Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT August 13, 2024 Present: H. Liapes, J. Nitti, H. Joh, L. Pacheco, J. Luppino, E. Hong, D. Sugarman Absent: D. Conway, S. Tropea Present: J. Mariniello, Jr., Esq., D. Juzmeski, Neglia Eng. Chairman Sugarman called the meeting to order at 7:34 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 My. Luppino and Ms. Hong are voting members tonight. Approval of Minutes It was moved by Mr. Nitti, seconded by Mr. Liapes and passed on a vote of 5-0 by members Liapes, Nitti, Joh, Hong and Sugarman to approve the minutes of the meeting of July 23, 2024. Memorializations Docket #10-24, Pengxiang Wang, 247 Slocum Way, Block 3956, Lot 37, Proposed Addition to Two Family Dwelling 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 grant the applicant Approval to Construct an Addition to a Two Family Dwelling. Docket #14-24, Thomas & Jill Porto, 1155 Inwood Terrace, Block 1056, Lot 9, Two Unit Dwelling 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 grant the applicant Approval to Construct a Two Unit Dwelling. Page 2- ZBA Minutes-August 13, 2024 Acceptance/Completeness Docket # 16-24, Nyung Moon Choi & Ok Gyn Choi, 417 Catherine Street, Block 4055, Lot 11, Preliminary & Final Major Site Plan – Three Unit Dwelling It was moved by Mr. Joh, seconded by Mr. Liapes and passed on a vote of 7-0 by members Liapes, Nitti, Joh, Pacheco, Luppino, Hong and Sugarman to deem the application complete. This application is scheduled to be heard on September 10, 2024. Public Hearings Docket #8-24, Center 2215, LLC, 2130 Center Avenue, Block 5952, Lot 1, Preliminary & Final Major Site Plan – 24 Unit, Residential Building Mr. Macri stated we are here tonight seeking approval for a 24 Unit Residential Building. This will include 4 Affordable Housing units. Mr. Jamison Van Eck, representing The Regency Coop, Inc. entered his appearance. Mr. Anthony Garrett, Architect, 161 Main Street, Ridgefield Park was sworn in and his credentials accepted by Chairman Sugarman. Mr. Garrett stated this is a 6 story structure, the first two levels are parking. There are 6 units per level. Sheet 2 shows the lower level. The elevator can accommodate a gurney, in case of an emergency. Parking decks are a poured concrete structure. Sheet A100 is the lower level. There will be a generator. The building is as far south as it can be. There are 1 and 2 bedroom units. 75% of the roof is a green roof. There will be drainage. Samples of the exterior products to be used were shown. Exhibit A1-roof drain and overflow drain detail. Exhibit A2-artist rendering of the building from the SE corner Exhibit A3-looking from the NW Exhibit A4-materials to be used on the exterior Mr. Mariniello asked can you estimate the distance between the main building to the lot line? Mr. Garrett stated 24 feet. Exhibit A5-site section – shows our building, the Regency and other buildings. Both entrances are gated. There is adequate parking for visitors. We are in the R7 zone, this building will be 68’ 10” tall. Mr. Garrett reviewed the Fire Official’s correspondence. Chairman Sugarman asked for questions from the Board. Page 3- ZBA Minutes-August 13, 2024 Mr. Luppino asked where will the deliveries go? Mr. Garrett stated 2 parking spaces outside the gate will be for deliveries. There are 47 parking spaces inside the garage and 2 spaces outside. Mr. Liapes asked are there more spaces than the prior application? Mr. Garrett stated yes. Mr. Juzmeski asked to see the elevations. I’d like to see the louver system. Mr. Garrett stated we will do this. Mr. Pacheco asked about the parking meters – how many are being lost? Mr. Macri stated the meters are being shifted. Mr. Van Eck stated we would like to continue our conversations with the applicant. Mr. Macri agreed. Ms. Machaela Maguire, Engineer, Stonefield Engineering, 92 Park Avenue, Rutherford was sworn in and her credentials accepted be Chairman Sugarman. Exhibit A6-Aerial exhibit dated July 27, 2024. This site is vacant. It is .31 acres. Exhibit A7-site plan rendering dated July 8, 2024, colorized. This is a 6 story residential building. Two ADA spaces are proposed on site. Stormwater management systems will be installed. Lighting is LED, down facing fixtures. Evergreens are proposed on the north and east property lines. Shrubs and grasses will be in front of the building. The June 2, 2024 Neglia letter will be complied with. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked about the site triangle on the Center Avenue driveway. Ms. Maguire stated less than 30” and one foot tall. Mr. Luppino asked where will the water from the lower level garage go? Ms. Maguire stated to french drains. Page 4- ZBA Minutes-August 13, 2024 Mr. Macri stated he would like to carry this application to another date. Chairman Sugarman stated this application is carried to the meeting of September 10, 2024. No further notice is necessary, time is waived for the Board to act. 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 Mr. Liapes is recused from this application. Mr. Macri stated we are proposing two separate lots with two 2 family dwellings. Mark Martins, Engineer, 55 Walnut St., Suite 201. Norwood was sworn in and his credentials accepted by Chairman Sugarman. Mr. Martins stated the lots are trapezoidal, Lots 3 and 4. The frontage is 105.49, 100 westerly, 101.6 easterly and 164 in the rear. There are existing sewers and the easement is current. We will provide meets and bounds. This is for a redivision of lot lines. Grading plan shows the site plan and the structures. Landscaping plan-ten trees to be removed. We will replace five trees. A donation to the Borough Tree Fund will be made. The proposal is for red buds, junipers, myers yews, arborvitae, low plantings and azaleas. The Neglia memorandum dated June 28, 2024 will be complied with. Chairman Sugarman asked for questions from the Board. Mr. Joh asked about the greens on Coolidge Avenue. Mr. Martins stated these will be removed. Chairman Sugarman asked for questions from the public. Mr. Constantinos Psonis, 333 Lincoln Avenue stated when he looked into purchasing the property he was told that there is sewer and drainage there and nothing can be built. Mr. Martins stated we are not building over the sewer system. New easements will be provided. The fence will not be removed. Ms. Mahdi Psonis, 333 Lincoln Avenue stated we are in a flood zone and when it rains there’s a Page 5- ZBA Minutes-August 13, 2024 pond of water. Where will all this water go? Mr. Martins stated there’s currently no system. We are installing a drainage system. Vassilios Cocoros, Architect, 467 Sylvan Avenue, Englewood Cliffs was sworn in and his credentials accepted by Chairman Sugarman. Mr. Cocoros stated this is a 4 level home, 3 levels and an attic. The structure is brick with stucco. Sheet A2 shows a 2 car garage, utility room, closet, home office, bathroom and recreation room. HVAC will be in the rear yard. First floor has a living room, dining room, kitchen, family room, eating area, powder room and coat closet. Sheet A3 shows the proposal for the master bedroom with ensuite bathroom, three additional bedrooms, staircase to the attic level, bathroom, wet bar and closet. The roof deck is accessed by a sliding glass door. Mr. Joh asked how many bathrooms are in each unit? Mr. Cocoros stated 4 ½ bathrooms. 306 Coolidge Avenue is basically the same as 300 Coolidge Avenue. Chairman Sugarman asked for questions from the Board. Ms. Hong asked if there is a bedroom on the top floor? Mr. Cocoros stated no. Mr. Luppino asked if the duplex to the left is taller? Mr. Cocoros stated yes. 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-vacant area Bottom left-to the west, towards Center Bottom right-to the left, towards Lemoine Avenue Page 6- ZBA Minutes-August 13, 2024 There are 1 and 2 family homes in the area. There are C variances required, the lot line is being relocated. Drainage improvements are being made. A conforming amount of parking is being provided. The property can support the slightly larger building. We exceed one story, 2 ½ feet in height, for each building. 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 in and testify on the application. It was moved by Mr. Luppino, seconded by Mr. Joh and passed on a vote of 6-0 by members Nitti, Joh, Pacheco, Luppino, Hong and Sugarman to grant the applicant Minor Subdivision approval and approval to Construct Two, Two Unit Dwellings. ADJOURNMENT It was moved by Mr. Joh, seconded by Mr. Nitti to adjourn the meeting at 9:25 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary