[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6189970,"mediaKeyId","5053352-7bb043b229aa81f96f7a5113cf739980","parentId",5053352,"title","Board approves addition at 131 Cresthill Ave.; finds rear yard variance justified by lot depth and cemetery buffer","audioSeconds",418,"startMs",825000,"endMs",1243000,"viewUrl","/Search/View?dp=1&key=5053352-7bb043b229aa81f96f7a5113cf739980&start=825&end=1243","thumbnailUrl","https://assets.pipeline.soar.com/5053352-7bb043b229aa81f96f7a5113cf739980/thumbnail_825000.jpg","articleUrl","/articles/6189970/Clifton/Passaic-County/New-Jersey/Board-approves-addition-at-131-Cresthill-Ave-finds-rear-yard-variance-justified-by-lot-depth-and-cemetery-buffer","mediaUrl","https://secure.pipeline.soar.com/6189970-272f9f6e9d8d55f33d186c9e461eabce/orig.mp4?Expires=1771182446&Signature=HEW0xVpSq1s2eKXJOPtMxUDzpYcC41UIE9T-XMv9wW6oNMygZkiY0zsBmLeaEJXotJZX9ofEh7IybzSCRSQxFksKrOcdGEMA5Ge6buQ0uKDdIV4qjwjKTT0BBDEPzmJNW46-f-y7Ybj87g1Ek7UCsKyqdRNLwXLDdsI6kKjPGGO-1km8hDniljHdWChvk6l7KbAKR-5dU8bzIm0FDQquSUSKH4qr2VguwE1RDMVTKpW2fyhq05CIbONZEYnMN7hUVgS~mzHCzh1wy5b81w0BDnmTrdyJ-lZijTgGD10n~V4kqogPghzLryrVuFfn-aOJzZ~lI96YSw64c2cF~DfWEQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Clifton, NJ","date","2025-06-04T00:00:00Z","article","The Clifton Zoning Board on June 4 approved an application to expand a narrow home at 131 Cresthill Ave., granting several bulk variances including front-yard and rear-yard setbacks, lot coverage and a reduced driveway setback.

Attorney Dominic Iannarello and architect Jacob Weiss presented the project, saying the lot is only 91 feet deep (typical local lots are around 100 feet deep) and that the rear lot line abuts a cemetery, meaning no immediate rear-yard neighbors would be affected. Weiss described plan changes that lowered a front platform to under 18 inches so it would not count toward the front-yard setback and said the proposed driveway provides two parking spaces. The board attached the condition that front stoop remain less than 18 inches above grade.

Commissioner Fucas moved approval noting most variances were de minimis; Commissioner Braid seconded. The motion passed on roll call 7–0. The board’s findings emphasized the lot’s existing constraints (shallow depth and rear cemetery) and the applicant’s revisions made with guidance from the zoning office prior to the hearing.","mediaType","Video","parentTitle","Zoning Board of Adjustments 6.4.25","oneSentenceSummary","The Zoning Board approved a two-story addition and related bulk variances for 131 Cresthill Ave., finding the lot’s shallow depth and the cemetery behind the lot reduced the impact on neighbors; motion passed 7–0.","taxTitle","Clifton , Passaic County, New Jersey","taxId",2755,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6189975,"Board approves addition at 11 Cresthill Ave. with conditions requiring no finished attic and built-in driveway protection",392,373000,765000,"/Search/View?dp=1&key=5053352-7bb043b229aa81f96f7a5113cf739980&start=373&end=765","https://assets.pipeline.soar.com/5053352-7bb043b229aa81f96f7a5113cf739980/thumbnail_373000.jpg","/articles/6189975/Clifton/Passaic-County/New-Jersey/Board-approves-addition-at-11-Cresthill-Ave-with-conditions-requiring-no-finished-attic-and-built-in-driveway-protection","https://secure.pipeline.soar.com/6189975-de9d53443e04e28c3c58f3f45fe86359/orig.mp4?Expires=1771182446&Signature=AMrIgV~KP-QuuaJmAU8ckkPORyBlEgoE~vCKdJvobbZ1Go76~VAXOb~V9mK~HSvS0hj5FkZW1FigGhGM533TGDfFlAUjJBnbQ2AfzKAQo5tnBCRCgZcOAN2tqgSa6xFZodbKnzmGZ16I6-M5KJMFx6kCWtsMSyGFlW8-T8ZY0bGuktqKH6jnZdWANcWJMP1mIUTuY43cSGz51lGWUOdddwiecuMKiBUcn0PYgl831UygwtrK7vhKzsC3Ci9pj5uSaQzfdv3bEtuonPHCZ01NUlgDueACpHB~PjTyKRyyC5RUKarH~LNJY60fbvn8H6YccCjKKn3-MsVdjsncqGCpSQ__&Key-Pair-Id=KUT5TJCACFTXG","The Clifton Zoning Board of Adjustment voted June 4 to approve an application to expand a house at 11 Cresthill Ave., granting bulk variances for side-yard setbacks and combined side yards and attaching conditions intended to limit future habitability of the attic and to protect adjacent property from driveway encroachments.

Attorney Dominic Iannarello and applicant representative (Ira / architect) presented a revised plan, produced after consultation with the zoning office, that reduced the roof height to meet the 30-foot maximum and included doghouse-style dormers to add storage and mechanical space. The applicant told the board the upstairs area would be unfinished and used for mechanicals and storage only; the board included a condition that the attic not be walled or finished to create additional living space. The board also required reinforced construction or built-in bollards at the front of the driveway to prevent vehicles from encroaching on the façade or neighboring properties.

Commissioner Braid moved approval with the stipulation that bollards (built into the front wall) be provided and that attic space remain unfinished; Commissioner O'Connor seconded. The motion passed 7–0 on roll call.","The Zoning Board approved Yehuda Amin’s application for an addition at 11 Cresthill Ave., granting side-yard and combined side-yard variances with conditions that attic space remain unfinished for storage/mechanicals and that bollards or reinforced wall be built at the driveway front.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6189979,"Zoning board approves small side- and rear-yard variances for pergola at 43 McArthur Drive",182,160000,342000,"/Search/View?dp=1&key=5053352-7bb043b229aa81f96f7a5113cf739980&start=160&end=342","https://assets.pipeline.soar.com/5053352-7bb043b229aa81f96f7a5113cf739980/thumbnail_160000.jpg","/articles/6189979/Clifton/Passaic-County/New-Jersey/Zoning-board-approves-small-side-and-rear-yard-variances-for-pergola-at-43-McArthur-Drive","https://secure.pipeline.soar.com/6189979-a67ac188bc161ce54e17fee03490fa19/orig.mp4?Expires=1771182446&Signature=mxbkr5lU1KopqnIDMf2Fo22fqkYMt4dNXO32BDuVOkoNZk42Ej9odLXF9USJIkS8z7ZJ-taVDCWUExn7HVF6~v-14eBpkrKjobKjjXQDooYom2FW-wnZ2bqLtkl9tB~74YDmUHb-cDTmXWf3zqETfJw49uiOPOpF2O4z83-T6Zvib92j6PEmoQhq7W~4uAH93eo4yvLDR4603vyWrQYFmGHmXvgeSfp4zQfeyalHaoUxN2E-pkYegpVtLrZ34JFEnzlTMsFFOUUk6q4FR~vk4yz~bbwkj42TD95xWYvUKYdvgvazio8qe6iHg1kipZuADjX7uxwZctZZYBfSVDp-dA__&Key-Pair-Id=KUT5TJCACFTXG","The Clifton Zoning Board of Adjustment on June 4 granted Robert Bender a pair of small bulk variances to install a pergola at 43 McArthur Drive, approving the application by a 7–0 roll call vote.

The board voted to allow a side-yard setback of 8 feet where 10 feet is required and a rear-yard setback of 29 feet where 35 feet is required, after hearing that the proposed pergola is small, louvered, attached to the house and will have integrated lighting and electrical run from the house. Bender said he will obtain required building permits for the electrical work.

