Zoning Board of Adjustment

MINUTES BOROUGH OF MADISON ZONING BOARD OF ADJUSTMENT Regular Meeting, December 11, 2014 at 7:30 P.M., Hartley Dodge Memorial, 50 Kings Road, Madison, New Jersey 1. CALLED TO ORDER BY CHAIRPERSON 2. ANNOUNCEMENT OF NOTICE (STATEMENT OF COMPLIANCE) A regular meeting of the Borough of Madison Zoning Board of Adjustment was held on Thursday, December 11, 2014 at 7:30 pm in Room #140 of the Hartley Dodge Memorial Building, located at Kings Road, Madison, N.J. Joseph Santoro, Chairman opened the meeting and requested the reading of the public notice as follows: “Let the minutes reflect that adequate notice of this meeting has been provided in the following manner: At the reorganization meeting of the Board, held on January 9, 2014, the Board, by resolution adopted a schedule of meetings. On January 13, 2014, a copy of the schedule of meetings was posted at the bulletin board at the main entrance of the Hartley Dodge Memorial, was sent to the Madison Eagle and the Daily Record and filed with the Borough Clerk, all in accordance with the “Open Public Meetings Act”. 3. ROLL CALL Present: Joseph Santoro, Toni DeRosa, Michael Lami, Ronald Poeter, Susan Niculescu, Timothy Blair, Diane Driscoll and Carl Hess Also Present: Keith Loughlin, acting Zoning Board attorney Excused: Kyle Wickman 4. PLEDGE OF ALLEGIANCE 5. MINUTES FOR APPROVAL – Regular meeting of November 13, 2014 The minutes were distributed to all Board members prior to this meeting for their review. There were two minor corrections made to the minutes. A voice vote of aye was heard in approval of the corrected minutes by all eligible voting Board members. 6. RESOLUTIONS FOR MEMORIALIZATION: The following Resolutions were distributed to all Board members prior to this meeting for their review. There was one minor correction the Shah Resolution. A voice vote of aye was heard from all eligible voting Board members in approval of the Resolutions. CASE NO. Z 14-006 Resolution granting Jayneil Shah, Block :1203, Lot 23, 7 Elm Street the demolition of a 2-family residence in an R-5 zone and the construction of a new 2-family residence requiring variance of minimum front yard setback, side yard setback (left), side yard setback (right), rear yard setback, maximum building stories, maximum principal building coverage, maximum F.A.R, driveway setback, maximum impervious lot coverage and principal permitted use of 2-family in an R-5 zone. ZBA – 12/11/14 Page 1 CASE NO. Z 14-033 Resolution granting variance application to Alexander Gerber, Block: 1803, Lot 6, 31 Greenwood Avenue to install a shed, fence, expand existing driveway and expand previously “approved” bluestone patio in an R-4 (single-family residential) zone requiring relief from minimum driveway offset from property line and minimum accessory structure offset from property line. This application was started at the September 25, 2014 Zoning Board of Adjustment Special Meeting. CASE NO. Z 14-037 Resolution granting variance application to Catherine Haddad, Block: 4803, Lot 5, 10 Noe Avenue to construct a covered open front porch, (2) 2-story additions, (2) 2nd story additions, expansion of existing driveway, front walk, second curb cut, and the removal of existing front walk in an R-2 (single family residential) zone requiring relief from minimum side yard setback (left) and maximum impervious lot coverage. 7. OLD BUSINESS CASE NO. Z 14-026 Peter Meshki Block: 1703, Lot: 13 44 Greenwood Avenue Applicants are seeking permission to construct a 3 Story Rear Addition, Vertical Expansion of Existing Portion of Principle Dwelling from 2 ½ Stories to 3 Stories, Detached 2 Car Garage, Expansion of Existing Driveway and a Drywell in an R4 (Single or Two Family Residential) Zone requiring relief from Maximum Building Height/Stories, Maximum Impervious Lot Coverage and Minimum Driveway Setback. This application was started at the September 11, 2014 Zoning Board of Adjustment meeting with continued hearing with revised plans presented on October 9, 2014. Mr. DeAngelis began by explaining that the applicant changed the plans and will construct the home as a single family home. A – 14 Letter from Mr. Novalis documenting the changes, dated 11/26/14 A – 15 Site Plan A – 16 Floor Plan A – 17 Colored Rendering Mr. Novalis began by describing the changes that were made to this application. The application was changed to a 4BR, 4.5 bath single family home. The applicant’s parents will not be utilizing this home as their residence and will seek another residence. One front entrance is now needed and a new front porch will be provided. A deck is being added to the rear of the building. The new proposed ridge is 33.5 feet. The rear expansion is stepped 3 feet in and aesthetically benefits the neighboring home. The two-car garage was submitted in the previous application and will remain the same for this application. The drywell system is planned and will enter into the sewer line that presently exists. Andrew Clarke, Engineer was questioned about the covers near the foundation. Mr. Novalis stated that termite treatment was done when Mr. Meski bought the home and the covers may reflect this treatment. Mr. Novalis stated the entire porch’s construction with have full columns. ZBA – 12/11/14 Page 2 Mrs. DeRosa asked if any trees were being removed. Mr. Novalis stated that the apple trees will remain and the large tree in the front of the home will be pruned back and remain on the site. Being that the testimony was complete, the Board asked if the public had any questions or comments. There being none, Mr. DeAngelis gave a quick summary of the application. The public was given the opportunity to make comments. There being none, the Board began their deliberation. The consensus of the Board was to approve the application as revised with the conditions that all item stated in the letter by the applicant and agreed upon be performed. A motion to approve the application was made by Mr. Lami and seconded by Mr. Blair. A roll call vote was requested and recorded as follows: AYES: Mr. Blair, Mrs. DeRosa, Mr. Lami, Mr. Poeter, Mr. Santoro, and Mr. Hess. Mrs. DeRosa left her seat on the Board for the evening. 8. NEW BUSINESS CASE NO. Z 14-039 Donald Bowen Block 3404, Lot 19 12 Glenwild Road Applicant is seeking permission to construct a detached 2-car garage, drywell, removal of portion of existing driveway, expansion of remaining driveway, modification of existing drop curb and proposed 2nd drop curb on Glenwild Circle, removal of existing slate pad, low shrubbery within Glenwild Circle Right of Way, removal of existing slate pad, low shrubbery within Glenwild Circle Right of Way in an R-3 (single-family residential) zone requiring relief from Minimum Front Yard Accessory Structure setback and maximum floor area accessory structure. Mr. Bowen, applicant and Mr. Craig Erezuma, 25 Main St., Madison, Architect were sworn in and the following exhibits were marked: B – 1 Letter of Denial dated 10/9/14 from Daniel Buckalew, Deputy Zoning Official, Borough of Madison A – 1 Pictures of existing residence on the property, A and B, tax map attached A – 2 Pictures of the property, A, B, C A – 3 BOA 1, found in packet Mr. Erezuma began by explaining the setbacks utilizing the BOA 1 and his discussion he had with Daniel Buckalew, Deputy Zoning Official. This discussion included the shape of the lot; and the fact that it is undersized, and the hardship which exists. The shed which presently on the property, will be removed. Using the photos, Mr. Erezuma described the measurements for each photo on A-2, A, B, C. He also compared other garages in the vicinity and their distances from the road. A drywell will be constructed, even though there was no requirement on this project. The driveway presently is a head-in type and it will be kept as a single lane entry to the garage. The applicant is not opposed to installing pavers. Mr. Santoro stated he had a conversation with Gary Hall regarding the height issue which exists with the cupola. A variance will be given for this aspect of the application as stated by Mr. Santoro. ZBA – 12/11/14 Page 3 There being no further testimony from the applicant, or questions and comments from the public, the Board began their deliberation. The consensus of the Board was to approve the application as submitted with the condition if the height variance is needed, that it should be addressed, and the water overflow on the property be reviewed by the Dan Buckalew, Borough Deputy Zoning Official. A motion to approve the application was made by Mrs. Driscoll and seconded by Mr. Poeter. A roll call vote was requested and recorded as follows: AYES: Mr. Santoro, Mr. Poeter, Mr. Lami, Mrs. Driscoll, Mrs. Niculescu, Mr. Blair and Mr. Hess CASE NO. Z 14-040 Denis Philipps Block 4201, Lot 1 128 Green Village Road Applicant is seeking permission to construct a 1-story rear addition, 2nd story over existing garage, 11/2-story expansion is existing garage, front portico roof over existing stoop, front paver walk, paving of existing driveway, side and rear paver walkways, rear bluestone patio, generator and condenser unit in an R-2 (single family residential) zone requiring relief from minimum side yard setback (right), minimum rear yard setback, maximum principal building coverage and maximum impervious lot coverage. Mr. and Mrs. Philips, along with John Vanlenten, Architect, of New Vernon, were sworn in and the following exhibits were marked: B – 1 Letter of Denial from the Borough of Madison, Deputy Zoning Officer, Dan Buckalew, dated 9/10/14 A – 1 V-2, Revised Plan A – 2 V-6 Proposed 1st Floor A – 3 Tax Map A – 4 Enlarged tax map with markings A – 5 Photo board, photos A thru L, both sides of board had photos Mrs. Philips began by explaining the family’s need for this expansion due to a lack of modernized bathrooms and very small bedrooms. Mr. Vanlenten described what is being planned for the first floor and then went onto the second floor. The existing bedrooms are being expanded and all bathrooms are being modernized. A family gathering area is planned for the first floor. A one-story addition in the rear will house the family room. On the second floor, the master bedroom will remain as it presently exists. The hall bathroom will be renovated with the addition of a hallway a closet. The rooflines will be expanded by a dormer. The existing chimney will remain the same. Front gables will provide a “book-end” look. Mr. Vanlenten described the front elevation. The lot is non-conforming in size making this property a hardship. He stated several things are going on which make the property a hardship to construct the additions and make changes on the site. Next Mr. Vanlenten reviewed the Tax Map exhibit and depicted where the applicant’s property lies. The photo board was reviewed, 12 photos in all and Mr. Vanlenten reviewed their location and the additions that existed on these neighboring homes. There being no further testimony from the architect, the Board had several minor questions regarding the plan. A drywell is planned which will capture 50% of the water from the roof. Mr. Vanlenten stated that the water does runoff and pond on ZBA – 12/11/14 Page 4 the property due to the slope of the land. There being no further questions or comments from the Board or the public, the Board began their deliberation. The consensus of the Board was to approve the application as presented with the condition that the applicant construct a drywell. A motion to approve the application was made by Mr. Poeter and seconded by Mr. Lami. A roll call vote was requested and recorded as follows: AYES: Mr. Santoro, Mr. Poeter, Mr. Lami, Mr. Blair, Mrs. Niculescu, Mrs. Driscoll and Mr. Hess 9. OTHER BUSINESS: No Other Business. 10. ADJOURNMENT: The meeting was adjourned at 9:15 pm with a motion made by Mr. Lami and seconded by Mr. Poeter. Holiday wishes were extended to all. Respectfully submitted, Lorraine Sola Recording Secretary ZBA – 12/11/14 Page 5