Zoning board approves second-floor addition at 21 Garfield Ave., with box-bay removed

The Clifton Zoning Board of Adjustment on March 5 approved variances permitting a second‑floor addition at 21 Garfield Ave., with a condition that a projecting box bay on the proposed second floor be removed from the plans.

Architect William J. Martin told the board the project will raise an existing one‑story dwelling straight up, keep the structure within the 30‑foot height limit and pull the front face back to eliminate a front‑yard encroachment. Martin described the property as “trapezoidal” and said the work requires C‑type variances tied to preexisting nonconformities.

Board members said the changes are an improvement to the neighborhood. Vice Chair Molnar moved to approve the application with the condition that the applicant remove the second‑floor box bay projection; Commissioner O'Connor seconded the motion. The roll call vote was seven in favor, none opposed.

Nut graf: The approval allows the homeowner to convert a low, single‑story house into a two‑story residence while keeping the building within required height limits; the board conditioned approval on eliminating a second‑floor box bay that would have further reduced side‑yard setbacks.

In his presentation, Martin provided the board with a three‑page packet showing the existing home, an aerial locating the property and a rendering of the proposed second floor. He said the proposal aligns with the master plan and argued the negative criteria — whether the project would harm the public good or the zoning plan — are satisfied because the project will not increase traffic, lighting spillover, or noise.

Board questions focused on a two‑foot‑four‑inch (2'4") box bay projection on the proposed second floor, which Martin characterized as an existing projection that would be continued upward. Several commissioners said the house already encroaches on side‑yard setbacks and the extra projection would further exacerbate that nonconformity. The applicant’s homeowner, Holly Mueller, said the bay adds interior storage and light and that trees on the property provide privacy; the board nonetheless required its removal as a condition.

The board also confirmed existing basement and mudroom conditions, and noted construction hours (work may begin no earlier than 8:00 a.m. Monday through Saturday and not on Sundays) to protect neighbors. Vice Chair Molnar praised the applicant for agreeing to the change; the motion to approve carried 7–0.

The board clerk will require revised construction drawings showing the box‑bay removal before issuance of any permits.

Ending: With the condition to remove the box bay, the applicant may proceed to obtain construction permits; the board reminded the applicant to follow local construction hour rules and to submit the updated plans to the zoning officer for final sign‑off.