Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT March 11, 2025 Present: J. Nitti, D. Conway, H. Joh, L. Pacheco, E. Hong, D. Sugarman Absent: H. Liapes, S. Tropea, J. Luppino Present: J. Mariniello, Jr., Esq., D. Juzmeski, Neglia Eng. Chairman Sugarman called the meeting to order at 7:32 p.m. The meeting was held remotely, by means of communications equipment. The meeting was conducted using the Zoom operating system. 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 2025. Approval of Minutes It was moved by Mr. Pacheco, seconded by Mr. Nitti and passed on a vote of 6-0 by members Nitti, Conway, Joh, Pacheco, Hong and Sugarman to approve the minutes of the meeting of February 25, 2025. Memorializations Docket #15-24, Outfront Media, LLC, 1435 Bergen Boulevard, Block 2751, Lot 2, Minor Site Plan – LED Billboard Sign It was moved by Mr. Joh, seconded by Mr. Pacheco and denied on a vote of 5–0 by members Nitti, Joh, Pacheco, Hong and Sugarman to deny the applicant Minor Site Plan approval to construct a LED Billboard Sign. Docket #24-24, Kiky K. Kim, 221 Main Street, Block 4751, Lot 22, Preliminary & Final Major Site Plan – Renovation/Addition for Mixed Use Building – Two Retail Units & Four Residential Units It was moved by Mr. Joh, seconded by Mr. Pacheco and approved on a vote of 5–0 by members Nitti, Joh, Pacheco, Hong and Sugarman to grant the applicant Preliminary & Final Major Site Plan approval. Page 2-ZBA Minutes-Mach 11, 2025 Acceptance/Completeness Docket #8-25, 1180 14th LLC, 1180 Fourteenth Street, Block 1054, Lot 5, Amendment to Two Unit Dwelling It was moved by Mr. Conway, seconded by Ms. Hong and passed on a vote of 6-0 by members Nitti, Conway, Joh, Pacheco, Hong and Sugarman to deem the application complete. Docket #9-25, Elizabeth Builders, LLC, 441 Elizabeth Street, Block 4052, Lot 10, Amendment to Two Unit Dwelling It was moved by Mr. Pacheco, seconded by Mr. Nitti and passed on a vote of 6-0 by members Nitti, Conway, Joh, Pacheco, Hong and Sugarman to deem the application complete. Docket #10-25, Tremont Avenue, LLC, 1060 Tremont Avenue, Block 358, Lot 5, Amendment to Two Unit Dwelling It was moved by Mr. Nitti, seconded by Mr. Conway and passed on a vote of 6-0 by members Nitti, Conway, Joh, Pacheco, Hong and Sugarman to deem the application complete. Public Hearings Docket #22-24, Deniz FL, LLC, 1555 Center Avenue, Block 3854, Lot 23, Signage Mr. Park, Attorney, representing the applicant, stated he did not receive Mr. Mariniello’s email. Mr. Mariniello stated the Ad appeared in the newspaper on March 9, 2025, that’s too late. This application has to be carried to a new date. Mr. Mariniello stated this application is carried to the meeting of April 22, 2025. Docket #3-25, 270 McElroy Ave, LLC, 270 McElroy Avenue, Block 1852, Lot 2, Single Family Dwelling Mr. Capizzi, Attorney, representing the applicant, stated the proposal is to remove the existing single family dwelling and construct a new single family dwelling. It is non-conforming. The new home needs setback variances left and right and variances for combined side yard setback. In addition, a height variances for 1.5 feet, lot coverage and FAR variances are needed. Sean McClellan, Engineer, 84 Gettysburg Way, Lincoln Park was sworn in and his credentials accepted by Chairman Sugarman. The site plan was shown on the screen. Site plan for Block 1852 Lot 2 dated September 5, 2024, last revised February 26, 2025. The lot is in the R2 zone, and the lot is 50 x 100. The existing home is non-conforming. We are seeking a lot coverage variance for 42.1% - due to the porch. There will be a drain in the backyard. No trees will be Page 3-ZBA Minutes-Mach 11, 2025 removed. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if his comments will be addressed from his report dated March 7, 2025? Mr. McClellan stated yes. Mr. Juzmeski stated we require a landscaping plan. Mr. McClellan stated we can do that. Stephanie Pantale, Architect, 70 Chestnut Ridge Rd. Suite K, Montvale was sworn in and her credentials accepted by Chairman Sugarman. Ms. Pantale stated on the screen is the home showing the elevations. Exhibit A1 – elevation drawings. Shown are stairs to the covered porch. The porch is two stories. It has a two car garage. On the right there are stairs to the porch. There is a bump out. The height is due to the mechanicals in the attic. The roof is a pyramid shape. The highest area of the roof is at the top center. The rooms are moderately sized. The main floor has a living room, dining room, powder room, library, pantry, kitchen, butler’s pantry and family room. On the next floor is the linen closet, #1 bedroom with a bathroom, #2 bedroom with a bathroom and #3 master suite with ensuite bathroom. The rooms are moderately sized. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked if the entire building is stucco? Ms. Pantale stated yes. Mr. Juzmeski stated a sliding door is suggested for the rear. Mr. Capizzi stated we can use a sliding door. Chairman Sugarman stated the sliding door is a condition of approval. Mr. Pacheco asked about the theater room – what type of equipment will be in there? Ms. Pantale stated I don’t know. Mr. Pacheco stated I’d like to see the equipment installed. Chairman Sugarman stated the applicant will provide the specifications. Page 4-ZBA Minutes-Mach 11, 2025 Mr. Conway stated he drove past the property and looked at the height of the roof. He asked do you know how much higher you will be than the house next door? Ms. Pantale stated 1.5” over average that is permitted. Mr. Capizzi stated next door is 2 stories, we are 3 stories. Chairman Sugarman asked for questions from the Board. 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 right Bottom left-to the left Bottom right-across the street, newer single family home Mr. Spatz stated we are in the R2 zone which permits single family homes. There is 1 D variance required for FAR, C variance for side yards, front yard, building coverage and building height. There is no increase in density. Drainage will be handled on site. Parking will be on site. The property can support the increase in FAR. The structure needs side and front yard variances. The front steps and porch cause the variance. The height is 1 ½ foot over what is permitted. Chairman Sugarman asked for questions from the public. Chairman Sugarman asked if any member of the public would like to be sworn and testify on the application. It was moved by Mr. Nitti, seconded by Mr. Joh and passed on a vote of 6-0 by members Nitti, Conway, Joh, Pacheco, Hong and Sugarman to grant the applicant approval to construct a Single Family Dwelling. ADJOURNMENT It was moved by Mr. Joh, seconded by Mr. Pacheco to adjourn the meeting at 8:22 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary