Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT October 8, 2024 Present: H. Liapes, H. Joh, S. Tropea, L. Pacheco, J. Luppino, E. Hong, D. Sugarman Absent: J. Nitti, D. Conway Present: A. Casner, Esq., D. Juzmeski, Neglia Eng. Chairman Sugarman called the meeting to order at 7:32 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. Liapes, seconded by Mr. Pacheco and passed on a vote of 6-0 by members Liapes, Joh, Pacheco, Luppino, Hong and Sugarman to approve the minutes of the meeting of September 10, 2024. Resolutions Resolution Authorizing the Issuance of Requests for Qualifications for Professional Services to the Zoning Board of Adjustment for the year 2025 It was moved by Mr. Liapes, seconded by Ms. Hong and passed on a vote of 7-0 by members Liapes, Joh, Tropea, Pacheco, Luppino, Hong and Sugarman to approve the Resolution Authorizing the Issuance of RFQ’s for 2025. Mr. Liapes and Mr. Nitti will assist Chairman Sugarman. Memorializations Docket #8-24, Center 2215, LLC, 2130 Center Avenue, Block 5952, Lot 1, Preliminary & Final Major Site Plan – 24 Unit, Residential Building It was moved by Mr. Luppino, seconded by Mr. Liapes and passed on a vote of 6-0 by members Liapes, Joh, Pacheco, Luppino, Hong and Sugarman to grant the applicant Preliminary & Final Major Site Plan approval. Page 2- ZBA Minutes, October 8, 2024 Public Hearings Docket #15-24, Outfront Media, LLC, 1435 Bergen Boulevard, Block 2751, Lot 2, Minor Site Plan – LED Billboard Sign Chairman Sugarman stated this application is carried to the meeting of October 22, 2024. No further notice is necessary. Time is waived for the Board to act. Docket # 17-24, Fifth Prospect, LLC, 2337 Fifth Street, Block 6852, Lot 1, Minor Subdivision & Preliminary & Final Major Site Plan – Three Unit Townhouse & Two Unit Dwelling Mr. Macri stated we are here tonight seeking approval to demolish the existing dwelling, subdivide the property and construct a three unit townhouse and two unit dwelling. Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-colorized site plan. Mr. Martins stated a single story dwelling is on the property. The lot is relatively flat. We are looking to subdivide the property into two lots. Variances are required for lot area. Lot depth is non-conforming. The grading and utility plan is colorized. We propose cultec systems under each driveway. The sanitary sewer will be extended. The utilities will be underground. The Neglia report had a comment about Unit B having a staircase that extends. We can move it back about three steps. Along Fifth Street there will be azaleas, small plantings, ground cover and boxwoods. Seventeen trees to be removed and we will make a contribution to the Borough Tree Fund. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked can you comply with the comments in my letter? Mr. Martins stated yes. Chairman Sugarman asked for questions from the public. Catherine Parilla, 10 Ellens Way, Alpine asked did the Fire Department give approval for this proposal? Mr. Macri stated we will comply with all comments from the Fire Department. Page 3- ZBA Minutes, October 8, 2024 Vassilios Cocoros, Architect, 467 Sylvan Way, Englewood Cliffs was sworn in and his credentials accepted by Chairman Sugarman. Mr. Cocoros stated this is a three unit dwelling fronting on Prospect Street. It is four levels, has two car driveways and one car garages. Sheet A2-On the first floor there is a recreation room, bathroom, closet, and utility room. The units are similar. The second floor has a living room, dining room, kitchen, eating area, powder room, pantry, wet bar, small balcony and parking structure at the rear. The third floor has three bedrooms, a master bedroom with ensuite bathroom, two secondary bedrooms and a shared bathroom. There is a roof deck at the front, finished attic, home office, wet bar and mechanical closet. In the middle unit we will take out three steps and move them to the inside. At Unit A the handrail will be moved three feet in. There will be a step walkway. Mr. Juzmeski would like to see elevations. Mr. Joh asked Mr. Juzmeski about having so many variances. Mr. Juzmeski stated the Planner will discuss this. Exhibit A2-sketch of revised staircase. The interior lot proposal is for a side by side duplex. There will be a 2 car driveway and one car garage. The exterior will have a brick face, stucco and accent areas. There is a roof deck. On the first floor there is a recreation room, bathroom and coat closet. On the second floor there is a living room, dining room, kitchen and eating area. The next floor has a master bedroom with ensuite bathroom, two secondary bedrooms that share a bathroom and closets. In the attic there is a roof deck, recreation room, bathroom and wet bar. Chairman Sugarman asked for questions from the Board. Mr. Joh asked how many bathrooms are there in each unit? Mr. Cocoros stated 4 ½. Mr. Juzmeski asked if there is any possibility to add addition space between the garages? Mr. Cocoros stated no. Ms. Hong asked if there is an egress door on the ground floor? Mr. Cocoros stated a slider will be used. Page 4- ZBA Minutes, October 8, 2024 Mr. Luppino asked if the R5 zone allows two family homes, garden apartments and multi-family homes? Mr. Juzmeski 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 A3-Photo Board of Site and Surrounding Area Top left-subject property Top right-1 Wall Street building to the south Bottom left-to the opposite side of Prospect Street Bottom right-across the street The area is primarily residential. There are C and D variances required. The property is large enough to subdivide. Parking is being provided on site. The existing structure is in poor condition. The property can support what we are proposing. There is a conforming amount of parking. We exceed the height and we are adjacent to a 9 story building and a 3 story on Prospect Street. I feel the height variance is supported. I believe the positive criteria is met for both the C & D variances. Chairman Sugarman asked for questions from the Board, Mr. Joh asked the depth is 75 feet with a 17 foot rear setback. Can less or smaller units be here, with more landscaping? Mr. Spatz stated I was not involved with the planning. I think the depth is due orienting the homes towards Prospect, it cuts into the depth. Chairman Sugarman asked for questions from the public. Chairman Sugarman asked if any member of the pubic would like to come up, be sworn in and testify on the application. The Board took a break from 8:32 until 8:40 pm. It was moved by Mr. Liapes, seconded by Mr. Pacheco and passed on a vote of 7-0 by members Liapes, Joh, Tropea, Pacheco, Luppino, Hong and Sugarman to grant the applicant Minor Subdivision & Preliminary & Final Major Site Plan approval. It was moved by Mr. Tropea, seconded by Mr. Pacheco and passed on a vote of 6-0 by members Liapes, Tropea, Pacheco, Luppino, Hong and Sugarman to grant the applicant approval to Page 5- ZBA Minutes, October 8, 2024 construct a Three Unit Townhouse and Two Unit Dwelling. Mr. Joh voted to deny the application. Docket #18-24, Stanley Kim, MD, 209 Tremont Avenue, Block 2556, Lot 8, Preliminary & Final Major Site Plan – Mixed Use – Medical Office and Residential Unit Chairman Sugarman stated that Mr. Tropea and Ms. Hong are recused from this application. Mr. Macri stated this application is for converting an existing dwelling to a medical office with an apartment on the first and second floors. There will be two staff members. Steven Collazuol, Engineer, 1610 Center Avenue, Fort Lee was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-colorized version of the plans. The property is in the R2 zone. A 1 ½ story framed dwelling is on the property. The site is currently residential. Two maple trees will be planted in the front and rear, there will be two trees remaining. Landscaping will be done in the corner, and there will be landscaping around the ramp and in the front. The Neglia report dated October 2, 2024 will be complied with. The ADA ramp will be removed if not acceptable. Chairman Sugarman asked for questions from the Board, Mr. Juzmeski asked if the parking lot is for the residential or commercial? Mr. Collazuol stated the Architect will answer this. Mr. Juzmeski asked - Tandem parking spaces, how do you anticipate the parking? Mr. Macri stated the deeper spots are for the staff and Doctor. This can be signed parking. Chairman Sugarman asked for questions from the public? Catherine Parilla, 10 Ellens Way, Alpine stated I am the POA for the next door neighbor at 211 Tremont Avenue. She asked if they are aware that there’s no parking on this side of the street? Is the garage coming down? Mr. Collazuol stated the Architect will answer this. Page 6- ZBA Minutes, October 8, 2024 Ms. Parilla stated in the letter it states that in the R2 zone single family homes are permitted and that 209 Tremont is a two family home. Mr. Macri stated this is a two family home. Vassilios Cocoros, Architect, 467 Sylvan Avenue, Englewood Cliffs, was sworn in and his credentials accepted by Chairman Sugarman. Mr. Cocoros stated the site plan shows the parking spaces. We have four spaces for patients, two tandem spaces for the staff and Doctor, six spaces on the other side, two tandem for the apartment on the first and second floors. There’s a ramp for the ADA parking space. There will be no expansion of the structure except for the ramp and platform. Sheets A2, A5, A6, A7 show the second floor office area. There is a front door, waiting area, (was the living room), office area, reception desk, hallway and door to the parking area. Then there are the exam rooms – there are two in the front and one in the rear, a closet, bathroom, water fountain, blood work room, staircase to remain, two bathrooms, hallway to conference room, Doctor’s office, utility room, kitchen, living area and staircase to second floor. The basement has an entrance, utility room, laundry area, break room, locker room, bathroom, two storage areas and staff lounge. The second floor has a living room, two bedrooms, closet, laundry area and a bathroom. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if there will be a new façade? Mr. Cocoros stated yes, we are using hardy panel, metallic panels and cornices. This will have a modern and residential look. Mr. Joh asked if there will be any lighting? Mr. Cocoros stated there is bollard lighting on the façade and entry area. Also at the basement at the top of the landing and at the ADA ramp. Mr. Joh asked if there will be any signage? Mr. Cocoros stated we will come back to the Board for signage. Mr. Liapes asked how many patients will be seen at one time? Mr. Macri stated the most at one time would be three. Page 7- ZBA Minutes, October 8, 2024 Mr. Pacheco stated there’s a lot of parking. Mr. Cocoros stated we wanted to be safe, there are 12 spaces. Mr. Pacheco asked on sheet A1, on the top, next to the gas station, there is dwelling unit parking, six spaces. Can you eliminate three spaces so the patients can turn around? Mr. Cocoros stated that would allow for more landscaping. Mr. Pacheco stated if the applicant is willing to eliminate the apartment this would be a medical building. Mr. Juzmeski stated the parking requirement is thirteen. The code is sixteen parking spaces based on the medical practice square footage. Twelve spaces are proposed. Chairman Sugarman asked for questions from the public. Ms. Parilla asked if there is a side setback? Mr. Cocoros stated nothing is changing on the side. We are removing tandem spaces. Mr. Macri stated he’d like to carry this application to the next ZBA meeting on October 22, 2024. Chairman Sugarman stated this application is carried to the meeting of October 22, 2024, no further notice is necessary. Time is waived for the Board to act. ADJOURNMENT It was moved by Mr. Joh, seconded by Mr. Tropea to adjourn the meeting at 9:20 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary