Zoning Board of Adjustment

VILLAGE OF RIDGEWOOD BOARD OF ADJUSTMENT Meeting Minutes April 9, 2024 Opening: The public meeting of the Zoning Board of Adjustment of the Village of Ridgewood was called to order at 7:36 p.m. Present: Greg Brown, Matthew Bandelt, Gary Negrycz and Jonathan Papietro were present. Also present were Bruce Whitaker, Board Attorney, John Barre, Village Planner, and Jane Wondergem, Board Secretary. Absent: Diana Ruhl, Jason Curreri, Jamie Fox and Yelena Raytser Minutes: The minutes from March 11, 2024 and March 12, 2024 were adopted. Non-agenda items: Board member comments – There were no comments at this time. Members of the public comments – There were no comments at this time. Public hearings Mr. Whitaker announced that there were only four Board members in attendance and any applicant present had the right to ask for an adjournment. Mr. Brown announced that the Braun, 247 South Irving Street, application was carried to May 14, 2024 without further notice. Old Business: MARK & AMANDA NAFASH – An application to permit the construction of one-story, two- story and second story additions which would result in a side yard setback to the addition of 14.5 feet, where 17.2 feet is the minimum required; coverage by above structures of 22.4%, where 20% is the maximum permitted; and gross building area of 35.9%, where 34% is the maximum permitted at 404 Beveridge Road, Block 1303, Lot 2 in an R-1 Zone. (Continued from March 11, 2024 without further notice) John Musinski was sworn and his credentials as a licensed architect accepted. Mr. Musinski testified regarding the drawings he prepared, revised to 3/20/24. Mr. Musinski stated that the side yard setback is currently nonconforming and the proposed setback is not exacerbated. Mr. Musinski said they reduced the bulk from the front in response to the Board members concerns. Mr. Musinski identified the variances being requested. Mr. Whitaker clarified the calculations. Board members asked about the attic space, Mr. Musinski stated that there is no attic 1 space over seven feet in height. Board members suggested two peaks in the front and changing the garage doors to reduce the visual impact. Mr. Musinski and Mr. Nafash said that it would not look right aesthetically with two peaks. There were no questions or comments from the public. Mr. Nafash summarized his application. Following Board deliberation, Mr. Bandelt made a motion to approve, Mr. Papietro seconded, and the application was approved, 3 yes votes to 1 no vote. New Business: CYNTHIA TORRES – An application to permit the construction of a one-story addition which would result in a front yard setback of 37.1 feet, where 40 feet is the minimum required; a side yard setback of 6.5 feet and 9 feet, where 10 feet is the minimum required; and a combined side yard setback of 19.6 feet, where 24 feet is the minimum required at 618 Bartell Place, Block 4502, Lot 18, in an R-2 Zone. Roger Schlicht, architect, said the applicant would like an adjournment. The application was carried to May 14, 2024 without further notice. MARK & LYNSEY JACKSON - An application to permit the construction of one-story additions which would result in a combined side yard setback of 30.03 feet, where 33 feet is required; coverage by above grade structures within 140 feet of the front lot line of 25%, where 20% is the maximum permitted; coverage by improvements within 140 feet of the front lot line of 47.1%, where 40% is the maximum permitted; and gross building area within 140 feet of the front lot line of 35.2%, where 29% is the maximum permitted at 181 Prospect Street, Block 3709, Lot 21, in an R-1 Zone. Matthew Capizzi, Esq., entered his appearance on behalf of the applicant and made opening remarks. Joseph Vince was sworn and his credentials as a licensed engineer and professional planner were accepted. Jordan Rosenberg was sworn and his credentials as a licensed architect were accepted. Mr. Rosenberg testified that the house was built in the 1840s and the proposed addition is to allow the homeowners to modernize the kitchen. Mr. Rosenberg described the proposed floor plans and the addition, testifying in regards to the increased coverage. Mr. Rosenberg described the slope of the property. Mr. Rosenberg showed the proposed elevations, stating they presented the application to the Historic Preservation Commission, who recommended approval of the application. Mr. Whitaker clarified the calculations in regards to the increase in coverage. Board members questioned the survey from 2005. Mr. Vince explained that he submitted a plot plan. Mr. Capizzi said they would submit an updated survey if necessary. Mr. Barree asked about the total square feet being added as the plans say 186 square feet, but the testimony was 196 square feet. Mr. Rosenberg said at one time the porch was going to be increased, but it is not. Mr. Rosenberg said it is 186 square feet. 2 There were no questions from the public. Mr. Vince testified regarding the plot plan he prepared and said he came up with an increased coverage of 196 square feet. Mr. Vince testified regarding the c(1) variance and went over the positive and negative criteria. Board members asked about a previous addition. Lynsey Jackson, homeowner, was sworn, and stated that they purchased the home as it exists. There were no questions or comments from the public. Following Board deliberation, Mr. Bandelt made a motion to approve, Mr. Papietro seconded, and the application was approved. CRAIG & LAUREN ORSKI – An application to permit construction of a second story addition which would result in a side yard setback of 9.7 feet, where 22.66 feet is the minimum required, and coverage by above grade structures within 140 feet of the front lot line of 20.2%, where 20% is the maximum permitted at 624 Upper Boulevard, Block 1409, Lot 6, in an R-1 Zone. Craig Orski, homeowner, was sworn. Roger Schlicht was sworn and his credentials as a licensed architect accepted. Mr. Schlicht described the lot and went over the floor plans and the proposed elevations. Mr. Schlicht identified the variances being requested, explaining that the coverage variance is for a .2% overage. Mr. Schlicht described the c(1) and c(2) variance due to an undersized lot. Mr. Barree asked about the gross building area of the 3rd floor. Mr. Schlicht said it will not create a variance and he will submit a diagram of the 3rd floor. There were no questions or comments from the public. Following Board deliberation, Mr. Negrycz made a motion to approve, Mr. Bandelt seconded and the application was approved. NISHA BALAKRISH & PILLAI PRESANNA – An application to permit the demolition of the existing dwelling and to permit the construction of a new 2½ story single family dwelling which would result in coverage by above grade structure within 140 feet of the front lot line of 23.17%, where 20% is the maximum permitted; gross building area within 140 feet of the front lot line of 35.51%, where 325 is the maximum permitted; and a driveway width of 20 feet, where 15 feet is the maximum permitted at 615 Shelton Road, Block 3305, Lot 17, in an R-2 Zone. James Delia, Esq., entered his appearance and made opening remarks stating that the applicant was requesting a c(2) variance. The applicant was proposing to demolish the existing home and proposed a new dwelling with an attached garage. Mr. Delia identified the variances being requested. Monica Arjani was sworn and her credentials as a licensed architect accepted. Ms. Arjani testified regarding the plans she prepared, revised to 2/7/24. Ms. Arjani described the existing conditions on the property. Ms. Arjani testified regarding the proposed floor plans and the elevations of the proposed new dwelling, stating that it would be an aesthetic 3 improvement and will fit into the neighborhood. The attached garage would allow for an open back yard, and although a variance is being requested for the driveway width, there will be less impervious coverage with the attached garage. Mr. Barree asked about the front elevation and if there was any excavation or grading being proposed to create the difference between the garage level and the front porch level. Ms. Arjani said there might be some fill to grade from the front. Mr. Barree asked about the attic space and if there would be any space over 7 feet. Ms. Arjani said there would not be, the area is only for storage. Mr. Barree asked about the driveway area and if there would be any issues with backing out onto Shelton. Ms. Arjani said they did not anticipate any issues backing out of the driveway. Board members questioned the need for variances as they were starting with a clean slate and the yard is not undersized. Ms. Arjani said that once they attach the garage a variance would be required within the first 140 feet. If they pushed the house back, it would be out of line with the other houses in the neighborhood. Board members were concerned with the size of the house and the justification for a variance. Public questions: Amy Kim, 315 North Pleasant Avenue, asked how long the construction would take as she is concerned about her swimming pool, Ms. Arjani said it would take approximately 6 – 8 months. Ms. Kim asked how much larger the proposed house will be than the existing house; Ms. Arjani said that the new house would be 1.5 times larger. The hearing was carried to May 14, 2024 without further notice. The meeting was adjourned at 9:30 p.m. Minutes submitted by: Jane Wondergem, Board Secretary Date Approved: April 30, 2024 4