Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT May 13, 2025 Present: H. Liapes, D. Conway, H. Joh, E. Hong, D. Sugarman Absent: J. Nitti, S. Tropea, L. Pacheco, J. Luppino Present: J. Mariniello, Jr., Esq., D. Juzmeski, Neglia Eng. Chairman Sugarman called the meeting to order at 7:35 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 Ms. Hong and passed on a vote of 5-0 by members Liapes, Conway, Joh, Hong and Sugarman to approve the minutes of the meeting of April 22, 2025. MEMORIALIZATIONS Docket #2-25, Moore Builders, LLC, 193 Moore Street & 2453 Second Street, Block 7052, Lots 10 & 11, Minor Subdivision & Preliminary & Final Major Site Plan – Three Unit Dwelling & Two Unit Dwelling Chairman Sugarman stated this memorialization is carried to the meeting of May 27, 2025. Docket #7-25, Splash Bros NJ, LLC, 7 Hazlitt Avenue, Block 3555, Lot 8, Two Unit Dwelling Chairman Sugarman stated this memorialization is carried to the meeting of May 27, 2025. Docket #8-25, 1180 14th, LLC, 1180 Fourteenth Street, Block 1054, Lot 5, Amendment to Two Unit Dwelling Chairman Sugarman stated this memorialization is carried to the meeting of May 27, 2025. Page 2-ZBA Minutes-May 13, 2025 Docket #9-25, Elizabeth Builders, LLC, 441 Elizabeth Street, Block 4052, Lot 10, Amendment to Two Unit Dwelling Chairman Sugarman stated this memorialization is carried to the meeting of May 27, 2025. Docket #10-25, Tremont Avenue, LLC, 1060 Anderson Avenue, Block 358, Lot 5, Amendment to Two Unit Dwelling Chairman Sugarman stated this memorialization is carried to the meeting of May 27, 2025. ACCEPTANCE/COMPLETENESS Docket # 18-25, Rock Solid Built, LLC, 2138 Mackay Avenue, Block 5951, Lot 4, Two Unit Dwelling It was moved by Mr. Conway, seconded by Mr. Liapes and passed on a vote of 5-0 by members Liapes, Conway, Joh, Hong and Sugarman to deem the application complete. Docket #19-25, Pablo Perrone, 1067 Briar Way, Block 854, Lot 10, Single Family Dwelling It was moved by Mr. Conway, seconded by Mr. Joh and passed on a vote of 5-0 by members Liapes, Conway, Joh, Hong and Sugarman to deem the application complete. Docket #20-25, Mr. & Mrs. Allahyari, 2202 Mackay Avenue, Block 5951, Lot 14, Amendment to Two Unit Dwelling – Basement Bathroom of One Unit It was moved by Mr. Joh, seconded by Mr. Liapes and passed on a vote of 5-0 by members Liapes, Conway, Joh, Hong and Sugarman to deem the application complete. Docket #21-25, Hung Q Ta, 2201 Jones Road, Block 5451, Lot 2, Renovation & Addition of Single Family Dwelling to Two Family Dwelling It was moved by Mr. Conway, seconded by Ms. Hong and passed on a vote of 5-0 by members Liapes, Conway, Joh, Hong and Sugarman to deem the application complete. Docket #23-25, Rock Solid Built, LLC, 1471 Anderson Avenue, Block 3051, Lot 9, Two Unit Dwelling It was moved by Mr. Liapes, seconded by Ms. Hong and passed on a vote of 5-0 by members Liapes, Conway, Joh, Hong and Sugarman to deem the application complete. Page 3-ZBA Minutes-May 13, 2025 PUBLIC HEARINGS Docket #5-25, Mojibola Adeshuko, 250 Washington Avenue, Block 7054, Lot 1, Addition & Renovation to a Two Family Dwelling Chairman Sugarman stated this application is carried to the meeting of June 10, 2025, the applicant will re-notice. Docket #11-25, W&R Home Builders, LLC, 2045 & 2049 Ellery Avenue, Block 4452, Lots 13 & 14, Minor Subdivision & Preliminary & Final Major Site Plan – Three Unit Dwelling & Two Unit Dwelling Chairman Sugarman stated this application is carried to the meeting of June 10, 2025. No further notice is necessary, time is waived for the Board to act. Docket #12-25, Victoria M. Jung, 1431 Fourteenth Street, Block 2854, Lot 5, Two Unit Dwelling Mr. Macri stated we are here tonight seeking approval to demolish all structures on the property and construct a two unit side by side dwelling. Steven Koestner, Engineer, 61 Hudson Street, Hackensack was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1 – colorized plan dated November 22, 2024 He stated the lot is 60’ wide by 100’ deep. The lot coverage is 65% which requires a variance. There is landscaping proposed around the property, cultec chambers are proposed – 12 chambers in the front and 4 in the rear. Water drains to the rear of the property. The May 5, 2025 report from Neglia Engineering has been reviewed and we will comply. Mr. Juzmeski stated the building coverage on the plans show 39.5% on one plan and 44.06 on your plans. Mr. Koestner stated the Architect will address this. Chairman Sugarman asked for questions from the public. Mr. Christophe Lee, Architect, 111 Grand Avenue, Suite 212, Palisades Park was sworn in and his credentials accepted by Chairman Sugarman. He stated this is a side by side duplex. He described the floor layout. There is a sunroom on the rooftop. Exterior lighting is at the front of the garage, porch, rear deck and terraces. Chairman Sugarman asked for questions from the Board. Mr. Mariniello asked what is the height of the building? Page 4-ZBA Minutes-May 13, 2025 Mr. Lee stated 34’.4” but we need to add the sunroom so it is 39’. Mr. Juzmeski asked what is the building coverage? Mr. Lee stated the coverage is 39.5%. Mr. Juzmeski stated the overhangs need to be included. This is a variance. Chairman Sugarman asked for questions from the Board. Mr. Joh asked on the rooftop is that a kitchen or a sink? Mr. Lee stated it is a wet bar and there is a powder room also. 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, north, newer two family Bottom left-to the left, south, older and newer two family homes Bottom right-across the street, older two family home Mr. Spatz stated the two family use is permitted in the zone. C and D4 & D6 variances are needed. We are consistent with the neighborhood. Drainage improvements are being provided. There’s a conforming amount of parking being provided. The overhangs hang into the side yard and the decks in the rear yard. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked can you testify to the height shown in the photos? Mr. Spatz stated they are four stories, but the roof area is not visible from the street. The fourth story is a walk-out. Chairman Sugarman stated in photo #1 there is a large tree. Is it being removed? Mr. Spatz stated it is on the adjacent property and we will be planting two trees. Chairman Sugarman asked if any member of the public would like to come up, be sworn and testify on the application. It was moved by Mr. Liapes, seconded by Ms. Hong and passed on a vote of 5-0 by members Liapes, Conway, Joh, Hong and Sugarman to grant the applicant approval to Construct a Two Unit Dwelling. Page 5-ZBA Minutes-May 13, 2025 Docket #14-25, Oleri Builders, LLC, 231 Tremont Avenue, Block 2556, Lot 1, Single Family Dwelling Mr. Macri stated the proposal is to demolish the single family residence and replace it with a single family residence. Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1 – colorized plans The property is 50’ wide by 100’ deep. There is a change in the elevation of approximately 9 feet. We are raising the rear yard by 3 feet. Drainage improvements are proposed under the driveway and in the back. Utilities will be underground. Landscaping plan, sheet 2, one large tree to be removed. We will replace with 1 tree and will make a contribution to the Borough Tree Fund. Arborvitae, azaleas, myers yews, hollies and junipers will be planted. The May 1, 2025 Neglia report will be complied with. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked what is the height of the wall? Mr. Martins stated 30”. Mr. Conway asked who’s property is the rear wall on? Mr. Martins stated we will discuss this with the neighbor and replace it. Chairman Sugarman asked for questions from the public. Burck Schellenberg, Architect, 348 Belden Hill Road, Wilton, Connecticut was sworn in and his credentials accepted by Chairman Sugarman. He stated this is a three story home with an entrance on Oleri Terrace. The site slopes down, the height is 35’3”. There are a few overhangs. The building is stucco, wood panel and metal paneling. The interior layout was described. Chairman Sugarman asked how many bathrooms are there? Mr. Schellenberg stated there are a total of 4 bathrooms. Mr. Juzmeski asked what is the building height? Mr. Schellenberg stated 35’25”. Chairman Sugarman asked for questions from the public. Page 6-ZBA Minutes-May 13, 2025 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 east, single family homes Bottom left-looking from Oleri Terrace Bottom right-to the north, on Oleri Terrace The R2 zone permits single family homes. The site is well suited for what we are proposing. The drainage improvements will improve the situation. We need setback variances due to the overhangs. The building height will be lowered to make it a C variance. The height is consistent with the neighborhood. There is parking on site. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked for the location of the driveway? Mr. Spatz stated Oleri Terrace is the narrower part of the property, the driveway is appropriate, away from Tremont. Chairman Sugarman asked for questions from the public. Chairman Sugarman asked if any member of the public would like to come up, be sworn 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, Conway, Joh, Hong and Sugarman to grant the applicant approval to Construct a Single Family Dwelling. ADJOURNMENT It was moved by Mr. Joh, seconded by Mr. Conway to adjourn the meeting at 8:47 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary