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Applicant seeks variances for ADA upgrades, parking at 135 West Ramapo; board advises submitting primary option and alternates
Summary
Molfetta Realty Group presented a conceptual amended site plan for 135 West Ramapo Ave.; the applicant said ADA compliance would reduce parking from seven to 5½, requiring a parking variance, or could instead reduce the buffer to 13 feet to retain seven spaces, which would require a buffer variance. Board professionals advised presenting one primary application and an alternative.
At a March 9 work session, attorney James J. Delia represented Molfetta Realty Group LLC in a conceptual presentation regarding an amended site plan for 135 West Ramapo Avenue (Block 55, Lot 26).
Delia said the presentation was informal and that plans and photographs had been distributed to the board in advance. Applicant Mr. Molfetta explained the building (formerly a saddlery) needs work to achieve Americans with Disabilities Act compliance. He said Option A would make the building ADA‑compliant but reduce the number of parking spaces from seven to 5½, requiring a parking variance; Option B would reduce the required 25‑foot buffer to 13 feet, retain seven parking spaces and require a buffer variance. Mr. Molfetta said only one full‑time employee would be on site and that the applicant may lease the second floor in the future.
Board counsel Mark D. Madaio advised the applicant to file a single application showing a preferred option plus an alternative; Mr. Michael J. Kelly, P.E., recommended that, where parking is not needed, the township prefers a larger landscaping buffer and suggested designating an area for future parking. The board did not take a vote on the conceptual presentation; Mr. Madaio and Mr. Kelly provided guidance on how to structure formal filings and variance notices.
Why it matters: the conceptual discussion clarifies zoning and variance issues the applicant must address in a formal application, including parking counts, buffer reduction and public notice requirements.
What’s next: the applicant was advised to submit a formal application showing a primary option and an alternative and to include requested variances in notices.
