Dentist Office and Apartment Approved at 358 Clinton Ave.
The Planning Board voted unanimously to approve a proposal by 128 River LLC to demolish an existing building at 358 Clinton Avenue and construct a new two-story structure with a dentist's office on the first floor and a residential apartment above. The board approved variances for a reduced front yard setback and building coverage, and accepted the applicant's agreement to reduce lighting one hour after closing. The applicant agreed to keep the ground sign within the permitted four-foot height limit, eliminating the need for a sign variance.
Fox Fence Application Carried to April 8
A memorializing resolution for the Fox application at 441 Ellis Place — a request for a six-foot solid fence in a front yard at the corner of George Place — was carried to the April 8 Planning Board meeting at the applicant's request.
Taste of Cuba Expansion Pushed to April
An application from Taste of Cuba at 674 Wyckoff Avenue seeking approval for restaurant remodeling to accommodate sit-down dining was carried to the April 8 Planning Board meeting at the applicant's request. The application has now been carried twice since it was first scheduled in February.
Nine Affordable Housing Ordinances Recommended to Township Committee
The Planning Board unanimously found nine zoning ordinances — numbered 2066 through 2074 — to be consistent with the Township's Master Plan and recommended them to the Township Committee for adoption. The ordinances formalize new affordable housing overlay zones along Goffle Road, West Main Street, Lafayette Avenue, and other sites, as required by the 2025 mediation agreement with the Fair Share Housing Center.
State & Local
PLANNING BOARD LOCKS IN HOUSING MEDIATION AMENDMENTS
In a unanimous vote, the board ratified density changes required by a state mediation agreement, advancing Wyckoff's bid for court protection from builder's remedy lawsuits.
Hours before a state deadline, the Wyckoff Planning Board voted 8–0 Wednesday night to approve amendments to the Township's Fourth Round Housing Plan and the Land Use Element of the Master Plan — changes required under a December 2025 mediation agreement with the Fair Share Housing Center that, if not completed by March 15, could have exposed Wyckoff to builder's remedy litigation. [1]
The amendments, which increase permitted residential densities at several sites across the Township and standardize affordable housing set-aside requirements, were described by affordable housing planner Elizabeth McManus as a direct response to the state's Affordable Housing Dispute Resolution Program. The Township's original Fourth Round Housing Plan, adopted in June 2025, had been challenged by the Fair Share Housing Center — the only party to file an objection. After months of settlement conferences, the two sides reached a mediation agreement on December 22, 2025, granting Wyckoff a favorable recommendation contingent on incorporating specific changes by mid-March. [2]
"Fair Share has agreed to sign the Amended Mediation Agreement," Ms. McManus told the board. "Then they have to get final court approval." Until that court approval is secured, Wyckoff remains in compliance with its obligations — a status critical to the Township's defense against developers who might otherwise invoke the builder's remedy, a legal mechanism that allows courts to approve high-density projects over local objection.
The density changes adopted Wednesday affect multiple sites. Along Goffle Road, the permitted residential density in the expanded AHO-2 overlay zone was increased from 10 to 16 dwelling units per acre. At 500 West Main Street — a commercial-recreational property near residential and industrial uses — density rises from 10 to 14 units per acre. At the 475 Lafayette Avenue site, home to the Abundant Life Reformed Church, the affordable housing set-aside was standardized at 20 percent for all development regardless of tenure, and the base density was reduced from 8 to 6 dwelling units per acre at Fair Share's agreement. At the Greenwood Avenue/Godwin Avenue site, the set-aside requirement similarly moved to 20 percent across all development types. [3]
Ms. McManus emphasized that all of the affected properties are currently developed; any change in use or substantial alteration would require separate site plan approval before the Planning Board.
Mayor Roger Lane asked whether the density reductions could be revisited in the future. Ms. McManus confirmed they could, but noted that any modification would require a new amended agreement and a return to court. Mark DiGennaro asked whether the town could request changes if another lot became available; Ms. McManus said it was possible but would require the same court process.
The board also voted unanimously to recommend nine zoning ordinances — numbered 2066 through 2074 — as consistent with the Township's Master Plan. Those ordinances, which formalize the new overlay zones and set-aside requirements in the municipal land use code, now move to the Township Committee for adoption.
One member of the public, Jason Kim of 110 Lisa Court, sought to share concerns about specific ordinances. Chairman Robert Fortunato directed him to the following evening's Township Committee meeting, noting that the Planning Board's role was limited to a consistency review.
The board's action completes the Planning Board's role in Wyckoff's years-long effort to satisfy its state-mandated affordable housing obligation. The Township Committee is expected to take up the implementing ordinances at its next regular meeting.