Board of Adjustment/Zoning Board

FORT LEE BOARD OF ADJUSTMENT June 24, 2025 Present: H. Liapes, J. Nitti, J. Luppino, E. Hong, D. Sugarman Absent: D. Conway, H. Joh, S. Tropea, L. Pacheco Present: J. Mariniello, Jr., Esq., D. Juzmeski, Neglia Eng. Chairman Sugarman called the meeting to order at 7:47 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 3-0 by members Liapes, Hong and Sugarman to approve the minutes of the meeting of June 10, 2025. MEMORIALIZATIONS Docket #16-24, Byung Moon Choi & Ok Gyu Choi, 417 Catherine Street, Block 4055, Lot 11, Preliminary & Final Major Site Plan – Three Unit Dwelling It was moved by Mr. Nitti, seconded by Chairman Sugarman and approved on a vote of 1-0 by Mr. Nitti to adopt the resolution of denial for the Preliminary & Final Major Site Plan for a Three Unit Dwelling. Docket #17-25, Lemoine Property Development, LLC, 2468-2470 Lemoine Avenue & 2467- 2475 Fifth Street, Block 7151, Lots 5, 6, 8, 9 & 10, Minor Subdivision & Preliminary & Final Major Site Plan – Mixed Use Development – 101 Unit Multi Family Residential Building with Retail & Two, Three Unit Dwellings It was moved by Ms. Hong, seconded by Mr. Liapes and passed on a vote of 4-0 by members Liapes, Luppino, Hong and Sugarman to approve the Minor Subdivision & Preliminary & Final Major Site Plan – Mixed Use Development – 101 Unit Multi-Family Residential Building with Retail and Two, Three Unit Dwellings. Page 2-ZBA Minutes-June 24, 2025 ACCEPTANCE/COMPLETENESS Docket #9-20, 514 Main Street Fort Lee, LLC, 514 Main Street, Block 3655, Lot 3, Amended Preliminary & Final Major Site Plan – Five (5) Story, Self-Storage Facility It was moved by Mr. Nitti, seconded by Mr. Liapes and passed on a vote of 5-0 by members Liapes, Nitti, Luppino, Hong and Sugarman to deem the application complete. EXTENSION OF TIME Docket #30-22, 2365 Hud Terr, LLC, 2365 Hudson Terrace, Block 7160, Lot 3, Extension of Time – Preliminary & Final Major Site Plan – 78 Unit Residential Building It was moved by Mr. Luppino, seconded by Mr. Liapes and passed on a vote of 5-0 by members Liapes, Nitti, Luppino, Hong and Sugarman to approve the Extension of Time until July 24, 2026. PUBLIC HEARINGS Docket #22-24, Deniz FL, LLC, 1555 Center Avenue, Block 3854, Lot 23, Signage Mr. Park, Esquire, representing Deniz FL, LLC stated the Fort Lee Medical Center needs clear and visible signage. There are no signs there now. The signs will be non-illuminated and in the color black. This is for the patients to find the building easily. Mr. Mariniello asked if a witness is here. Mr. Dennis Ipekci, 320 Adolphes Avenue, Cliffside Park stated these are non-illuminated signs 1 inch thick. One says Fort Lee Medical Center and the other says 1555. All the tenants are medical. The proposal was given to the Board. Mr. Juzmeski asked if the letters are individual? Mr. Park stated yes, individual letters. The signs will be on Tom Hunter and Center Avenue. Mr. Juzmeski asked how deep is the sign? Mr. Ipekci stated 1 inch. Chairman Sugarman asked for questions from the Board. Mr. Luppino asked for the height. Mr. Ipekci stated 29 feet 10 inches long and 20 ½ inches high. Page 3-ZBA Minutes-June 24, 2025 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. Nitti, seconded by Ms. Hong and passed on a vote of 5-0 by members Liapes, Nitti, Luppino, Hong and Sugarman to grant the applicant Signage approval. 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 (continued from the public hearing of June 10, 2025) Chairman Sugarman stated this application is carried to the meeting of July 8, 2025. Docket #13-25, Eye Level (Daekyo America Inc. d/b/a Eye Level), 1310 Palisade Avenue, Block 2054, Lot 14, Signage Mr. Macri stated this application is for two signs on the side of the building. Mr. Ho Joon Chung, Architect, 21 Grand Avenue, Palisades Park was sworn in and his credentials accepted by Chairman Sugarman. This is for two sets of the same sign. The letters will be lit. The square footage is 25.5 square feet. They will be lit 7AM – 10PM Monday through Friday per the ordinance and off on the weekends. Chairman Sugarman asked for questions from the Board, Mr. Juzmeski asked if there will be temporary banners? Mr. Macri stated no. Mr. Luppino asked why the signs are going off at 10PM? Mr. Macri stated this is the ordinance. David Spatz, Planner, 60 Friend Terrace, Harrington Park was sworn in and his credentials accepted by Chairman Sugarman. Wall mounted signs are permitted in this zone. Palisade Avenue is hard to see the front side of the building. The size on the upper sign is larger so it can be seen. The time that the lights are on meet the ordinance. Chairman Sugarman asked for questions from the Board. Chairman Sugarman asked for questions from the public. Page 4-ZBA Minutes-June 24, 2025 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. Nitti, seconded by Mr. Liapes and passed on a vote of 5-0 by members Liapes, Nitti, Luppino, Hong and Sugarman to grant the applicant Signage approval. Docket #18-25, Rock Solid Built, LLC, 2138 Mackay Avenue, Block 5951, Lot 4, Two Unit Dwelling Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1-colorized plans The property is 5,867 feet. Currently there is a 1 ½ story brick dwelling on the property. The property is flat. We propose to demolish all existing structures and construct a Two Unit Dwelling. The driveways are pitched toward the front. No current drainage, cultec chambers will be installed under each driveway. Five trees are to be removed, we will make a contribution to the Borough Tree Fund for 10 trees to be planted. Azaleas, boxwoods, myers yews and arborvitae to be planted. The Neglia report will be complied with. Chairman Sugarman asked for questions from the Board Mr. Juzmeski asked if there can be more landscaping? Mr. Martins stated yes, in the front of the new driveways, we can do this. Mr. Nitti asked what trees can we keep? Mr. Martins stated two in the rear. 