Clifton Zoning Board approves four applications, continues 90 Rutherford to May 7

The Clifton Zoning Board of Adjustment on April 2 approved four applications and deferred one that requires revised plans, voting unanimously on each approval and scheduling a return date for the continued item.

The board approved expansions at 70 Grant Ave., 35 Laurel Ave., 263 Parker Ave. (Cafe Boumamara), and a request by New Hope School to operate at 806 Clifton Ave. The board continued the hearing for 90 Rutherford Blvd. so the applicant can file amended drawings that reduce a requested height variance.

The approvals included variances for rear and side setbacks, lot‑coverage relief and mixed uses in the PD‑1 district. The New Hope School was granted D‑variance relief to formalize its lease to operate a K–8 program out of space it rents from the Clifton Boys & Girls Club; board testimony said New Hope serves 51 students and operates roughly 7:30 a.m.–3:00 p.m. on school days.

70 Grant Ave. (applicant Faustie Mustafa) — The board approved an application to expand the first and second floors, granting relief for a rear yard setback (33.7 feet proposed where 35 is required), a reduced side yard (4.9 feet where 6 is required), combined side yards, and lot coverage (28.8% where 27% is permitted). Counsel told the board the applicant will submit revised plans to show a paved area that fits two cars and thus avoid a parking variance if the board prefers; the board approved the application on a 7–0 roll call.

35 Laurel Ave. (applicant Daniel Norman) — The board approved a new single‑family home that will replace an existing structure and remove an existing garage along the rear lot line. The proposal included variances for rear yard setback (24.83 feet proposed where 35 is required), lot coverage (36.15% where 30% is required) and condenser placement; the applicant agreed as a condition of approval to remove an interior basement partition so the basement remains largely open. Motion to approve passed 7–0.

263 Parker Ave., Cafe Boumamara (applicants Snezana and Aleksa Milic) — The board approved a plan to add a third floor and move two existing apartments to that new level while converting the second floor to restaurant seating and kitchen space. The application sought D‑ and C‑class variances for mixed use in the PD‑1 district, a third story where two are typical, a slight height exceedance (testimony identified a proposed height of 32.91 feet), and an existing lot‑depth nonconformity. The board required the applicants to meet conditions in the city review letter, accept site‑plan waivers, and ensure any proposed signage complies with the ordinance; the motion passed 7–0. Board and applicant testimony noted the fire official will review whether sprinklers are required during final compliance and permitting.

New Hope School at 806 Clifton Ave. — New Hope, which has been renting space at the Clifton Boys & Girls Club since September and operates a K–8 program in the club gym and adjacent rooms, received board approval to continue that use. Board testimony and the club CEO, Gabriel Blau, said the arrangement has accommodated 51 students, avoids overlap with club hours, and has not produced parking or traffic problems in the months it has operated. The board approved the necessary D‑variance relief and granted applicable site‑plan waivers subject to conditions in the planner's letter; the motion passed 7–0.

90 Rutherford Blvd. (applicant Shimshon Klein) — The applicant asked to enlarge a single‑family house to accommodate a large family. The board accepted professional testimony describing six variances tied to side yards, front yard continuation, lot coverage (38.48% proposed where 27% is permitted in testimony), rear setback, height and parking. Board members pressed the applicant to reduce the attic/stair height that triggered one of the height variances; the applicant said he will submit amended drawings and the hearing was continued to May 7, 2025, with no further public notice required.

Votes at a glance - 70 Grant Ave. (Faustie Mustafa): Motion to approve (condition to resubmit driveway plan if required) — mover: Commissioner Fucas; second: Commissioner O'Connor; roll call recorded seven yes votes; outcome: approved 7–0. - 35 Laurel Ave. (Daniel Norman): Motion to approve with condition to remove basement partition — mover: Vice Chair Molnar; second: Commissioner Robell; outcome: approved 7–0. - 263 Parker Ave., Cafe Boumamara (Snezana Milic): Motion to approve D and C variances, site‑plan waivers and conditions in review letter — mover: Vice Chair Molnar; second: Commissioner O'Connor; outcome: approved 7–0. - 806 Clifton Ave., New Hope School: Motion to approve D‑1 variances and site plan waivers subject to planner conditions — mover: Commissioner Eisenman; second: Vice Chair Molnar; outcome: approved 7–0. - 90 Rutherford Blvd. (Shimshon Klein): Hearing continued to May 7, 2025 for amended plans; no vote on the merits. - Resolutions (late meeting): included a denial of a preliminary/final site plan for a proposed car wash (motion passed 6–0 at roll call; one commissioner was absent) and several other routine resolution approvals recorded near the meeting end (details and conditions are recorded in the board minutes). For the formal resolution votes recorded in the transcript, the board announced the motion outcomes as passed or denied per the roll calls recorded.

Why it matters: these decisions affect housing footprints, business capacity and permitted community services in Clifton’s neighborhoods. The New Hope School approval regularizes a K–8 program inside an established nonprofit facility; the Cafe Boumamara approval allows a long‑running local restaurant to add seating while keeping apartments above the business, a development pattern the PD‑1 district’s standards seek to preserve.

What’s next: Applicants with board conditions must file revised plans and address the city review letter before permits issue. The 90 Rutherford application must return on May 7 with amended drawings reducing the height variance.