the plans. 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 Top right-to the right, north Bottom left-to the left, south, school Bottom right-across the street We are in the R3A zone which permits two family homes. There are no D variances. Four cars can park in each driveway. The building height exceeds by slightly more than two feet. We are consistent with heights in the area. There is conforming parking on site. Page 6-ZBA Minutes-February 27, 2024 Chairman Sugarman asked for questions from the public. Chairman Sugarman asked if anyone would like to come forward, be sworn in and testify on the application? It was moved by Mr. Liapes, seconded by Mr. Luppino and passed on a vote of 6-0 by members Liapes, Nitti, Joh, Luppino, Hong and Sugarman to grant the applicant approval to Construct a Two Unit Dwelling. ADJOURNMENT It was moved by Mr. Liapes, seconded by Mr. Nitti to adjourn the meeting at 8:54 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary