Zoning Board of Adjustment

MINUTES BOROUGH OF MADISON ZONING BOARD OF ADJUSTMENT Regular Meeting, July 9, 2015 at 7:30 P.M., Hartley Dodge Memorial, 50 Kings Road, Madison, N.J. 1. CALL 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, February 12, 2015 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 8, 2015, the Board, by resolution adopted a schedule of meetings. On January 12, 2015, 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, Timothy Blair, Helen Kaar, Diane Driscoll, Melissa Elias, and Roger Paetzell Excused: Ronald Poeter and Carl Hess Also Present: Gary Hall, Zoning Board attorney 4. PLEDGE OF ALLEGIANCE 5. MINUTES FOR APPROVAL - Regular meeting of June 11, 2015 The minutes were distributed to all Board members prior to this meeting for their review. There were two corrections that were made to the minutes. A voice vote of aye was heard from all eligible voting Board members in approval of the minutes as corrected. 6. RESOLUTIONS FOR MEMORIALIZATION The following Resolutions were distributed to all Board members prior to this meeting for their review. There were no corrections made to the Resolutions. A voice vote of aye was heard from all eligible voting Board members in approval of the Resolutions as presented. CASE NO. Z 15-013 Resolution granting variance application to Kishore Ballal & Maithili Rao, Block: 4301, Lot: 1, 412 Woodland Road to construct a 1 Story Rear Addition, Expansion of Existing Brick Paver Driveway, Bluestone Terrace and Drywell in an R-3 (Single-Family Residential) Zone requiring relief from Maximum Principal Building Coverage. CASE NO. Z 15-017 Resolution granting variance application to Terence & Lori Lusardi, Block: 1102, Lot: 9, 19 Anthony Drive to construct a 2nd Story Addition in an R-3 (Single-Family Residential) Zone requiring relief from Maximum Impervious Lot Coverage. ZBA Regular Meeting 7-9-15 Page 1 CASE NO. Z 15-019 Resolution granting variance application to Sean & Suzanne Graham, Block: 906, Lot: 13, 68 Knollwood Avenue to construct a 2nd Story Rear Addition with 2’ Cantilever and Covered Stairs, Reconstruction of Existing Garage Roof (No increase of existing area or height) in an R-3 (Single- Family Residential) Zone requiring relief from Minimum Rear Yard Setback. CASE NO. Z 15-020 Resolution granting variance application to Donald & Frances MacMaster, Block: 3301, Lot: 11, 4 Nordling Lane to construct a Brick Paver Patio around Existing In-Ground Pool (Pool to remain), Raised Brick Paver Patio Area with Seat Wall, Side Yard Brick Paver Walkway and Drywell. Applicant will be removing Existing Side Yard Walkway, Wood Deck and Existing Concrete Patio around Existing Pool in an R-1 (Single-Family Residential) Zone requiring relief from Maximum Impervious Lot Coverage. CASE NO. Z 15-021 Resolution granting variance application to Igor & Margaret Nevistich, Block: 301, Lot: 6, 14 Ardsleigh Drive to construct a Front Portico, (1) 2nd Story Addition, (1) 1 Story Addition, (1) 2 Story Addition and a Deck in an R-3 (Single-Family Residential) Zone requiring relief from Minimum Side Yard Setback and Maximum Principal Building Coverage. 7. OLD BUSINESS: CASE NO. Z 15-018 Bill Baxter Block: 4314, Lot: 6 16 James Place Applicant is seeking permission to construct a 2-Car Garage with Terrace Above, Paved Driveway with Retaining Walls, Walkway, and Roof Canopy over Existing Roof in an R-3 (Single-Family Residential) Zone requiring relief from Minimum Front Yard Setback (Douglas Avenue), Minimum Front Yard Setback (Drew Place), Maximum Principal Building Coverage, and Maximum Impervious Lot Coverage. At the request of the applicant this case will be carried to the August 13, 2015 Zoning Board of Adjustment meeting. 8. NEW BUSINESS: CASE NO. Z 15-022 Patrick Rowe Block: 311, Lot: 7 25 Pine Avenue Applicant is seeking permission to construct a 2 Story Addition, 2nd Story Rear Deck, and Air Condition Units in an R-3 (Single-Family Residential) Zone requiring relief from Maximum Principal Building Coverage. Patrick Rowe and David Delladonna, Architect were sworn in and the following exhibits were marked: B – 1 Letter of Denial from the Borough of Madison Zoning Officer, Dan Buckalew, dated 5/5/15 A – 1 Copy of survey, dated 6/7/11 A – 2 Plans prepared by Mr. Delladonna, Architect dated 4/24/15, 4 sheets ZBA Regular Meeting 7-9-15 Page 2 A – 3 Existing Floor Plan A – 4 Set of 5 photos Mr. Rowe began by describing the changes that are being made due to the growth of his family and the need for a handicapped accessible bathroom for his aging parents. Mr. Delladonna described the photos which were marked as A-4 and the reason for the expansion of the house which will be on the first floor only. Each photo was described. He then reviewed the plans and the sizes of the rooms that presently exist. The kitchen is small and there is a connection to the garage which will be converted into a mud room. Mr. Delladonna believes the addition will enhance the elevation of the home and bring the scale of the roofline down. The side elevation is essentially the view for the neighboring home. The addition is only adding 390 square feet to the home. Increase of the building coverage is minimal. All the setbacks are being maintained. The deck will be expanded by its width only. The AC unit’s location was questioned and the Board asked for screening to hide the unit from site. The applicant also agreed to screen the bottom of the deck. . There being no further questions from the public or the Board, the Board began their deliberation. The consensus of the Board was to approve the application with the storm-water directed to the present drywell and the AC being located in the rear. A motion to approve the application was made by Mrs. Driscoll and seconded by Mrs. DeRosa. A roll call vote was requested and recorded as follows: AYES: Mr. Santoro, Ms. DeRosa, Mrs. Driscoll, Mr. Blair, Ms. Elias, Dr. Paetzell and Ms. Kaar Kirstin Meskill Block: 4601, Lot: 16 32 Park Lane Applicant is seeking permission to construct a Brick Paver Patio, Wood Deck, Modular & Boulder Retaining Walls, (3) Natural Stone Steps, Stepping Stone Walkway, Ground Water Recharge System, and an Area Reducing Modifications to the Existing Brick Paver Driveway in an R-1 (Single-Family Residential) Zone requiring relief from Maximum Impervious Lot Coverage and Steep Slope Disturbance. Mr. and Mrs. Meskill and Kevin Robine, Architect were sworn in and the following exhibits were marked. B – 1 Letter of Denial from the Borough of Madison Zoning Officer, Dan Buckalew, dated 6/1/15 A – 1 Copy of survey, dated 9/4/15 A – 2 Grading Plan prepared by Baxter/Walker, 5/15/15. A – 3 Landscape Plan prepared by Foxhollow Landscapers Mr. Robine began by describing the property and the sloping in the rear. A wood deck and paver patios is planned for the rear with natural stone steps to the lower area and retaining walls. Mr. Robine continued by discussing the steep slopes in the rear. He stated the retaining walls will assist in any soil erosion that may occur. The present steps are deteriorating. Removal of portions of the existing driveway will be done to reduce the impervious coverage on site. The retaining walls do add to the impervious coverage, however, they are needed for the steep ZBA Regular Meeting 7-9-15 Page 3 slopes disturbance. All roof leaders will be directed to the infiltration system which located at the bottom of the slope. Mr. Santoro requested that Mr. Robine walk the Board through the plans, step by step, new versus the existing layout. He then began with the retaining walls and stated the existing walls will be reconstructed and moved in five feet, with a height of 2.5 feet and shortened which will tie into the house. The other height where the steps are located is 4.4 feet. The lower wooden steps will be removed and replaced by natural stone. The goal is to provide access to slope, and back to the house. Portions of the existing driveway will be removed, it is large and the only area where the impervious coverage can be reduced. A recharger will be provided to catch water on the slope instead of a drywell along with all the leaders emitting from the roof into the drywell. Mr. Robine reviewed the Landscape Plan describing the trees that will be removed on site. A – 4 Photo of the trees which will be removed A – 5 Photo of stairway coming down A – 6 Photo with slightly different view of stairway A – 7 Existing rear of the home A – 8 Wall illustration Discussion continued regarding the steep slope and the efforts the applicant is making to manage any soil erosion. The public was given the opportunity to voice their concerns as follows: Alan Cook, 6 Stonehedge Lane has no problem with the improvements. Has major concerns with the 10 to12 trees that will be removed. Margie Cook, 6 Stonehedge Lane, stated the beauty of the land will be affected. Mr. Santoro stated he believes the alteration of this steep slope is too much. He suggested that the plan be revised and the applicant return with a new plan that has been reviewed by the Borough Engineer. The application will be carried to the August 13, 2015 regular meeting. The Board took a break at 9:30 and returned at 9:35. CASE NO. Z 15-024 James Casola Block: 504, Lot: 12 20 Canterbury Road Applicant is seeking permission to construct a Forward Expansion of an Existing Attached Garage with Open Porch Area above Existing Front Stoop – Relocation of Existing Stairs and Walk, New Roof in an R-3 (Single-Family Residential) Zone requiring relief from Minimum Front Yard Setback and Maximum Principal Building Coverage. The applicant James Casola and Chris Alberth were sworn in and the following exhibits were marked. B – 1 Letter of Denial dated 6/9/15 , from the Borough of Madison Zoning Officer, Dan Buckalew A – 1 Several photos A – 2 Colored and marked survey copy dated 6/10/11 A – 3 Plans drawn by Mr. Casola, with elevations ZBA Regular Meeting 7-9-15 Page 4 A – 4 Rendering, prepared by David Carnaval, 10/15/12 Mr. Casola began by explaining that the ground floor slab was replaced several years ago due to water damage. A room was built under these circumstances. It was never heated and separated from the other portion of the house. The applicant now would like to have a garage again. The interior has been done, however, heating will be installed. The present porch is small and cramped. The applicants would like to make the addition aesthetically pleasing. Two trees exist in the rear which dictated where the placement of the addition was made. Water from the property goes directly into the storm drain in the front of the house. Two sump pumps exist for discharge. The room is 12 x 17 and a storage area adjacent to the room. The garage door will serve as access into a door to the room. A bathroom exists on the lower level. The front entry is a separate project which ties into the changes made. The porch entry will be wider and not roofed and will be aligned with the garage. The front addition will connect to the driveway. The public was given the opportunity to ask questions or make comments, there being none, the Board began their deliberation. The consensus of the Board was to approve the application as presented. A motion to approve the application was made by Mr, Blair and seconded by Mrs. Driscoll. A roll call vote was requested and recorded as follows: AYES: Mr. Santoro, Ms. DeRosa, Mrs. Driscoll, Mr. Blair, Ms. Elias, Dr. Paetzell and Ms. Kaar CASE NO. Z 15-025 Timothy & Alexandra Purnell Block: 2302, Lot: 5 3 Niles Avenue Applicants are seeking permission to construct a 2nd Story Addition (Cantilevered on 3 Sides) and an Air Conditioning Unit in an R-3 (Single-Family Residential) Zone requiring relief from Maximum Principal Building Coverage and Maximum Impervious Lot Coverage. Tom Hofmann, Architect and Tim Purnell were sworn in and the following exhibits were marked. B–1 Letter of Denial dated 5/15/15, from the Borough of Madison Zoning Officer, Dan Buckalew A–1 Survey copy 7/16/05, prepared by Lakeland Survey A–2 Plans prepared by Mr. Hofmann, Architect dated 12/30/14, 3 sheets A–3 Photo of existing front of the house Mr. Purnell began by explaining that three children have been added to his family and 3 bedrooms are needed for this growth. An AC unit that exists is not sufficient and an additional AC unit will be provided to cool the second floor and will be located on the left side of the house with buffering. The second floor area will be located over the garage and the back corner of the home will be squared off. Only the cantilevered section will increase the impervious coverage. Mr. Purnell asked if the AC unit can be located where the present unit exists. The Board approved that request and requested that sufficient buffering. The public was given the opportunity to ask questions or make comments, there being none, the Board began their deliberation. The consensus of the Board was to approve the application as ZBA Regular Meeting 7-9-15 Page 5 presented. A variance for the AC will be added to this application. A motion to approve the application with the was made by Dr, Paetzell and seconded by Mrs. Elias. A roll call vote was requested and recorded as follows: AYES: Mr. Santoro, Ms. DeRosa, Mrs. Driscoll, Mr. Blair, Ms. Elias, Dr. Paetzell and Ms. Kaar 9. OTHER BUSINESS: A conversation took place regarding Steep Slopes and what took place at the meeting this evening. 10. ADJOURNMENT: The meeting was adjourned at 10:23 with a motion made by Mrs. Elias and seconded by Mrs. Driscoll. Respectfully submitted, Lorraine Sola Recording Secretary ZBA Regular Meeting 7-9-15 Page 6