Two Fence and Shed Variances Memorialized
The board memorialized approvals for two residential variance applications. At 32 Hurley Avenue, the Ben-Ari family received approval to install a solid vinyl fence fronting Van Schaik Avenue and a lattice fence along Hurley Avenue, where the lot has frontage on both streets. At 774 Highview Drive, the Fiorillo family received approval for soil movement in excess of 100 cubic yards and a hardship variance for the location of a shed.
Taste of Cuba, 128 River LLC Applications Carried to March
Two applications scheduled for February 11 were carried to the March 11 meeting at the applicants' requests. Taste of Cuba, at 674 Wyckoff Avenue, seeks approval to remodel the restaurant for sit-down dining. 128 River LLC, at 358 Clinton Avenue, proposes demolishing the existing building and constructing a new structure with a dentist's office on the first floor and a residential apartment above.
January Minutes and Payment Resolution Approved
The board approved the January 14, 2026 Work Session and Public Business Meeting minutes and passed Payment Resolution #26-02 during the Work Session portion of the February 11 meeting. Chairman Robert Fortunato was absent; Vice Chairman Sarah Caprio presided over the meeting.
State & Local
PLANNING BOARD BACKS CHURCH PROPERTY REZONING FOR AFFORDABLE HOUSING
In a unanimous vote, the board recommended that the Township Committee rezone the 6.3-acre Abundant Life Reformed Church campus on Lafayette Avenue as an affordable housing overlay zone — a proactive step to shield Wyckoff from state-imposed development.
Citing the risk that state intervention could force denser development with no local control, the Wyckoff Planning Board voted 8–0 Wednesday night to recommend that the Township Committee approve Ordinance #2062 — a measure that would rezone the Abundant Life Reformed Church property on Lafayette Avenue as an inclusionary affordable housing zone, consistent with Wyckoff's adopted 2025 Fourth Round Housing Plan. [1]
The property encompasses approximately 6.3 acres with frontage on both Lafayette Avenue and Ravine Avenue. It includes a large church structure, an attached daycare and school building, and two residential ranch homes toward the rear. Under the proposed SFAH4 zone designation, future residential development on the site — should the church ever be sold or redeveloped — would be permitted at a density of 3.33 units per acre, with affordable housing set-asides of 20 percent for ownership units and 15 percent for rentals. No development is proposed at this time; any future construction would require a full site plan review before the Planning Board.
Township Committee Representative Rudy Boonstra, who presented the proposal, explained that proactive rezoning of underutilized properties has become a central element of Wyckoff's strategy for meeting its state-mandated affordable housing obligations. Similar action was previously taken on properties along Franklin Avenue. By designating sites in advance, the Township sets its own development parameters — density, setbacks, design standards — rather than waiting for developers to invoke the builder's remedy, a legal tool that allows courts to override local zoning when municipalities fall short of affordable housing targets. [2]
Mr. Boonstra referenced a prior state legislative proposal, which died in committee, that would have rezoned churches statewide for high-density affordable housing — potentially allowing multi-story buildings without local input. While that bill did not pass, its introduction underscored the urgency of local action. "If the Township does not act," Mayor Roger Lane told the board, "the state could impose significantly higher density development with little to no local control."
The new SFAH4 zone differs from the SFAH3 zone applied to the Franklin Avenue properties in several respects: lower permitted density — 3.33 versus 4.5 units per acre — no 300-foot affordable housing setback requirement, and no provisions for senior or veteran housing. The ordinance also modifies landscaping and screening requirements.
Some board members raised concerns before voting. Michael Tode questioned whether Ravine Avenue, described as a narrow and potentially hazardous road, could handle increased traffic if the property were eventually developed. Robert Kaufman expressed concern about the impact on Lafayette Avenue during school drop-off hours. Sarah Caprio advocated for incorporating stronger buffer and screening standards into the zone text itself — not just on an application-by-application basis — so that future residents would be protected regardless of who brought the development proposal.
Ms. Caprio also clarified the scope of the vote. "The Board is not voting to approve a development," she said. "We are making a recommendation to the Township Committee regarding the ordinance." All eight members present voted in favor. [3]
The ordinance now moves to the Township Committee for introduction and adoption. The church property's designation as an affordable housing site is part of a larger package of zoning changes Wyckoff is working to finalize before a March 15 deadline tied to a mediation agreement with the Fair Share Housing Center.