Planning Board Denies Historic Roof-Replacement Appeal and Rejects Two-Home Midland Avenue Subdivision

Glen Ridge's Planning Board denied two applications at its November 8, 2023 meeting. In the first, resident Gaytha Kraushar appealed a Historic Preservation Commission ruling denying her request to replace the Pennsylvania slate roof on her home at 560 Ridgewood Avenue with asphalt shingle, citing the cost of slate alternatives. HPC Vice Chair Ms. Yewaisis testified about the alternatives the commission had offered Kraushar. Board members were split on the merits -- Ms. Robinson questioned whether the slate roof, a departure from the typical style of a 1950s ranch house, was worth preserving, while Ms. Bojsza noted the HPC had determined the roof was a contributing element of the historic district's fabric. On a motion by Ms. Robinson, seconded by Ms. Fields, to grant the appeal, only Robinson and Fields voted yes; Chair Mehrotra, Mr. Dawson, Mr. Turiano, and Ms. Bojsza voted no, and the appeal was denied.

The Board then heard Application PB 23-01, a proposed minor subdivision at 20 Midland Avenue (Block 20, Lot 7) by Open Concepts, LLC to create a flag lot and build two homes, which required multiple bulk variances. Owner Ms. DeShan, architect Jonathan Perlstein, and planner Gabe Bailer testified in support, represented by attorney Greg Mascera; a colored rendering was entered as Exhibit A1 and lot-width and neighborhood-context exhibits as A2 and A3. Board Engineer Paul Ferriero raised concerns about the proposed homes' overhangs and constructability. Members of the public objected to the project's proximity to neighboring homes, the number of variances required, the choice to build two homes rather than one, parking, whether fire apparatus could reach the rear home, a subdivision prohibition on Ridgewood Avenue, and proximity to the Public Works yard. Following deliberation on the intent of the subdivision law and relevant precedent, the Board unanimously denied the application on a motion by Mr. Dawson, seconded by Mr. Turiano, with Mehrotra, Dawson, Fields, Turiano, Robinson, and Bojsza all voting to deny.