Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT June 25, 2024 Present: H. Liapes, H. Joh, S. Tropea, L. Pacheco, E. Hong, D. Sugarman Absent: J. Nitti, D. Conway, J. Luppino Present: J. Mariniello, Jr., Esq., D. Juzmeski, Neglia Eng. Chairman Sugarman called the meeting to order at 7:30 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. Approval of Minutes It was moved by Mr. Tropea, seconded by Ms. Hong and passed on a vote of 3-0 by members Tropea, Hong and Sugarman to approve the minutes of the meeting of June 11, 2024. Acceptance/Completeness Docket #10-24, Pengxiang Wang, 247 Slocum Way, Block 3956, Lot 37, Proposed Addition to Two Family Dwelliing It was moved by Mr. Pacheco, seconded by Ms. Hong and passed on a vote of 6-0 by members Liapes, Joh, Tropea, Pacheco, Hong and Sugarman to deem the application complete. Mr. Francis will call for a hearing date. Public Hearing Docket #9-24, Le Le, 505 Summit Avenue, Block 4452, Lot 21, Two Unit Dwelling Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Mr. Martins stated the lot is 5,281 square feet. The dwelling will be removed. The grading will remain the same. A small retaining wall will be installed. Underground retention chambers will be installed. There is nothing there now. The water will now be captured. Page 2-ZBA Minutes-June 25, 2024 Two street trees will be planted. The corner will be open, azaleas and myers yews will be planted on the east side, lower growth plants will be planted by the driveway. Three trees will be removed, two will be planted. The applicant will make a contribution to the Borough Tree Fund. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if they reviewed his June 3, 2024 report. Mr. Maci stated yes and we will comply. The sanitary line will be maintained by the homeowner’s association if this is turned into a condominium. Ms Hong asked if there could be more plants. Mr. Martins stated we are limited but possibly can add to the north side of the property. Chairman Sugarman asked for questions from the public. Susan Giacobone, 496 Summit Avenue stated she is concerned with the runoff. Mr. Martins stated we are installing a wall at the northeast and southeast corners. In the rear we will plant a tree, myers yews and arborvitae. 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 (handed out to the Board) Top Left – subject property Top right – to the North Bottom left – to the opposite of Marguerite Street Bottom Right – on Summit Mr. Spatz stated we are in the R3 zone which permits two family homes. Two D variances and C variances are required. We are replacing a structure with a newer home. We are providing drainage. A conforming amount of parking is provided on site. We are similar in height with the surrounding neighborhood. The lot is undersized. The driveway is designed for a two car garage. The setbacks are an improvement of what currently exists. Chairman Sugarman asked for questions from the Board Mr. Juzmeski asked the building is 4 stories, how is this in character with the neighborhood? Mr. Spatz stated there are high rises in the rear and 3 stories nearby. Chairman Sugarman asked for questions from the public. Page 3-ZBA Minutes-June 25, 2024 Vassilios Cocoros, Architect, 467 Sylvan Avenue, Englewood Cliffs was sworn in and his credentials accepted by Chairman Sugarman. Mr. Cocoros stated the property is on the corner. A new side by side two family duplex is being constructed. The deck is set back. Each side has three bedrooms with a finished attic. The master bedroom has an ensuite bathroom. There are five full bathrooms. There is a roof deck on top. This is a brick building with bay windows, stucco and panels. Lighting will be at the garage doors, deck, canopy, and the roof deck. We will comply with the fire Official’s letter. Chairman Sugarman asked for questions from the Board Mr. Joh asked Mr. Juzmeski what is the highest point of Summit Avenue? Mr. Cocoros stated this home is not located in the lowest area. Chairman Sugarman asked for questions from the public. It was moved by Mr. Liapes, seconded by Mr. Tropea and passed on a vote of 6-0 by members Liapes, Joh, Tropea, Pacheco, Hong and Sugarman to grant the applicant approval to construct a Two Unit Dwelling. Docket #11-24, Eye Level, 1310 Palisade Avenue, Block 2054, Lot 14, Change of Use for a Children’s Learning Center Mr. Macri stated this building was approved years ago. Mr. Sangmok Kim, Architect, 14 High Street, Demarest was sworn in and his credentials accepted by Chairman Sugarman. Mr. Kim stated on the board, page Z100 shows the first and second floor plan. This is a three story building, The second and third floors are office space. There are 24 parking spaces. Office space is proposed to be converted to a learning center. The third floor is to stay the same as an office. Chairman Sugarman asked for questions from the Board. Chairman Sugarman asked for questions from the public. Mr. Wanhyo Lee, Operations Manager, 34 Daniel Court, Ridgefield was sworn in. Mr. Lee has been employed there for 11 years. He stated we are open Monday through Saturday from 9:30 – 5:30 PM. There will be 8 employees. This is a children’s gym program for 18 months to 5 years old. We will offer 6 classes, three in the AM and 3 in the PM. 11 students per class. On Saturday there may be more classes. There is 20 minutes between classes. Page 4-ZBA Minutes-June 25, 2024 Chairman Sugarman asked for questions from the Board. Mr. Lee stated Eye Level has 130 franchises. Ms. Hong asked if they will be done with classes by 5:00 PM every day? Mr. Lee stated yes. Mr. Mariniello stated unless there’s a condition on the time, there’s no required time to close. Mr. Juzmeski asked if there will be 8 employees there all at the same time? Mr. Lee stated yes. Mr. Juzmeski stated 11 parents + 8 employees = 19 parking spaces. You require a parking variance. There are 14 spaces needed for office space. Mr. Macri stated the office space is for the employees. Mr. Juzmeski stated no parking variance is required then. 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 Exhibit – Site and Surrounding Area Top left-subject property Top right-to the south, gas station Bottom left-to the north, vacant land Bottom right-across the street, single family homes Mr Spatz stated we are in the C4 zone. This is not permitted in this zone. There will be no impact on the neighbors. We are providing parking. Public Schools are permitted in this zone. The Planning Board already approved this building. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if the 8 foot fence is being removed? Mr. Spatz stated yes. Chairman Sugarman asked for questions from the public. Page 5-ZBA Minutes-June 25, 2024 Chairman Sugarman asked if any member of the public would like to come up, be sworn and comment on the application. It was moved by Mr. Tropea, seconded by Mr. Liapes and passed on a vote of 6-0 by members Liapes, Joh, Tropea, Pacheco, Hong and Sugarman to grant the applicant approval for Change of Use to a Children’s Learning Center. ADJOURNMENT It was moved by Mr. Joh, seconded by Ms. Hong to adjourn the meeting at 8:25 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary