Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT July 23, 2024 Present: H. Liapes, J. Nitti, H. Joh, E. Hong, D. Sugarman Absent: D. Conway, S. Tropea, L. Pacheco, J. Luppino Present: J. Mariniello, Jr., Esq., D. Juzmeski, Neglia Eng., B. Intindola, Neglia Engineering Chairman Sugarman called the meeting to order at 7:33 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. Nitti, seconded by Ms. Hong and passed on a vote of 4-0 by members Nitti, Joh, Hong and Sugarman to approve the minutes of the meeting of July 9, 2024. Acceptance/Completeness Docket #15-24, Outfront Media, LLC, 1435 Bergen Boulevard, Block 2751, Lot 2, Minor Site Plan – LED Billboard Sign It was moved by Mr. Liapes, seconded by Mr. Nitti and passed on a vote of 5-0 by members Liapes, Nitti, Joh, Hong and Sugarman to deem the application complete. The application will be heard on September 10, 2024. Public Hearings Docket #10-24, Pengxiang Wang, 247 Slocum Way, Block 3956, Lot 37, Proposed Addition to Two Family Dwelling Mr. Francis, Attorney for the applicant, 37 Liberty Street, Little Ferry stated this property is in the R2 one family residential zone. The proposal is to demolish the detached garage and construct a two family dwelling. We are expanding the existing non-conforming two family residence. A D2 variance and bulk C variances are required. The Architectural plans and the Page 2-ZBA Minutes-July 23, 2024 Engineering plans are dated May 20, 2024. One of the applicants, Mr. Wang was sworn in. He resides at 345 E. 56 th Street, #11G, NY, NY. Mr. Wang stated he and his Dad own 247 Slocum Way, Fort Lee. We purchased in Fort Lee because my parents are here and we are hoping to have them help with caring for our children. Chairman Sugarman asked for questions from the Board. Weijai Zhang, Architect, 3440 59th Street, Woodside, NY was sworn in and her credentials accepted by Chairman Sugarman. Ms. Zhang spoke about the plan on the Board. The addition is in the back, it is 90 feet. From the street you cannot see it. A portico is proposed in the front also. There is already a roof there. The siding will match the existing. Two parking spaces will be provided in the rear. The addition will include a master bedroom suite, walk-in closet, bath and office. There will be three bedrooms on each floor, the width of the home will not change. The surrounding homes are similar. Chairman Sugarman asked about the office space. Mr. Wang stated his wife works remotely and can use this office, there are no clients. Chairman Sugarman asked for questions from the Board. Mr. Liapes asked if there are three bedrooms and two bathrooms on both floors? Mr. Francis stated correct. Mr. Juzmeski asked about the siding and if it will match. Ms. Zhang state the size of the portico is 2 feet, similar to the existing. Mr. Juzmeski stated this requires a front yard variance. Mr. Joh asked if two parking spaces are enough for two families? Ms. Zhang stated that this is more than what is there now. Mr. Juzmeski stated a parking variance is not required, three spaces are being provided, three are required. Chairman Sugarman asked for questions from the public. Page 3-ZBA Minutes-July 23, 2024 Juan Lovill, Engineer, 234 Hancox Avenue, Nutley was sworn in and his credentials accepted by Chairman Sugarman. Mr. Lovill stated that the runoff and downspouts will go to a cultec system. The July 18, 2024 Neglia report was reviewed. Drainage calculations will be provided. There will be no negative impact on the adjacent neighbors. All items in the Neglia report will be complied with. Mr. Mariniello asked if there is anything in the rear yard? Mr. Lovill stated a small deck is there. Mr. Lovill stated the grass area will be removed and replaced with pavement. Mr. Joh asked where will the water go from the paved area? Mr. Juzmeski stated to a seepage pit. A Stormwater Management plan will be provided. Chairman Sugarman asked for questions from the public. David Spatz, Engineer, 50 Friend Terrace, Harrington Park was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-Photo Board of Site & Surrounding Area Top left-subject property, existing two story, two family home Top right-to the right, two family and two family under construction Bottom left-to the left, single family home Bottom right-across the street, two family homes The building is not getting any taller. This is a modest addition. We are not increasing the amount of units. The dwelling is in good condition. The purposes of zoning are met. Slocum Way has two family homes. This is consistent with the neighborhood. There is a conforming amount of parking on site. Chairman Sugarman asked for questions from the public. Chairman Sugarman asked if any member of the public would like to come up, be worn and testify on the application. It was moved by Mr. Joh, seconded by Mr. Liapes and passed on a vote of 5-0 by members Liapes, Nitti, Joh, Hong and Sugarman to grant the applicant variance approval to Construct an Addition to a Two Family Dwelling. Page 4-ZBA Minutes-July 23, 2024 Docket #12-24, W&R Home Builders, LLC, 300 Coolidge Avenue, Block 6056, Lots 3 & 4, Minor Subdivision & Two, Two Unit Dwellings Chairman Sugarman stated this application is carried to the meeting of August 13, 2024. No notice is necessary, time is waived for the Board to act. Docket #13-24, 823 Anderson, LLC, 823 Anderson Avenue, Block 352, Lot 9, Preliminary & Final Major Site Plan – Eight Unit Multi-Family Building Mr. Alampi stated eight units are proposed. There will be one Affordable Housing unit. Mark Martins, Engineer, 5 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-Engineering Plans, 4 sheets, dated January 9, 2024, colorized version. The property is in the R3 zone. There is an attached 3 bay garage. The property is irregularly shaped. Page 2-site plan- 16 parking spaces will be provided. No street parking will be eliminated due to curb cuts. The height of the building is proposed to be 3 stories – 35.91 feet. There is no basement. Drainage improvements will be made with cultec systems. The Neglia report was reviewed. Ten trees to be removed, no trees to be planted. A contribution will be made to the Borough Tree Fund. The Fire Prevention report dated July 23, 2024 will be complied with. The Neglia report dated July 18, 2024 will be complied with. Chairman Sugarman asked if there are any fire hydrants on Columbia Avenue? Mr. Martins stated no, but there is a hydrant on Anderson Avenue and the building will be sprinklered. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if they have had any contact with the County? Mr. Martins stated we will, if this is approved. Chairman Sugarman asked for questions from the public. Raymond Virgona, Architect, 125 River Road, Edgewater, was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A2-rendering of the building dated June 27, 2024 Page 5-ZBA Minutes-July 23, 2024 Mr. Virgona stated this has a townhouse look. There are 8 garages. SK1-2 sheets, Architectural plan-elevation sheet, the extra 4 feet in height requires a variance. There are 8 units, 8 garages and a stairway in the center to the units. There is a laundry area in the units. The units with two bedrooms have two bathrooms. There are no terraces or balconies. Chairman Sugarman asked are the 8 garages for one car each? Mr. Virgona stated yes, one car can go in the garage and one car in the driveway. Mr. Nitti asked about the trash pick-up. Mr. Virgona stated there will be a garbage pail for each unit and it will be picked up. Mr. Nitti stated eight apartments in a two family zone is a lot. I am not in favor of this. It looks beautiful but Anderson Avenue is a prestigious area. Mr. Mariniello asked if there are four 2 bedrooms and 4 one bedroom units? Mr. Virgona stated yes. Chairman Sugarman asked for questions from the public. David Spatz, Engineer, 50 Friend Terrace, Harrington Park was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A3-Photo Board of Site & Surrounding Area Top left-subject property from Anderson, showing 3 family home Top right-looking towards the west, along Columbia Avenue. Bottom left-to the northern side of Columbia Avenue Bottom right-diagonally at the corner, office building We are in the R3 zone. The proposal is not permitted in this zone. The site is well suited for this proposal. There is a conforming amount of parking on site. These are larger roadways and can handle the traffic. These are modest units for single people or a couple. The current building is in poor condition. There is a conforming amount of parking being provided. Building height is only slightly higher. We exceed building coverage by 650 square feet. Landscaping is being provided. There is no loss of on street parking. We are consistent with the neighborhood. There is a bus stop on Anderson Avenue. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if there is a three family home on the property? Page 6-ZBA Minutes-July 23, 2024 Mr. Spatz stated yes. Mr. Juzmeski asked what’s in the area? Mr. Spatz stated one and two family homes, commercial and mixed use and a variety of uses. Mr. Juzmeski asked if the building off of Columbia Avenue is a multi-family? Mr. Spatz stated it is an office and several units, mixed use. Mr. Mariniello asked on Exhibit A3-top right photo, are there two lanes of traffic? Mr. Spatz stated yes. Mr. Liapes asked the Doctor’s office to the north and the lot on Anderson Avenue, are those lots approximately the same size? Mr. Spatz stated they are similar in size. Mr. Liapes stated if we agree on this, it opens up the door to an additional application on this size lot. Mr. Mariniello asked if the medical office building on Columbia Avenue has a curb cut? Mr. Spatz stated yes, it’s behind the building. Mr. Mariniello asked across Columbia Avenue is the driveway on Columbia? Mr. Spatz stated yes. Mr. Joh stated he would like to see less units and more greenery. Chairman Sugarman asked for questions from the Board. Chairman Sugarman stated you may want to carry this application, go back to the drawing board and set another date. Mr. Alampi stated we will order a transcript and take a look at the plan and address the issues. Chairman Sugarman stated this application will be carried to the Meeting of September 10, 2024. No further notice necessary. Time is waived for the Board to act. Page 7-ZBA Minutes-July 23, 2024 Docket #14-24, Thomas & Jill Porto, 1155 Inwood Terrace, Block 1056, Lot 9, Two Unit Dwelling Mr. Macri stated we are seeking to demolish the existing dwelling and build a two family home. Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Mr. Martins stated there is currently a two story brick dwelling on the site. We propose to construct a new two family home. Cultec systems will be under the driveways. No trees are to be removed. Zelcovas, arborvitae and myers yews to be planted. The Neglia report dated July 18, 2024 will be complied with. Chairman Sugarman asked for questions from the Board. 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. A side-by-side duplex is proposed. This is a four story home. Exterior lighting at the entry way, at the sliding glass doors and above the attic level facing west. On the ground floor there is a recreation room, hallway, entry, closet and staircase to the first floor. There is a one car oversized garage. On the main floor there is a gym, living room, dining room and kitchen. On the bedroom level there are four bedroooms, the master suite has an ensuite bathroom, two secondary bedrooms with a shared bathroom, linen closet, finished attic, wetbar and roof deck. The secondary unit is three bedrooms, The July 23, 2024 Fire Prevention report has been reviewed and will be complied with. Chairman Sugarman asked for questions from the public. Exhibit A1-Photo Exhibit of Site and Surrounding Area Top left-subject property Top right-looking further along Bottom left-along Central Bottom right-across the street Mr. Cocoros stated we are in the R2 zone which does not permit two families. The site is well suited for a two family home. There are a number of them in the area. The height is only slightly above what is permitted. The property can support the additional unit. We are consistent with the area. Screening will be provided. Drainage improvements and landscaping is being provided. There is a conforming amount of parking on site. Chairman Sugarman asked for questions from the Board. Chairman Sugarman asked for questions from the public. Page 8-ZBA Minutes-July 23, 2024 It was moved by Mr. Liapes, seconded by Mr. Joh and passed on a vote of 5-0 by members Liapes, Nitti, Joh, Hong and Sugarman to grant the applicant approval to Construct a Two Unit Dwelling. ADJOURNMENT It was moved by Mr. Nitti, seconded by Mr. Joh to adjourn the meeting at 9:55 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary