ZONING BOARD OF ADJUSTMENT - BOROUGH OF NORWOOD

ZONING BO= ARD OF ADJUSTMENT

BOROUGH OF NORWOOD

REORGA= NIZATION MEETING

JANUARY 05, 2006=

The Re= gular Meeting of the Board of Adjustment convened at 8:08PM with Robert Trapani presiding. Mr. Trapani announced that the mee= ting is held in compliance with the Open Public Records Act and has been adverti= sed according to law. =

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The fo= llowing board members were present: Michael Casey, Barbara Cho, Marianne Orecchio, Robert Trapani, Daniel Kelly and Christofer Deschler. Nicholas Chiacchiaro, Murray Bass and Carol Leeman were absent and R= ichard Toniolo, the Board Attorney, was present.

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Mr. Tr= apani indicated three exit locations as required by law.

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GOVERNING BODY REAPPOINTMENTS TO THE BOARD

Mr. To= niolo swore in the following two board members:

&= nbsp; &nbs= p; Christofer Deschler = ; &n= bsp; Term Expires 12/31/09

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ELECTION OF OFFICERS

CHAIRMAN<= /p>

Ms. Or= ecchio offered a motion, seconded by Mr. Casey, to elect Robert Trapani to a second term as Board Chairman. There= were no other nominations from the floor and Mr. Casey, Ms. Cho, Ms. Orecchio, M= r. Kelly and Mr. Deschler voted yes.

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VICE-CHAIRMAN=

Mr. Ca= sey offered a motion, seconded by Ms. Cho, to elect Marianne Orecchio as the Bo= ard Vice-Chairwoman. There were no other nominations from the floor and Mr. Casey, Ms. Cho, Mr. Trapani, Mr. K= elly and Mr. Deschler voted yes.

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BOARD APPOINTMENTS

BOARD ATTORNEY

Mr. De= schler offered a motion to appoint Richard Toniolo as the Board Attorney, seconded= by Ms. Orecchio. Mr. Casey, Ms. = Cho, Ms. Orecchio, Mr. Kelly and Mr. Deschler voted yes.

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BOARD SECRETARY

Ms. Or= ecchio offered a motion, seconded by Ms. Cho to appoint Linda Grove as the Board Secretary. Mr. Casey, Ms. Cho, Ms. Orecchio, = Mr. Kelly and Mr. Deschler voted yes.

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SCHEDULE OF MEETINGS

The bo= ard motioned, seconded and unanimously agreed to continue meeting on the first Thursday of each month at 8= :00PM. Meeting dates follow for publicati= on as required:

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PAGE TWO, JANUARY 05, 2006

&nb= sp;            =             &nb= sp;            =             &nb= sp;         Schedule of Meetings continued

January 05, 2006=         &= nbsp;           &nbs= p; May 04, 2006            =             &nb= sp; September 07, 2006

February 02, 2006        &= nbsp;          June 01, 2006            =             &nb= sp; October 05,2006
March 02, 2006        &= nbsp;           &nbs= p; July 06, 2006            =             &nb= sp; November 02, 2006

April 06, 2006        &= nbsp;           &nbs= p;     August 03, 2006            =            December 07, 2006

Special Meetings as Required.

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Since = there was no further business, the board moved, seconded and adjourned at 8:16PM.<= /p>
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        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp; Linda Grove, Board Secretary            =             &nb= sp;            =

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ZONING BO= ARD OF ADJUSTMENT

BOROUGH OF NORWOOD

REGULAR MEETING

JANUARY 05, 2006=

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The board reconvened at 8:17PM with Chairman Robert Trapani presiding and he announced that the meeting is held= in accordance with the Open Public Meetings Act.   The Board Attorney Richard T= oniolo was present along with members Mr. Casey, Ms. Cho, Ms. Orecchio, Mr. Trapan= i, Mr. Kelly and Mr. Deschler present. Mr. Chiacchiaro, Mr. Bass and Ms. Leeman were absent.

RESOLUTION OF APPROVAL

Application #05Z-0109 - Cingular Wi= reless Tower

Block 80, Lot 8 – 480 Broadwa= y

RESOLVED: Mr. Casey offered a motion to adop= t the Resolution of Approval, as prepared by Mr. Toniolo, on the above-referenced application; seconded by Ms. Orecchio.

ROLL CALL VOTE: Mr. Casey, Ms. Orecchio, Mr. Trapa= ni, and Mr. Deschler voted yes.

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RESOLUTION OF APPROVAL

Application #05Z-0110 – Veriz= on Wireless Tower

Block 80, Lot 8 – 480 Broadwa= y

RESOLVED:&n= bsp; Motion offered by Mr. Casey and seconded by Ms. Orecchio to accept t= he above-indicated Resolution of Approval as prepared by Mr. Toniolo.

ROLL CALL VOTE: Mr. Casey, Ms. Ore= cchio, Mr. Trapani, and Mr. Deschler voted yes.

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RESOLUTION OF APPROVAL

Application #05Z-0111 – David= & Cheryl Mujica

Block 154, Lot 2 – 837 Broadw= ay

RESOLVED: Ms. Orecchio offer= ed a motion to adopt the above-referenced Resolution of Approval as prepared by = Mr. Toniolo.

ROLL CALL VOTE: Mr. Casey, Ms. Ore= cchio, Mr. Trapani, and Mr. Deschler voted yes.

APPROVAL OF MINUTES

REGULAR MEETING – DECEMBER 01,= 2005

Ms. Or= ecchio offered a motion to accept the minutes of December 01, 2005. Seconded by Mr. Deschler and all b= oard members voted yes.

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        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp; PAGE TWO, JANUARY 05, 2006=

        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp; APPLICATION #05Z-0108 – R10 = ZONE

&nb= sp;            =             &nb= sp;            =             &nb= sp;         James & Anne Hayden - Block 158= , Lot 3

&nb= sp;            =             &nb= sp;            =             &nb= sp;         51 Adams Street (Continued from December)

Attorn= ey David Watkins, Closter, NJ came forward representing the Haydens in this matter, carried without additional notice from the December 01, 2005 meeting.<= span style=3D'mso-spacerun:yes'> In opening statement, Mr. Watkins briefly explained that applicants have owned the house since 1990 and that = Mr. Hayden has been a police officer in Harrington Park for twenty-two years. The family, which includes three y= oung children, wishes to remain in Norwood.&nbs= p; Because of the expense involved, which would involve moving the fami= ly for an indefinite period of time during construction, it is not possible to demolish the existing dwelling and build a new house as suggested by the bo= ard during the October meeting.   Applicants propose to remain in the house throughout construction.

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Mr. Wa= tkins commented that the application is C-2 in nature because the benefits clearly outweigh any detriment to the borough zoning requirements.   The following items were mar= ked:

Exhibit A-1 – Existing condit= ion

Exhibit A-2 – South and North elevations of the proposed structure

Exhibit A-3 – Northeast and Southeast view

Exhibit A- 4 – Streetscape photograph

Exhibit A-5 – Three additiona= l photos of the streetscape

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The cu= rrent house, built in 1920, has a front yard setback of 7.6’ at one point (35’ required) and decreases further along the property line; this nonconformity is attendant to the age of the structure.    Applicant proposes to = construct the addition in line with the existing garage, which is to be demolished and rebuilt. Houses in the adjoin= ing area have front yard setbacks that are less than the subject property. The second variance relates to bui= lding coverage, 20% required, 21.9% proposed; however, improved lot coverage requirement is 60% permitted, 26% proposed.

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Archit= ect Thomas F. Cusanelli, 143 Terrace Street, Haworth, NJ, came forward, was swo= rn for testimony and qualified as an expert witness. Mr. Cusanelli testified that he de= signed the proposed addition and, referring to Exhibit A-1, he demonstrated condit= ions of existing homes in the near vicinity of the subject property. The two properties to the east, 11= 27 and 1125 Blanch Avenue and 55 Adams Street also does not meet the front yard setback requirement. While the Hayden house is 7.9’ to the property l= ine; 1127 Blanch Avenue is at zero feet to the property line, 1125 Blanch is at 18’ from the property line, and 55 Adams Street is 12.6’ to the property line. The proposed addition fills in between the house and garage and maintains the existing setback. Placing the addition= where the garage is located does not have an adverse effect on the existing neighborhood zoning scheme. Relating to the proposed addition, the setback = on Adams Street would be17.10’ and 18.7’ on Blanch Avenue.

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PAGE THREE, JANUARY 05, 2006=

APPLICATION #05Z-0108 – Conti= nued

Referr= ing to Exhibit A-2, Mr. Cusanelli described the view from Blanch Avenue to the eas= t of the both the existing and proposed structures. The existing garage is to be demol= ished because of structural defects and rebuilt in the same location. The addition extends and increases= the size of the kitchen and the top of the garage is unfinished space but usabl= e in the future.

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Exhibi= t A-3 is the northeast view (Adams Street) and includes a new family room extension = with bedroom above. Mr. Cusanelli’s testified that the street appeal of the proposed construc= tion is increased while some elements of the existing structure are maintained. Exhibits A-4 and A-5 depict views facing east on Blanch Avenue, which distinguish the structures with nonconforming setbacks as testified to earl= ier.

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The ex= isting first floor consists of a living room, dining room, small kitchen, small po= rch and a powder room. Proposed addition enlarges the kitchen and adds an eat-in breakfast area, family roo= m, and mudroom entrance from the attached garage. Existing second floor includes thr= ee bedrooms and one bath and the proposal adds a master bedroom suite.

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Mr. Cu= sanelli testified that the1.9% lot coverage variance does not have a negative impac= t on the zoning scheme and the proposed addition accommodates and satisfies the needs of the family. The seco= nd floor of the addition is smaller and set back over the first floor, and although lot coverage is in excess of that permitted, it is only on the fir= st floor. Consequently, the hous= e does not have a massive appearance. The exterior is stucco and matches the existing structure.

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A disc= ussion took place between applicant and board members regarding backing out onto Blanch Avenue, and applicant agreed to provide a turn-around to facilitate moving forward into traffic and shall provide a revised plan. Applicant also provided that altho= ugh the house was built in 1920 it is not an historical landmark and that the e= mpty space over the garage is for storage, has electricity as required by code, = no plumbing, studded walls, is insulated and has plywood flooring. Sometime in the future, the space = might be used as a game or exercise room and is not planned for use as two-family dwelling.

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As the= re was no further questions or comment, the board moved and seconded to open the meeting to the public. No one= came forward and the board moved and seconded to close the meeting to the public= .

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RESOLVED: Ms. Orecchio offered a motion to a= pprove Application 05Z-0108 with the addition of a turn-around to prevent backing = onto Blanch Avenue. Seconded by Mr. Casey.

ROLL CALL VOTE: Mr. Casey, Ms. Cho, Ms. Orecchio, = Mr. Trapani, Mr. Kelly and Mr. Deschler voted yes.

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        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp; CORRESPONDENCE – NONE

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        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp; CONTINUING EDUCATION

Follow= ing discussion, the board agreed to wait for further information from the state regarding class location, cost of classes and reimbursement by the borough.=

        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp; BOARD DISCUSSION

The bo= ard discussed various applications that have appeared during the past year, in particular, height of accessory structures. Mr. Toniolo agreed to provide, pri= or to the next meeting and for Zoning Board review, correspondence and recommendations to the Planning Board and/or Governing Body suggesting that they might consider revising or altering the appropriate zoning ordinances.

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        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp; OPEN & CLOSE PUBLIC=

The bo= ard moved and seconded to open the meeting to the public. As no one came forward, the board = moved and seconded to close the meeting to the public and all members voted yes.<= o:p>

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Since = there was no further business to come before the board, the board voted to adjourn the meeting at 9:20PM.

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        &= nbsp;           &nbs= p;            &= nbsp;           &nbs= p;            &= nbsp; Linda Grove, Board Secretary=