Commissioner O'Connor made the motion to approve and Commissioner Roebel seconded. Mr. Wenzel called the roll; the motion carried unanimously. Chair Zucchino described the variances as de minimis and noted the side yard setback aligns with the existing house wall.","Clifton’s Zoning Board unanimously approved a permit and variances to allow a pergola at 43 McArthur Drive, finding the encroachments de minimis and consistent with the house footprint.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":46,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6189984,"Zoning board adjourns Hookah Paradise storage expansion after delivery, parking and circulation concerns",5117,6360000,"/Search/View?dp=1&key=5053352-7bb043b229aa81f96f7a5113cf739980&start=1243&end=6360","https://assets.pipeline.soar.com/5053352-7bb043b229aa81f96f7a5113cf739980/thumbnail_1243000.jpg","/articles/6189984/Clifton/Passaic-County/New-Jersey/Zoning-board-adjourns-Hookah-Paradise-storage-expansion-after-delivery-parking-and-circulation-concerns","https://secure.pipeline.soar.com/6189984-730f45694f6a9551539596fa7e8837cc/orig.mp4?Expires=1771182446&Signature=Y-tWNMnnxDmiURa3vlZx4IZiHlzmmDmgpm0kjcZOFD33KFTJj9LVhig-gccReXCDMMzgIIgC-oFBaPGEtIZN98NupPxr-Mcwe9FSK-VWp~eIS0Q7i-9WU231fqeD1-whUsonP-LRyko6viI1OhVeUZtaJbp5EGtxBs-C7D2-bZjA1lDKhWxF3gSU-82uduIddog8oQoAUwvg59z1m0VdIkTM4sDRU25vSUEJLCNfFoeoPW44h34H0Fh5AnFDvbcw1YihHNwdBm1LEcWJVLrL8WSyXHWnqiUo2Ot7KlzGRTvMvbvHr2rqJuxb5kypq9XLiMK0Eonrr01ycOJENiN0VA__&Key-Pair-Id=KUT5TJCACFTXG","The Clifton Zoning Board of Adjustment on June 4 continued an application from Hookah Paradise USA LLC for a two-story rear addition and a second-floor storage expansion at 1219–1231 Main Ave., postponing a decision to allow the applicant to provide more detailed truck-turning, parking and drainage plans.

The application matters because the proposal would add about 18,900 square feet of second-floor storage above the existing retail/hookah space and extend the building roughly 30 feet to the rear, increasing on-site storage capacity in the Main Avenue Overlay District, where expanded storage uses are restricted by the overlay. Neighbors and board members raised questions about deliveries, vehicle circulation, stormwater runoff and dumpster screening.

Architect Michael Romanek described the project as “strictly for storage” and said the second floor would be accessed by two stairways and a freight elevator from the ground level; he also said the design team reduced proposed second-floor clear height from 20 feet to 16 feet on the planner’s recommendation so the building would comply with the local height limit. Attorney Gary Cohn said the tenant operates retail and online sales and expects larger, less-frequent deliveries once more storage is available. Engineer Thomas Donahue told the board the site plan showed 66 labeled parking spaces that would be reduced to about 60 after required changes; he said the zoning parking calculation requires 48 spaces.

Board members and nearby residents questioned how delivery trucks would enter, turn and exit the rear lot and whether large trucks would block parking aisles or overload the circulation pattern. Resident speakers asked how trash would be handled, whether trailers currently parked at the rear would be removed, and whether the project’s stormwater plan would address past flooding complaints. Donahue said the existing sheet flow would continue to Putnam Place and that four existing spaces encroaching into the Putnam Place right-of-way would be removed and replaced with landscaping; he also said the applicant would provide an enclosed dumpster area.

The board directed the applicant to return with vehicular turning exhibits (showing the largest expected delivery and trash/ emergency vehicles), revised parking counts and circulation diagrams, loading/delivery scheduling details, and clarified stormwater and dumpster screening plans. Planner/board staff asked for improved fenestration shown in revised elevations (the applicant agreed to add windows and revise the canopy as requested). The board also discussed signage relocation and confirmed the applicant reduced the second-floor height to fit the overlay limits.

Citing substantial outstanding engineering and operational questions, Chair Zucchino and other members agreed to adjourn the hearing. The board carried the matter to July 16, 2025, at 7 p.m.; the board noted no new public notice will be mailed and interested parties should attend the July 16 meeting.

If the applicant provides the requested truck-turning diagrams, revised parking layout and stormwater clarifications at the next hearing, the board indicated those materials will be used to reassess whether the project satisfies bulk standards and overlay design criteria.","The Clifton Zoning Board continued an application by Hookah Paradise USA LLC for a 30-foot rear addition and an 18,900-sq-ft second-floor storage area at 1219–1231 Main Ave., citing unresolved truck circulation, parking and stormwater questions. The board set a new hearing date of July 16, 2025.","actionData","errors"]

Article not found

Board approves addition at 131 Cresthill Ave.; finds rear yard variance justified by lot depth and cemetery buffer

Board approves addition at 11 Cresthill Ave. with conditions requiring no finished attic and built-in driveway protection

Zoning board approves small side- and rear-yard variances for pergola at 43 McArthur Drive

Zoning board adjourns Hookah Paradise storage expansion after delivery, parking and circulation concerns