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. We can add landscaping on the outside corners. The property is in the R4 zone. A side by side two family dwelling is proposed. The first floor will have a living room, dining room, kitchen, and family room. The second floor has a master suite with ensuite bathroom, 3 additional bedrooms, a hall bathroom and a deck. Cut stone and panels will be used for the exterior. Above that there is a roof deck, den, wet bar, attic, bay window with a privacy divider. Sheet A2-basement plan – oversized garage, hallway, stairs, utility room, bathroom, office, closets, recreation room and doors to the patio. Two AC units per unit. Page 5-ZBA Minutes-June 24, 2025 Chairman Sugarman asked for questions from the Board. Mr. Juzmeski asked for the building height. Mr. Cocoros stated it is 40’ 33”. Chairman Sugarman asked for questions from the public. Mr. H. Wong, 1475 Anderson Avenue asked about the height and what the ordinance is? Mr. Cocoros stated the ordinance is 32 feet. 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, 4 units Bottom left-to the left, single family home Bottom right-across the street, newer 2 family homes We are in the R4 zone which permits 2 family homes. Variances are needed for FAR, lot area, building height, lot width, side yard, impervious and front yard. We are taking an older building and providing a new building. The home is consistent with the neighborhood. Drainage improvements are being made. There’s a conforming amount of parking. The property can support the FAR. The building to the right is 3 stories. We are consistent with the height in the area. The lot is slightly undersized. There is a conforming front yard. The rear is slightly less than what is required. We are providing additional landscaping. Drainage improvements are being made. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski stated a side yard variance is required, I didn’t hear any testimony. Mr. Spatz stated the lot is 10 feet narrower that what is required. Mr. Juzmeski asked about the properties in the rear? Mr. Spatz stated there are garden apartments there. Mr. Luppino asked about the garden apartments. Mr. Spatz stated there’s a parking lot and driveway there. Chairman Sugarman asked if any member of the public would like to come up, be sworn in and testify on the application. Page 6-ZBA Minutes-June 24, 2025 It was moved by Mr. Liapes, seconded by Mr. Luppino and passed on a vote of 5-0 by members Liapes, Nitti, Luppino, Hong and Sugarman to grant the applicant approval to Construct a Two Unit Dwelling. Docket #23-25, Rock Solid Built, LLC, 1471 Anderson Avenue, Block 3051, Lot 9, Two Unit Dwelling Mark Martins, Engineer, 55 Walnut Street, Norwood was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A1 – colorized plan – this is an oversized piece of property. There is currently a 1 ½ story brick dwelling on the property. We propose to remove the existing structure and construct a two unit dwelling. We are not altering the existing topography. Cultec chambers will be under the driveway. We will be removing 6 trees and plant two trees. There is an 8 tree deficit, we will install planting stripes along with planting hollies and myers yews. The Neglia report will be complied with. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski stated the driveways are wide. Mr. Martins stated we can narrow them to 19 feet. Mr. Luppino asked what is the width and length? Mr. Martins stated the width is 60 feet and it is 125’ deep. Chairman Sugarman asked for questions from the public. Mr. Wong, 1475 Anderson Avenue asked about the stairs. Mr. Martins stated the architect will show this on the plan. Mr. Wong asked what is the height of the building? Mr. Martins stated 46’ 74”. Anthony Zampolin, Architect, 187 Fairview Avenue, Westwood was sworn in and his credentials accepted by Chairman Sugarman. Exhibit A2-floor plans and elevations This is a 4 story, 2 family structure. A1- shows the entry at the center of the building, 2 car garages, mechanical space, hallway to staircase, full bath and recreation room. The basement has a hallway, storage area and gym. The second floor shows a living room, dining room, kitchen, Page 7-ZBA Minutes-June 24, 2025 family room and deck in the rear. The third floor has 4 bedrooms, egress windows in the front, one bedroom has an ensuite bathroom and the others share a hall bathroom. The fourth floor has a recreation space, den, full bathroom, mechanical and storage space and a roof terrace. The height of the building is 46’ 75”. Chairman Sugarman asked for questions from the Board. Mr. Juzmeski stated the Fire Department requires a sprinkler system. Mr. Zampolin stated we will comply. Mr. Wong asked about the wall sconces. Mr. Zampolin stated they will be downlit. 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-3 story with garage Top right-to the right, north, newer 2 family Bottom left-to the left, south, single family ranch home Bottom right-across the street, single family home We are in the R3 zone which permits 2 family homes. We are providing drainage improvements and fire sprinklers. We are consistent with the neighborhood. The property can support the increased building size. We are consistent in height with the neighborhood. We exceed the height but the design is consistent with the neighborhood. We meet the front yard setback. The garage distance meets the ordinance. The overheads are into the setbacks. There will be drainage improvements. There is a conforming amount of parking. Chairman Sugarman asked for questions from the public. It was moved by Mr. Luppino, seconded by Mr. Liapes and passed on a vote of 5-0 by members Liapes, Nitti, Luppino, Hong and Sugarman to grant the applicant approval to Construct a Two Unit Dwelling. ADJOURNMENT It was moved by Mr. Luppino, seconded by Ms. Hong to adjourn the meeting at 9:37 p.m. Respectfully submitted, Linda Garofalo Linda Garofalo Recording Secretary