Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT April 9, 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 8:01 p.m. 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. Chairman Sugarman stated he apologizes for the late start, hopefully we can get through most of the Agenda. 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 March 26, 2024. Memorializations Docket #3-24, Ellery/West, LLC, 2169-2171 Edwin Avenue, 479-481 West Street, 2166-2176 Ellery Avenue, Block 5651, Lot 1, Minor Subdivision – Four Lots It was moved by Mr. Nitti, 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 Minor Subdivision approval. Acceptance/Completeness Docket #8-24, Center 2215, LLC, 2130 Center Avenue, Block 5952, Lot 1, Preliminary & Final Major Site Plan – 24 Unit, Residential Building Page 2-ZBA Minutes-April 9, 2024 It was moved by Mr. Luppino, seconded by Mr. Liapes and passed on a vote of 8-0 by members Liapes, Nitti, Conway, Joh, Tropea, Pacheco, Luppino and Sugarman to deem the application complete. Mr. Macri will call for a hearing date. Extension of Time/Site Plan Approval Docket #3-22, 2045 Lemoine Avenue, LLC, 2045 Lemoine Avenue, Block 4751, Lots 8 & 9, Extension of Time – Preliminary & Final Major Site Plan – Three Story Office and Commercial Business Building Chairman Sugarman stated this application is carried to the meeting of May 14, 2024. Public Hearings Docket #5-24, JZS Developers, LLC, 1539 Thirteenth Street, Block 3852, Lot 3, Two Unit Dwelling Mr. Liapes recused himself from this application. Mr. Luppino is a voting member. Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-Colorized plan dated February 27, 2024. Currently there is a two story framed dwelling and garage on the property. We are proposing to install cultec chambers under each driveway. Landscaping plan-zelkovas will be planted in the front left. In the strip between driveways there will be hollies. Myers yews will be planted on the sides. A contribution will be made to the Borough Tree Fund. We will comply with the Neglia report. The planting strip will be increased to 40 feet. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if the size of the myers yews could be increased? Mr. Martins stated yes. Mr. Juzmeski asked if the trash will be stored in the garage. Mr. Martins stated yes. Mr. Nitti asked if you are removing 6 trees and planting 2? Mr. Martins stated yes. Page 3-ZBA Minutes-April 9, 2024 Chairman Sugarman asked for questions from the public. Vassilios Cocoros, 467 Sylvan Avenue, Englewood Cliffs was sworn in and his credentials accepted by Chairman Sugarman. He stated this is a side by side two family dwelling. It is 4 levels plus a finished attic and roof deck. The building is brick and stucco. LED lighting that is shielded will be used at the front door, side, back above each door, at the deck, sliding glass doors and roof deck. On the garage level we propose the entry, steps to the first floor, utility room, recreation room, steps to the basement. On the next floor there will be a living room, dining room, kitchen andfamily room. Above that is three bedrooms, a master suite and two secondary bedrooms that share a bath and laundry room. Above that will be a roof deck, finished attic and bathroom. The March 25, 2024 Fire Official’s 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 A2-Photo Board of Site and Surrounding Area Top left-subject property Top right-to the north Bottom left-to the south Bottom right-across the street Mr. Spatz stated we are in the R3A zone, 1 D variance and C variances are required. The property can support the increased FAR. The building meets the side yard setbacks but the stairs do not. Drainage improvements are being made. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski stated in the photo to the right, I can’t see if there is a rooftop deck? Mr. Spatz stated yes there is. Mr. Mariniello stated the deck is the reason for the variance. Is this a 22 foot setback, 25 feet are required. Mr. Spatz stated this is for the dwelling and the deck. Mr. Macri stated we can move the house one foot forward. Page 4-ZBA Minutes-April 9, 2024 Chairman Sugarman asked for questions from the public. Mr. Macri stated we will be providing additional drainage, increase the size of the myers yews, comply with the Fire letter and comply with the front yard setback. Chairman Sugarman asked if any member of the public would like to come up, be sworn and testify on the application. It was moved by Mr. Pacheco, seconded by Mr. Joh and passed on a vote of 7-0 by members Nitti, Conway, Joh, Tropea, Pacheco, Luppino and Sugarman to grant the applicant approval to construct a Two Unit Dwelling. Mr. Nitti left the meeting at 8:30 pm. Docket #6-24, 432 Central Boulevard, LLC, 432 Central Boulevard, Block 1155, Lot 8, Two Unit Dwelling Perry Frenzel, Engineer, 30 Madison Avenue, Paramus was sworn in and his credentials accepted by Chairman Sugarman. Mr. Frenzel stated currently there is a 1,500 square foot home on the property. It is on a corner lot. Sheet 3-dated February 23, 2024, shows a two family dwelling fronting on Harvard Place. There will be 3 seepage pits. Sheet 4-landscaping plan-perennials and boxwoods will be planted and will be under 2 feet tall, 2 weeping cherry trees, boxwoods and oak leaf holly are proposed. The Neglia report will be complied with. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked what is the lot coverage in the front yard? Mr. Frenzel stated 60-65%. Mr. Juzmeski asked if there is a full curb between the driveways? Mr. Frenzel stated yes. Mr. Juzmeski stated the two AC units should be moved forward and screened. Page 5-ZBA Minutes-April 9, 2024 Mr. Frenzel stated OK. Mr. Juzmeski asked if there is a site triangle easement required. Mr. Frenzel stated the building clears this but I will confirm. Mr. Juzmeski asked if the 22 foot driveway can be reduced? Mr. Macri stated yes, to 18 feet. Mr. Juzmeski stated the drainage system requires County approval. Mr. Frenzel stated we will correct this. Mr. Luppino asked if the two AC units will be moved up? Mr. Macri stated yes and we will plant additional trees for screening. Chairman Sugarman asked for questions from the public. Mr. Earkedy Dakser, 1150 Harvard Place stated he has issues with the development. He asked will there be two driveways and two cars in each driveway? Will you raise the curb? Mr. Frenzel stated there will be a full height curb between the two driveways. Mr. Dakser asked about the rainwater issue. Mr. Frenzel stated three seepage pits will be installed. Mr. Betancourt, 429 Central Boulevard asked what is the distance between this property and my property? Mr. Macri stated we are across the street. 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 west Bottom left-looking from Harvard Bottom right-across the street Mr. Spatz stated we are in the R3 zone which does not permit two family homes. Three D Page 6-ZBA Minutes-April 9, 2024 variances are required. The lot is larger than what is required in the zone. There is no increase in density. The site is already developed with a two family home. There is parking on site. The property can support the additional FAR. We require a variance for front yard setback due to this being a corner lot. We exceed the allowable coverage by 500 square feet. Additional landscaping is being provided. We are one story and two feet above what is permitted in height. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski stated you stated you are 2 ½ feet above in height but it is actually 7 feet. Mr. Conway stated the photo on the top right shows a 25 foot tall home, you are 15 feet higher. He asked, will this cause a negative impact? Mr. Spatz stated we are taller due to the roof deck. Mr. Luppino stated there are two units there now, this is a one family zone. Mr. Spatz stated this is a preexisting condition. Chairman Sugarman asked for questions from the public. Vassilios Cocoros, 467 Sylvan Avenue, Englewood Cliffs was sworn in and his credentials accepted by Chairman Sugarman. Mr. Cocoros stated the driveway will be reduced to 18 feet. The AC units will be in the front and screened. Two cars will be in the driveway and there will be a two car garage. This is a three level configuration and a roof deck with a flat roof. The ground floor has a basement, two car garage, recreation room, powder room, utility room and elevator. Sheet A3-floor plan shows a living room, dining room, family room, home office and staircase to the powder room, wet bar, kitchen, dining room, living room, home office and deck. The bedroom level has four bedrooms, master bedroom with ensuite bathroom and elevator. Lighting will be over the garage door, sliding glass doors, eating area, front entry, attic level, at deck, and sliding glass door. LED lights to be used with no spillage. The attic level will have a den, wet bar and finished attic. The March 25, 2024 Fire Official’s letter will be complied with. AC units will be moved closer to the front. Chairman Sugarman asked for questions from the Board. Mr. Conway asked if the building is 40 feet tall? He asked if this can be scaled down. This is one story higher than the newer two family home. Mr. Cocoros stated I can take two feet off. We can go to 37 feet. Page 7-ZBA Minutes-April 9, 2024 Chairman Sugarman asked for questions from the public. Chairman Sugarman asked if any member of the public would like to come up, be sworn and testify on the application. Mr. Earkedy Dakser, 1150 Harvard Place stated there are two units, each unit has a driveway for two cars. He asked, can we make more room for cars on the street? Chairman Sugarman asked if they reduce parking from two cars to one car would this generate the need for a variance? Mr. Juzmeski stated no, this is compliant. Mr. Conway, Mr. Joh, Mr. Tropea and Mr. Pacheco voted to deny the applicant approval to construct a Two Unit Dwelling. It was moved by Mr. Liapes, seconded by Mr. Luppino and passed on a vote of 3-0 by members Liapes, Luppino and Sugarman. The application was denied. Docket #7-24, Tremont Avenue, LLC, 1060 Anderson Avenue, Block 358, Lot 5, Two Unit Dwelling Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-colorized plans, 3 sheets, dated March 7, 2024. Mr. Martins stated there is currently a 1 ½ story dwelling and attached garage on the property. The entrances will be on the side. Cultec chambers will be installed in the driveways and the rear. Landscaping plan-there will be boxwoods planted between the driveways. Azaleas on the sides of the property and myers yews and arborvitae in the rear. The Neglia report will be complied with. Chairman Sugarman asked for questions from the Board. Chairman Sugarman asked for questions from the public. Mrs. Stacey Hong, 1075 Edgewood Lane asked about the drainage. Are cultec chambers going to be enough? Mr. Martins stated yes, currently there is no drainage system. We are adding 700 square feet. Additional inlets will be installed in the rear. Page 8-ZBA Minutes-April 9, 2024 Ms. Hong asked which trees will be preserved? Mr. Martins stated six trees along the rear property line, additional arborvitae will be planted. We can add a vinyl fence to the rear and side yard for privacy. Vassilios Cocoros, 467 Sylvan Avenue, Englewood Cliffs was sworn in and his credentials accepted by Chairman Sugarman. Mr. Cocoros stated a three story side by side duplex is proposed. Brick, stucco and metal are proposed for the exterior. Lights will be installed at entry doors, bay windows and sliding glass doors. Exhibit A2-floor plans – there is a basement, garage, trash area, utility room, and stairs to a home office. The HVAC will be at the corner. On the first floor there is a living room, dining room and powder room. The second floor has a kitchen and eating area. There are four bedrooms, one with an ensuite bathroom, shared hall bathroom, laundry area and linen closet. There is no roof deck. The April 9, 2024 Fire letter will be complied with. Chairman Sugarman asked for questions from the public. Mr. Yeon Hong, 1075 Edgewood Lane asked about the height. He stated this is three stories tall. The windows will look into our backyard. Mr. Cocoros stated we are set back and didn’t expand the deck. David Spatz, Planner, 60 Friend Terrace, Harrington Park was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A2-Photo Board of Site and Surrounding Area Top left-subject property Top right-to the south Bottom left-to the north Bottom right-across the street The neighborhood has some two family dwellings. We are in the R2 zone which does not permit two family dwellings. D variaces – the lot can accommodate the slightly larger building. The front yard setbacks are met. Side yard setbacks are due to steps in the area. Drainage improvements are being made. We are consistent with the area. We have a conforming amount of parking on site. Chairman Sugarman asked for questions from the Board. Chairman Sugarman asked for questions from the public. Chairman Sugarman asked if any member of the public would like to come up, be sworn and testify on the application. Page 9-ZBA Minutes-April 9, 2024 Ms. Stacey Hong, stated we are concerned about privacy, the trees being preserved and water runoff. Mr. Macri stated we have to follow the plan before you. The water will not run into your yard. It was moved by Mr. Tropea, seconded by Mr. Conway and passed on a vote of 7-0 by members Liapes, Conway, Joh, Tropea, Pacheco, Luppino and Sugarman to grant the applicant approval to construct a Two Unit Dwelling ADJOURNMENT It was moved by Mr. Liapes, seconded by Mr. Luppino to adjourn the meeting at 9:57 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary