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704 Gallows Hill Road
BID #: ZBA-25-008
ISSUED: 7/7/2025
OPENED: 12/12/2025
DUE: TBD
VALUE: TBD
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Executive Summary
This document pertains to an application for zoning adjustments in Cranford Township, NJ, specifically focusing on a review of the Zoning Board of Adjustment's decisions from 2021 and 2022. The annual report analyzes applications for variances, including bulk and use variances, and provides recommendations for zoning ordinance amendments. It covers residential site plan exemptions, front yard setbacks, number of stories, and use variances for commercial and mixed-use projects. The report also highlights procedural recommendations, such as developing a subcommittee to evaluate application review procedures.
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704 Gallows Hill Road | Cranford, NJ Skip to Main Content Create a Website Account - Manage notification subscriptions, save form progress and more. Website Sign In Donate To Plant A Tree How Do I...? Government Departments Boards Community Newsletter Search 2026 Zoning Board Meeting Schedule -- 2021-2022 Zoning Board Annual Report 110 Thomas Street 113 North Avenue West 12 Claremont Place 144 Hillcrest Avenue 16 Commerce Drive 16 Cranford Avenue 18 Yale Terrace 2 Park Terrace 2 Virginia Street 201 North Avenue West 210 North Avenue West 225 Cranford Avenue 27 Union Ave North (19 Alden) 30 Commerce Drive 401 North Avenue East 542 South Ave East 600 Lincoln Park East 7 Mohican Place 704 Gallows Hill Road UCC Cellular Tower Application Zoning Board of Adjustment Procedures Explanation Zoning and Planning Office Home Boards Zoning Board of Adjustment 704 Gallows Hill Road 704 Gallows Hill Road 704_gallows_hill_rd_app_pkt._revised_6.25.25 704_gallows_hill_rd_architectural_plans_4-30-25 704_gallows_hill_rd_prevailing_setback_plans_4-30-25 704_gallows_hill_rd_property_survey_11.4.21 professional_reports_1 Legal Notices Downtown Online Payments Redevelopment Storm Management TV 35 Livestream Cranford Township Municipal Building 8 Springfield Avenue Cranford, NJ 07016 Phone: 908-709-7200 | Fax: 908- 276-7664 | Email Municipal Building Hours: Mon - Fri 8:30 a.m. to 4:30 p.m. Home Site Map Accessibility Copyright Notices Privacy Policy /QuickLinks.aspx Government Websites by CivicPlus® Loading Loading Do Not Show Again Close Arrow Left Arrow Right [] Slideshow Left Arrow Slideshow Right Arrow
Document Text
--- Document: -- 2021-2022 Zoning Board Annual Report ---
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Zoning Board Annual Report
DATE:
June 27, 2024
TO:
Cranford Zoning Board, Planning Board & Township Committee
FROM:
Greer Patras, AICP, PP
SUBJECT:
Zoning Board Annual Report
I. PURPOSE
Per the Municipal Land Use Law Section 40:55D-70.1, “the board of adjustment shall, at least once a year,
review its decisions on applications and appeals for variances and prepare and adopt by resolution a report
on its findings on zoning ordinance provisions which were the subject of variance requests and its
recommendations for zoning ordinance amendment or revision, if any. The board of adjustment shall send
copies of the report and resolution to the governing body and planning board.”
To facilitate the Zoning Board’s annual report, we have provided an overview of the Zoning Board
applications from 2021 and 2022, including a review of the application types, bulk variances, and use
variances and ordinance recommendations for the Township Committees consideration. Additionally,
please see the spreadsheet which provides a breakdown of the applications.
On May 7, 2024, we issued our Report Summary #1, which was discussed at the May 20, 2024, Public
Meeting of the Zoning Board. In general, there was agreement among the board members that the
findings and recommendations contained in the report were correct. They requested a few additions to
the report for its finalization and memorialization. As such, we’ve added those comments in Section VI
below.
II. YEAR OVERVIEWS
A. 2021: There was a total of 15 applications before the Zoning Board, of which 12 were approved
and 3 were denied. Out of the 15 applications, 5 were for “d” use variances, all commercial and
mixed-use projects, and 10 were for bulk variances, mainly in residential zones.
B. 2022: There was a total of 14 applications before the Zoning Board, of which 13 were approved
and 1 was denied. Out of the 14 applications, 3 were for “d” use variances, all commercial and
mixed-use projects, and 11 were for bulk variances, mainly in residential zones.
III. BULK VARIANCES REVIEW
A. Residential Site Plan Exempt Applications: Between 2021 and 2022, there were a total of 19
applications before the Zoning Board for residential site plan exempt bulk variances, of which 18
were approved and 1 was denied. The 1 denial was for an appeal of the Zoning Officer’s decision.
1. Front Yard Setback: The most common variance requested and granted was for front yard
setback (11 applications or 58%). Five were for deviations of 3 feet or less from the requirement,
five were for deviations between 7 and 9 feet from the requirement, and one was for a deviation
of 11 feet from the requirement. The typical front yard setback requirement for these applications
is 25 feet minimum, but some applications used the minimum “prevailing front yard setback
requirement” (which averages existing setbacks of surrounding properties) that was slightly less
than 25 feet.
2. Number of Stories: There were 2 applications related to the number of stories on single-family
residences. In both applications, the intent was to construct reasonable additions to the visible
second floor, but due to the strict Ordinance technicality for “story, above grade”, the basement
was considered a story, and therefore these homes were creating/expanding a technical third-
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story, which was not permitted in the zone. It’s important to note that both had conforming actual
building height.
Per Ordinance, the definition of “story, above grade” is, “Any story having its finished floor surface
entirely above grade, except that a basement shall be considered to be a story above grade where
the basement or a portion thereof extends above the adjacent ground area to a height of 3.5 feet
or greater as measured from any point of the finished first floor to the lowest finished grade of the
ground adjacent to the building.”
As such, since both applications contained existing basements with a height greater than 3.5 feet,
it was considered a full story. For both applications, 2.5 stories were the maximum requirement,
but 3.5 stories were technically proposed.
3. The remaining residential bulk applications were divided: 2 for impervious coverage, 1 for
building coverage, 1 for side yard setback, 1 for rear yard setback, and 1 for various accessory
structure variances.
4. The most common zones where applications were located were in the R-4 Zone (11 applications
or 58%) and the R-1 Zone (4 applications or 21%).
B. Site Plan Applications: Between 2021 and 2022, there were a total of 7 applications before the
Zoning Board that included “c” bulk variances as part of a site plan application, but 6 of them also
included a “d” use variance request. Five of these applications were approved and 2 were denied.
There were no significant trends.
1. The only commonly requested variance was for the number of parking spaces (3 applications).
Besides that, the bulk variances varied between the different applications (i.e. setbacks,
impervious coverage, landscaped buffer, etc.).
2. The most common zones where applications were located was in the ORC Zone (3 applications)
and the C-2 Zone (2 applications), which is expected as these zones apply to commercial
corridors.
IV. USE VARIANCES REVIEW
A. Between 2021 and 2022, there were a total of 8 applications before the Zoning Board for “d” use
variances, of which 5 were approved and 3 were denied.
•
5 of the applications included d(1) use variances
•
3 included d(3) conditional use variances
•
1 included a d(4) floor area ratio variance
•
1 included a d(5) density variance, and
•
1 included a d(6) building height variance.
It’s important to note that the majority of the applications included more than one “d” variance.
1. Approved Use Variances: Out of the 5 approved applications, 3 applications were for d(1) use
variances for a 2-family dwelling, veterinary office, and medical office. The remaining 2 use
variance applications were for a d(3) conditional use variances for permitting dental office and
professional office spaces within the Downtown.
2. Denied Use Variances: Out of the 3 denied applications, 1 was dismissed without prejudice
because the Applicant failed to proactively advance the application (24 South Avenue West),
one was related to cell towers, and one was related to a fast-food drive-through. All applications
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had significant bulk variances which suggested potential overdevelopment and led to denials.
See below “notable cases” discussion.
3. Below are the most notable cases from 2021 and 2022:
i. 24 South Avenue West: This application was bifurcated for d(3) and d(5) variances to construct
a mixed-use building with retail space on the ground floor and residential apartments on the
upper floors. The Application also required several bulk variances, including front yard setback,
impervious coverage, and parking. After several hearings, the Zoning Board determined to
dismiss the application without prejudice due to the following reasons:
• No payment of the requested escrow;
• No response from the Applicant to the Board to continue the application hearings or
withdraw the application; and
• No revisions to the application were provided as discussed, requested, and agreed to
during the hearings.
ii. 49 South Avenue West: There were two d(1) use variance applications for this property, of
which 1 was approved and 1 was denied.
• Application #19-0020: This application was for a d(1) use variance and several bulk
variances and design waivers to construct a Dunkin Donuts retail fast-food establishment
with a drive-through. The Board decided to deny the application for the following reasons
from the Resolution:
o
“The Board finds that the d(1) variance request, which is presumptively inconsistent with
the zone plan and zoning ordinance, will adversely change the character of zone and those
residential neighborhoods that border the Property and cannot be granted where the
Applicant failed to provide sufficient credible proofs to establish the required special
reasons and where the Applicant failed to provided sufficient enhanced proofs to show
that that relief could be granted without substantial detriment to the public good and will
not substantially impair the intent and purpose of the zone plan and zoning ordinance.”
o
“Further, the Board finds that the grant of the d(1) variance relief under the circumstances
of this Application, where the governing body did not act to change the permitted uses to
include the proposed development in the zone especially where the governing body is
presumed to be aware of the prior application for such uses and where the governing
body, as part of the most recent reexamination completed in September 2019 did not
include the use included in the proposed request for Development, would constitute a
usurpation of legislative powers reserved to the governing body. Therefore, the Board
remains concerned that granting the variances requested by the Applicant would be an
impermissible usurpation of the governing body's exclusive power to zone and would be
directly contrary to the intent and purpose of the Master Plan and zoning ordinance. In
light of these factors, the Board finds that the Applicant has not sustained its burden of
satisfying the positive and negative criteria necessary for obtaining the requested
variances.”
• Application #22-003: This application was for a d(1) use variance and several bulk
variances and design waivers to construct an urgent care and medical office facility along
with other site improvements. The Board decided to approve the application with conditions
since the application would advance the purposes of zoning and the resulting zoning benefits
were public and community wide, rather than just economic benefits. The Board also found
that the use variance would not cause substantial detriment to the public good and would
not cause damage to the character of the neighborhood.
4. The most common zones where applications were located were in the ORC Zone (3 applications)
and the D-B Zone (3 applications).
V. ORDINANCE RECOMMENDATIONS
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A. Amend the “story, above grade” definition so basements greater than 3.5’ tall do not count as an
additional story, thus not triggering so many bulk variances for number of stories in residential zones.
Best practices suggest a limit between 4’ and 6’ instead of 3.5’.
B.
Evaluate existing front yard setbacks in the single-family residential zones and consider decreasing
the front yard setback requirements in the single-family residential zones for better zoning
compliance and flexibility for prospective applicants. Certain circumstances and allowances could be
setback requirements averaging the existing setbacks within 200’ of the property or allowing an
additional 6’ of front building protrusion for 1-story porches.
C. Evaluate conditional use standards in the downtown zoning districts to better reflect the changing
nature of retail in the modern economic environment. More flexible uses and design standards could
yield better tenancy and reduce barriers to improvement.
D. Evaluate the principal permitted uses and conditionally permitted uses in the ORC zone to better
reflect the built condition of existing structures that are being rehabilitated into new uses. Determine
whether the burdens to comply outweigh the benefits of the zoning standards.
VI. PROCEDURAL RECOMMENDATIONS:
A. It was discussed that the Zoning Board develop a subcommittee to evaluate application review
procedures, use of completeness reports and Development Review Committee, and hearing rhythms,
to provide for more efficient and transparent processes for both applicants and board members.
This is in response to many applications meeting the basic minimums of being technically complete but
not providing sufficient information to determine compliance with the ordinance or to evaluate impacts
to the site or zone plan. For example, if a landscape plan is submitted, that “checks off” the
completeness item. However, that landscape plan might not show compliance with the zoning and
design standards of the ordinance and might be missing significant details like tree species. If at the
DRC or during the technical reviews by the professionals these things are identified and relayed to
the Applicant, the Board would like to know they are addressed prior to beginning the public hearing.
Board Members expressed a desire to use the Public Hearings to prioritize testimony from the experts
and evaluation of variance requests, instead of using the time to clean up technical errors and
inconsistencies. It is envisioned that the recommendations of the subcommittee to address these issues
would be presented back to the full Board for consideration and, if consensus, advancement and
implementation either via by-laws, process guides, or ordinance amendments.
B.
It was also discussed that the land use application submission checklist be revised to include a
requirement that if a site has been determined to be contaminated currently or in the past, such
reports be provided to the board as part of the application. this is not currently requested in the
checklist and not a requirement of an EIS, but the Board feels that this information is relevant to its
review and approval of many applications including rehabilitations, new development, changes to
grading and impervious coverage, etc.
--- Document: Zoning Board of Adjustment Procedures Explanation ---
Zoning Board of Adjustment
The Zoning Board of Adjustment reviews applications which propose to utilize property
in a manner not consistent with municipal zoning laws. They review applications for
variances which are, essentially, non-permitted uses and the Board of Adjustment is
empowered to grant exceptions to the zoning ordinances in cases where the literal and
rigid interpretation and enforcement of the zoning laws would result in a hardship or
injustice. These "non-permitted uses" are based upon the zoning ordinances established
by the Township in accordance with the goals stated in the Cranford's Master Plan. It is
the Board's chief goal to set forth safety and welfare of the community with the objective
of conserving the value of property and encouraging the most appropriate use of land
throughout the Township. A simple definition would be the Board "adjusts zoning" for
specific applications, circumstances and pieces of property. Buildings, structures and
businesses of various types are limited to specific zones. These zones are regulated with
respect to category, nature and extent of use, along with specific plot sizes, required
building setbacks, lot coverage and other regulations.
Because zoning variances may infringe on the rights of neighbors, an applicant is not
entitled to a variance. An applicant must meet specific criteria contained in State Laws
(Municipal Land Use Laws) by satisfying specific legal standards of proof. This burden
of proof is placed upon the applicant to demonstrate the requested relief is justified
without impinging upon the rights of neighbors. Some items to consider when
requesting a variance are special reasons, benefits, negative criteria, and hardship.
Zoning laws require that notice be served on all property owners within 200' of the
applicant's and must be either hand delivered or sent by Certified Mail. The law also
requires this notice be published in a local newspaper. These forms of notification alert
neighbors that a variance is being requested and advises them of the fact that all
interested citizens will be assured an opportunity to witness the presentation of the
application and be heard at the regular meeting.
A Board of Adjustment meeting is a formal meeting where action is taken. Applicants
and witnesses are sworn and the meeting is recorded. Minutes are taken and
summarized by the Board of Adjustment Administrator and posted on the website
(www.Cranford.com). Individuals have a choice of either presenting their own
application before the Board or being represented by an attorney. All limited liability
companies and/or corporations MUST be represented by an attorney.
The Zoning Board is a quasi-judicial body, and its procedures are similar to those used
in a courtroom. The Chairperson conducts the meeting as a judge might and the Board
is comparable to a jury that votes to make a final decision. All members of the Zoning
Board of Adjustment are resident volunteers. They are appointed by the Township
Committee and serve in the public interest without compensation. They are assisted in
their deliberations by an attorney and the Township Professionals, whose opinions are
considered by the Board in its deliberations. Board members are required to complete a
state-mandated training course, which is also available to the public. Each year, Board
members file financial disclosure statements required by the New Jersey Ethics Law
with the Municipal Clerk.
Resident Information for Attending/Participating in a
Zoning Board of Adjustment Meeting
This bulletin outlines, in summary fashion, the procedures which New Jersey
Municipal Land Use Law (MLUL) requires the Zoning Board of Adjustment to
follow. Only Zoning Boards of Adjustment (not elected governing bodies such as a
Township Committee) are charged by law with reviewing and determining all types of
variances including use variances known as “d” variances as set forth in the New
Jersey Municipal Land Use Law, NJSA, 40:55D-1 et seq. Approvals or denials of
applications may be legally challenged (for instance, in New Jersey Superior Court).
Therefore, it is very important that the process laid out in the MLUL be closely
followed.
Agendas
An agenda is available before all meetings. It is posted in Municipal Building on the
bulletin board at least 48 hours before the meeting and can also be found on Township
of Cranford website (Go to www.cranford.com– click on Government, Zoning &
Planning Office, Zoning Board Meeting Minutes & Agendas, Agendas are listed in the
left hand column and minutes in the right hand column by date order).
General Procedures
When the Chairperson calls an application, the applicant will come forward, often
represented by an attorney, (if applicant is a corporation, they must be represented by
an attorney) and will introduce himself/herself. The applicant/attorney will give an
overview of the proposal and call their first witness. All witnesses will state their name
and occupation, be sworn in, and present their credentials to the Board. They will then
give testimony as directed by the applicant’s attorney. Expert witnesses only testify in
their field of expertise. At the completion of each witness’s testimony the Board and
then the public can ask questions of the witness related to their testimony. This process
is repeated for each witness. At the end of the applicant’s presentations and before the
Board votes on the application, there is a time for members of the public to comment.
Testimony
The Board is compelled to act on an application based upon “findings of fact” and the
“proofs according to law” that are presented during the public hearing.
1.
Anyone wishing to speak or testify at a hearing must appear in person to
allow all parties their right to cross-examination. All speakers must
identify themselves.
2.
The Board, its staff, and the public, have the right to cross-examine
witnesses.
3,
Petitions are not admissible into evidence but can be read into the record
as an individual’s statement.
4,
Letters, with the exception of certain reports of public entities, are only
admissible if the author is present to be cross-examined.
5.
The applicant also has the right to cross-examine any members of the
public who speak, either for or against the application. Statements from
the public should be supportable and not hearsay, such as petitions and
wishes.
6.
Attorneys representing opposing parties shall identify themselves, their
firms and their clients. Please note – any objector(s) who are represented by an
attorney at a hearing may present testimony, however, all questions and/or
comments shall be through their attorney.
Public Questions
After the Board and its professional staff have completed asking questions of a witness
the Chairperson will open the meeting to the public, limited at this time to questions
only, and only of that witness.
1. This is a time for questions only and not for comments.
2. If you have a question, please raise your hand. When the Chairperson
acknowledges you, come to the microphone.
3. If the person(s) from the public are represented by an attorney, they must
speak through the attorney.
4. State your name (please also spell your name) and address for the record and
direct your questions to the witness.
5. When the public has had adequate opportunity for questions, the
applicant/attorney will then call the next witness and the above procedures
will be repeated. When all witnesses have been presented and the testimony is
complete, the Board and its staff will ask any final questions.
Public Comments
Before the Board takes action on the application or closes the applicant’s presentation,
the Chairperson will open the meeting to the public.
1. This is the time to comment on the proposal, request some special
consideration or ask any final questions.
2. Raise your hand and wait to be recognized by the Chairperson to speak. This
will probably be your last opportunity to speak on this application before the
Board takes a vote. When called, please come to the microphone.
3. State your name (please also spell your name) and address for the record. The
Board attorney will swear you in. You are now considered a witness. After you
make your comments, the applicant, their professionals, the Board and its
professionals have the right to ask you questions (i.e., cross-examine you).
4. Comments called out from the audience will not be considered part of the
record.
Deliberations
After all applications on the agenda have presented their application, the Chairperson
will close that portion of the meeting and proceed to deliberations portion of the
hearing. There is no further public questions or comments permitted during
deliberations.
1. The Board will discuss the merits of the application.
2. A motion will be made to either approve or deny the application and may
include conditions the applicant is required to satisfy during the permitting
process.
3. The motion will be seconded with additional discussion by the Board if
necessary.
4. A vote will be taken of the Board with the results announced.
5. The deliberation process will continue for each applicant heard at the
meeting.
The Chairperson has the right to close the public portion of a hearing if he/she feels that
the audience is unruly or is making comments that are not relevant to the
application. The Chairperson also has the right to have any member of the audience
removed from the hearing room for unruly display of meeting decorum.
The meeting is recorded using an audio system. However, the applicant may also
choose to hire a court reporting service at his or her personal expense. Minutes will be
prepared and summarized by the Board’s Administrator.
Hearings that are not completed at one meeting may be further considered at future
meetings. The Chairperson will verbally announce that an application is carried to a
future meeting. To confirm a continuation or rescheduling, call the Zoning & Planning
Office at 908-709-7216, weekdays from 9:00 a.m. to 4:00 p.m.
Meeting Minutes
Meeting minutes are posted on www.Cranford.com (following the procedure listed
above) after the Zoning Board approves and adopts them, usually at the following
month’s meeting.
--- Document: 704_gallows_hill_rd_app_pkt._revised_6.25.25 ---
ORIGINAL
Form 01/Board Application
RECEIVED
MAY 07 2025
PLANNING & ZONING OFFICE
TOWNSHIP OF CRANFORD-ZONING DEPARTMENT TOWNSHIP OF CRANFORD
8 Springfield Avenue - Cranford, NJ 07016
Phone: (908) 709-7216 Fax: (908) 276-7664
CRANPOKO
CHARTERED
Form Updated 10-12
The application, with supporting documentation, must be filed with the Planning and Zoning
Department of the Township, and will be reviewed by Township professionals prior to
scheduling the meeting at which the application is to be considered.
To Be Completed by Township Staff Only
5/7/25
Dated Received: 5
Application No.:
ZBA-25-008
To Be Completed by Applicant
1. Subject Property
Tax Map:
Location/Address: 704 Gallows Hill Road, Cranford, NJ
Block: 130, Lot(s): 55.01
Block:
,
Lot(s):
Dimensions: Frontage: 49'-0" Depth: 166'-6" Total Area: 7,867 sf
Zoning District:
2.
R-4
Applicant Information
Name: Danielle & Adam Loffredo
Address: 704 Gallows Hill Road, Cranford, NJ
Phone:
(609) 489-2170
Individual X
Email: affiliatedappraisals@comcast.net
Partnership
Limited Liability Company
Other (Specify)
Applicant is a: Corporation
3. Disclosure Statement
Pursuant to N.J.S.A. 40:55D-48.1, the names and addresses of all persons owning 10% of the
stock in a corporate applicant or 10% interest in any partnership applicant must be disclosed. In
accordance with N.J.S.A. 40:55d-48.2 that disclosure requirement applies to any corporation,
limited liability company or partnership which owns more than 10% interest in the applicant
followed up the chain of ownership until the names and addresses of the non-corporate
1
stockholders and partners exceeding the 10% ownership criterion have been disclosed. [Attach
pages as necessary to fully comply.]
Name(s)
N/A
Address(es)
4.
If Owner is other than the Applicant -
Please provide the following information on the Owner(s):
Owner's Name:
Address:
Telephone Number:
N/A
5. Property Information:
Present use of the premises: Single family residence
Restrictions, covenants, easements, association by-laws, existing or proposed on the property:
Yes [attach copies]:
No:
Proposed use of the premises: Single family residence (no change)
6.
2
NOTE: All deed restrictions covenants, easements, and association by-laws,
existing and proposed, must be submitted for review
and must be written in easily understandable English.
Licensed professionals representing the Applicant before the Board (if any):
A. Attorney's Name:
Address:
City/State/ZIP:
Phone Number:
E-mail:
B. Planner's Name:
Address:
City/State/ZIP:
Phone Number:
E-mail:
C. Engineer's Name:
Address:
City/State/ZIP:
Phone Number:
E-mail:
N/A
N/A
7.
D. List any other Expert who will submit a report or will testify for the Applicant:
[Attach Additional sheets as may be necessary.]
Name:
Richard Pierce
Area of Expertise: Licensed Architect
Address: 9 Stratford Terrace
City/State/ZIP: Cranford, NJ 07016
Phone Number: (908) 338-5037
E-mail: richardpiercearchitect@gmail.com
Application Type
A. SUBDIVISION
Minor Subdivision Approval
Subdivision Approval [Preliminary]
Subdivision Approval [Final]
B. SITE PLAN
Minor Site Plan Approval
N/A
Preliminary Site Plan Approval [Phases (if applicable)]
Final Site Plan Approval [Phases (if applicable)]
Amendment or Revision to an Approved Site Plan
Request for waiver from Site Plan review and approval
Reason requesting waiver of site plan approval (use additional pages if necessary):
N/A C. INFORMAL REVIEW:
Subdivision
Site Plan
N/A D. CONDITIONAL USE APPROVAL per N.J.S.A. 40:55D-67
N/A E. DIRECT ISSUANCE OF A PERMIT:
N.J.S.A. 40:55D-34 (permit building or structure in the bed of a mapped Street or
public drainage way, flood control basin or public area reserved pursuant to
N.J.S.A. 40:55D-32)
N.J.S.A. 40:55D-36 (permit building or structure not related to an official suitably
improved street pursuant to N.J.S.A. 40:55D-35).
F. VARIANCES PURSUANT TO N.J.S.A. 40:55D-70.C
(CI) "Hardship" Variance
(C2) "Flexible" Variance (benefits v. detriments)
G. VARIANCES PURSUANT TO N.J.S.A. 40:55D-70.D
(DI) A use or principal structure in a district restricted against such use or
principal structure
(D2) An expansion of a nonconforming use
(D3) Deviation from a specification or standard pursuant to Section 54 of P.L.
N/A
1975, с.291 (C.40:55D-67) pertaining solely to a conditional use
(D4) An increase in the permitted floor area ratio as defined in Section 3.1 of P.L.
1975, с.291 (С.40:55D-4)
(D5) An increase in the permitted density as defined in Section 3.1 of P.L. 1975,
c.291 (C:40:55D-4) except as applied to the required lot area for a lot or lots for
detached one or two dwelling unit buildings which lot or lots are either an isolated
undersized lot or lots resulting from a minor subdivision.
(D6) A height of a principal structure which exceeds by 10 feet or 10% the
maximum height permitted in the district for a principal structure.
H. APPEAL/INTERPRETATION PURSUANT TO N.J.S.A. 40:55D-70, (a) & (b):
8.
(a) Appeal to Board of Adjustment of Order, Requirement, Decision or Refusal by
an administrative officer based on or made in the enforcement of the zoning
ordinance.
(b) Request for Interpretation of the zoning map or ordinance or for Decisions
upon other special questions upon which the Board of Adjustment is authorized to
pass by any zoning or offered map or ordinance.
Explain in detail the exact nature of the application and the changes to be made at the
premises, including the proposed use of the premises: [attach additional pages if needed]
N/A
9.
Is a public water line available?
Yes
10.
Is public sanitary sewer available?
Yes
11.
Does the application propose a well and septic system?
12.
No
Have any proposed new lots been reviewed with the Tax Assessor to determine
appropriate lot and block numbers?
N/A
13.
Are any off-tract improvements required or proposed?
No
14.
Is the subdivision to be filed by Deed or Plat?
N/A
15.
What form of security does the applicant propose to provide as performance and
maintenance guarantees?
N/A
Other approvals which may be required and date plans submitted: N/A
16.
Yes
No
Date Plans Submitted
Any Utilities Authority
County Health Department
County Planning Board
County Soil Conservation District
NJ Dept. of Environmental Protection
Sewer Extension Permit
Sanitary Sewer Connection Permit
Stream Encroachment Permit
Waterfront Development Permit
Wetlands Permit
NJ Department of Transportation
Public Service Electric & Gas Company
Other
17.
List of maps, reports and other materials accompanying the application (attach
additional pages as required for complete listing.)
Description of Item
Property Survey
Sheets V-1 & V-2, dated April 30, 2025, prepared by Richard J Pierce Architect
Quantity
1
1
18.
The Applicant hereby requests that copies of the reports of the professional staff
reviewing the application be provided to the following of the applicant's
professionals.
Specify which reports are requested for each of the applicant's professionals or whether all
reports should be submitted to the professional listed.
Reports Requested:
N/A
Send reports to:
Name/Address
Name/Address
Name/Address
Certifications
Complete #19 or #20 a and b as indicated:
19. Applicant is Property Owner: I certify that I am the Owner of the property which is the
subject of this application, for which I am also the Applicant, and that the foregoing statements
and the materials submitted are true. As such, I further certify that I am authorized to sign this
application, and that I agree to be bound be the application and the decision. [If the Owner who
is also the Applicant is a corporation this must be signed by an authorized corporate officer. If
the Owner who is also the Applicant is a partnership, this must be signed by a general partner.
Sworn to and subscribed before me this
2nd day of May
NOTARY PUBLIC
2
2025
SIGNATURE OF APPLICANT and OWNER
20. a) Applicant Who is Not the Property Owner: I certify that the foregoing statements and
materials submitted are true. I further certify that I am the individual applicant or that I am an
Officer of the Corporate applicant and that I am authorized to sign the application for the
Corporation or that I am a general partner of the partnership applicant. [If the Applicant is a
corporation this must be signed by an authorized corporate officer. If the Applicant is a
partnership, this must be signed by a general partner.]
Sworn to and subscribed before me this
2nd day of May
,
2025
NOTARY PUBLIC
SIGNATURE OF APPLICANT PPLICAN
b) Owner Who is Not the Applicant: I certify that I am the Owner of the property which is the
subject of this application, that I have authorized the Applicant to make this application and that
I agree to be bound by the application, the representations made and the decision in the same
manner as if I were the Applicant. [If the Owner is a corporation this must be signed by an
authorized corporate officer. If the Owner is a partnership, this must be signed by a general
partner.]
Sworn to and subscribed before me this
day of
20
,
NOTARY PUBLIC
SIGNATURE OF OWNER
Checklist Certification
21. To be completed by the applicant: I certify that all of the required checklist items and any
waiver requests (which includes a listing of each waiver requested and a statement of arguments
in support of granting each waiver requested) have been provided as part of this application. I
understand that a determination of completeness is not a determination of approval and that the
Board of jurisdiction has the right to request additional information. [If the Applicant is a
corporation this must be signed by an authorized corporate officer. If the Applicant is a
partnership, this must be signed by a general partner.]
Sworn to and subscribed before me this
2nd day of Mau
May
NOTARY PUBLIC
,
2025
SIGNATURE OF APPLICANT
Escrow Certification
21. Escrow Certification I (please print name) Danielle Luper
understand that I have provided the non-refundable sum of $
to be deposited in a
Township of Cranford escrow account. In accordance with the Ordinances of the Township of
Cranford, I further understand that the escrow account is established to cover the cost of
professional services including but not limited to engineering, planning, legal and other expenses
associated with the review of submitted materials and the publication of the decision by the
Board. Sums not utilized in the review process shall be returned upon my written request to the
Zoning Department for same. If additional sums are deemed necessary, I understand that I will
be notified of the required additional amount and shall add that sum to the escrow account within
fifteen (15) days.
Danell D
SIGNATURE OF APPLICANT
5/1/25
DATE
TAX STATEMENT
22. Applicant is to complete and sign form, and bring it to the Cranford Township Tax Collector
for signature. If you would like the signed form returned to you by mail, please provide a self-
addressed, stamped envelope for same. One copy of the signed Tax Statement should be included
in each of the eighteen completed sets of Form 01.
I, Danielle lopez
Name
am submitting an application to the
of 704 Gallows Hill Rd, Cranford NJ 07016
Address
PLANNING BOARD
ZONING BOARD OF ADJUSTMENT
for the development of Block 130
Lot 55.01
in Zone R-4
located at 704 Gallows Hill Road, Cranford, New Jersey, 07016
Address
The owner of record is Danielle Loffredo
Name
of 704 Gallows Hill Rd, Cranford NJ 070
Address
I acquired interest in this property on November 22, 2021
Date
and request the Tax
Collector to determine whether or not there are any delinquent taxes or other assessments due.
Damelly 10
Applicant's Signature
Π
Π
5/1/25
Date
TO BE COMPLETED BY TAX COLLECTOR
All taxes due have been paid.
All assessments due have been paid.
The following are delinquent and past due:
I verify that this information accurately
reflects municipal tax records.
Tax Collector
Cranford Township
Unian Gounor's Signature
THE GREAT
AL OF THE STATE OF
KEW JERSEY
CHANFORD
NEW JERSE
FRIENDSHIP & PROGRESS
CHARTERED TH
05/07/2025
Date
Form 04/Appeal for Relief from Zoning Requirements
NOTE: For “C” Variances and Design Waivers Only
TOWNSHIP OF CRANFORD - ZONING DEPARTMENT
8 Springfield Avenue - Cranford, NJ 07016
Phone: (908) 709-7216 Fax: (908) 276-7664
Form Updated 8-12
To be completed by Township Staff Only
Application No.: ZBA-25-008 Date received:
FRIENDSHIP PROGRESS
A
REVISED
6/25/25
Appeal is hereby made by the applicant pursuant to NJSA 40:55D-70(c) of the New
Jersey Municipal Land Use Law, for permission to vary from the requirements set forth
in the Land Development Code of the Township of Cranford as follows:
1. Applicant information
Name: Danielle & Adam Loffredo
Address: 704 Gallows Hill Road, Cranford, NJ
Phone:
(609) 489-2170
Email:
affiliatedappraisals@comcast.net
2. Appeal information
Section(s) of Land
Development Code
Section 255-34,
Schedule 1, note c
Requirement(s) set forth in
the Land Development Code
In the R-1 through R-5 zones,
the minimum front yard
setback shall be maintained,
except that, where a
prevailing setback has been
established on improved lots
within 200' of the subject lot,
the prevailing setback shall
govern, but in no case shall
the front yard be less than 20'
nor need be greater than 35'.
Prevailing Front Yard
Setback: 38.08'
Maximum required setback
35'.
Relief Requested
Required front yard
setback 35'
Proposed 31.83'.
(deficient 3.17' to the
required setback)
3. Please list all pre-existing non conforming conditions
Section(s) of Land
Development Code
Township of
Cranford, Section
255-34, Attachment
1, Schedule 1:
Lot Width
Minimum Yards,
Side (One)
Requirement(s) set forth in
the Land Development Code
- Lot width = 60'
Minimum Yards,
Side (One) = 10% of lot
width
Lot width = 48'-2"
10% of 48'-2" = 4'-10"
(7' min)
Minimum Yards,
Side (Combined) = 30%
of lot width
Lot width = 48'-2"
Existing Conditions
48'-2" existing lot width
4'-9" existing side yard
setback
14'-3" combined side
yard setback
4. Arguments submitted in support of the requested relief.
On a separate sheet of paper, for each variance requested, explain fully how the physical
characteristics of the property in question prevents compliance with the strict application
of the code requirements creating an undue hardship for the applicant.
5. Public Hearing Notification Information
Notice shall be given by the applicant at least ten (10) days prior to the date of the
hearing to the following parties where applicable. Notice shall be by personal service or
certified mail. An affidavit of proof of service demonstrating compliance with this
requirement shall be filed with the Board Administrator in the Planning and Zoning
Department at least four (4) business days prior to the date of the hearing.
Please circle responses:
1. Is the subject property located within two hundred feet (200') of any municipal
boundary?
YES NO Of yes, Municipal Clerk of adjacent municipality and County
Planning Board shall be notified of hearing by applicant. (Note 1)
2. Is the subject property adjacent to an existing or proposed county road or
adjoining other County Land?
YES NO If yes, County Planning Board shall be notified of hearing by
applicant. (Note 1).
3. Is the subject property adjacent to a State highway?
YES NO If yes, applicant shall notify the Commissioner of Transportation of
the hearing. (Note 2).
4. Is the subject property greater than one hundred fifty (150) acres or involve more
than 500 dwelling units?
YES NO If yes, applicant shall notify the Director of New Jersey State
Planning Commission of the hearing. Notice shall include a copy of any maps or
documents required to be on file with the Municipal Clerk. (Note 3).
THE APPLICANT SHALL NOTIFY ALL OWNERS OF PROPERTY LOCATED
WITHIN TWO HUNDRED FEET (200') IN ALL DIRECTIONS OF THE PROPERTY
IN QUESTION AND OTHERS AS REQUIRED.
6. Disclosure Information
Is applicant and/or owner a corporation, Limited Liability Company or partnership and
does the application involve variances to construct a multiple dwelling of twenty-five
(25) or more family units or approval of a site to be used for commercial purposes?
YES NO yes, submit disclosure of all stockholders holding ten percent (10%) or
greater Interest in the partnership pursuant to N.J.S.A. 40:55D-48.1 et.seq. (see Form 01)
NOTES:
"1"
Union County Planning Board
Attn: Union County Department of Engineering and Planning
Union County Administration Building, Elizabethtown Plaza
Elizabeth, New Jersey 07207
"2"
New Jersey Department of Transportation
P.O. Box 600
Trenton, NJ 08625
"3"
New Jersey Business Action Center
Office for Planning Advocacy
State Planning Commission
Department of State
P.O. Box 820
Trenton, New Jersey 08625-0820
A
REVISED
6/25/25
704 Gallows Hill Road
Form 04/Appeal for Relief from Zoning Requirements
4. Arguments in support of the requested relief:
Homeowner is seeking a front yard setback variance to construct a covered front
porch at the front of their existing single family home. Based on the calculated
established front yard setback of 38.08' (35'-0" maximum), the homeowner would
only be allowed to construct about a 3' deep porch. They are looking for a more
usable front porch depth, there for we are requesting a variance for a front porch with
a proposed setback of 31.83' to the front property line from the closest point
(deficient 3.17' to the required setback).
1
The existing property features a deep front yard and the homeowners want to take
advantage of that with a usable front porch that they intend to furnish and utilize in
the warm months.
Based on the existing setback of the home, and with the minimal extension request,
the proposed variance will not substantially affect the future establish front yard
setback on that side of Gallows Hill Road. It is worth noting that all other zoning
ordinance requirements are compliant with this request.
Hold Harmless And Indemnification Agreement
Form 15/Updated 4-09
This agreement made this and day of May
WHEREAS, Danielle Lopez
application to the Zoning
2025, witnesses:
Applicant, has submitted an
(Board) of the Township of
Cranford with said application designated as Application No. ZBA-25-008; and
WHEREAS, it may be necessary for the members of the
Zoning
known as 704 Gallows Hill Road
(Board) to inspect and walk the subject property
Block 130
Lot 55.01; and
WHEREAS, the Zoning
(Board) deems it advisable and
fiscally prudent to obtain permission from the individual applicants for the members
inspection of said property and to preclude claims for alleged damage in connection with
the inspection;
NOW, THEREFORE, BE IT RESOLVED, in consideration of the mutual
promises and covenants made by and between the parties, and is hereby agreed as
follows:
I, Danielle Lopez
Applicant, shall indemnify and hold
harmless the
Zoning
(Board) with regard to claims for
damages associated with the inspection and shall preclude claims for alleged damage in
connection with the inspection and give my permission for members of said Board to
walk the property listed above.
Sworn and subscribed to before me
this and day of
2005
Signature of Applicant
..........
STEPHANIE ERNEST
Comm. Exp. 12-06 00
NOTARY 1
My
PUBLIC
NEW JERSEY
No. 50228210
Notary Public of the State of New Jersey
My Commission Expires on
12/06/2029
--- Document: 704_gallows_hill_rd_architectural_plans_4-30-25 ---
49.00'
65.77'
100.00'
167.30'
EXISTING 1-1/2
STORY FRAME
DWELLING
NO. 704
EXPANDED
SECOND FLOOR
SHARED
GARAGE
SHARED
DRIVEWAY
Gallows Hill Road
66.00' WIDE
SITE PLAN
A-1 SCALE: 1" = 20'-0"
1
0'
10'
20'
30'
40'
50'
GRAPHIC SCALE
38'-3"
EX'G
9'-6"
EX'G
4'-9"
EX'G
5'
PROP.
ADDRESS:
704 GALLOWS HILL ROAD
USE GROUP:
R-5
BLOCK:
130
CONSTRUCTION TYPE:
5B
LOT:
55.01
SF OF ADDITION:
1,014 SF
ZONE:
R-4
SF OF LARGEST FLOOR: 1,201 SF
LOT SIZE:
7,867 SF
NEW VOLUME:
17,780 CU.FT.
ZONING ANALYSIS
FLOOR AREA CALCULATIONS:
EXISTING
DEDUCT.
ADD
TOTAL
CELLAR FLOOR AREA (INHABITABLE):
763 SF
0 SF
0 SF
763 SF
FIRST FLOOR AREA:
763 SF
0 SF
438 SF
1,201 SF
SECOND FLOOR AREA:
240 SF
0 SF
576 SF
816 SF
TOTALS (HABITABLE):
1,003 SF
0 SF
1,014 SF
2,017 SF
IMPERVIOUS SURFACE CALCULATIONS:
LOT SIZE: 7,867 SF X 40% = 3,146 MAX IMPERVIOUS SURFACE
EXISTING
DEDUCT.
ADD
TOTAL
HOUSE:
763 SF
0 SF
438 SF
1,201 SF
HOUSE OVERHANG:
0 SF
0 SF
52 SF
52 SF
FRONT LANDING:
26 SF
- 26 SF
0 SF
0 SF
FRONT WALKWAY:
62 SF
- 62 SF
55 SF
55 SF
COVERED PORCH & PORTICO:
0 SF
0 SF
86 SF
86 SF
ROOF SKIRT:
0 SF
0 SF
25 SF
25 SF
SHARED DRIVEWAY:
734 SF
0 SF
0 SF
734 SF
SIDE LANDING:
30 SF
0 SF
0 SF
30 SF
PAVER PATIO:
407 SF
- 407 SF
118 SF
118 SF
SHARED GARAGE:
215 SF
0 SF
0 SF
215 SF
TOTALS:
2,237 SF
- 495 SF
774 SF
2,516 SF
ACTUAL IMPERVIOUS COVERAGE:
2,516 SF
MAX IMPERVIOUS COVERAGE:
3,146 SF
ADDITIONAL IMPERVIOUS COVERAGE: 774 SF - 495 SF = 279 SF ADDITIONAL
NOTE: ADDITIONAL IMPERVIOUS COVERAGE = 279 SF < 300 SF, THEREFORE NO
STORM-WATER MANAGEMENT IS REQUIRED
BUILDING COVERAGE CALCULATIONS:
LOT SIZE: 7,867 SF X 30% = 2,360 SF MAX BUILDING COVERAGE
EXISTING
DEDUCT.
ADD
TOTAL
HOUSE:
763 SF
0 SF
438 SF
1,201 SF
HOUSE OVERHANG:
0 SF
0 SF
52 SF
52 SF
COVERED PORCH:
0 SF
0 SF
86 SF
86 SF
GARAGE:
215 SF
0 SF
0 SF
215 SF
TOTALS:
978 SF
0 SF
576 SF
1,554 SF
ACTUAL BUILDING COVERAGE:
1,554 SF
MAX BUILDING COVERAGE:
2,360 SF
BUILDING HEIGHT:
REQUIRED
EXISTING PROPOSED
HOUSE:
32'-0"
+/- 19'-5"
27'-11"
STORIES:
2-1/2
1-1/2
2-1/2
YARD REQUIREMENTS:
LOT WIDTH = 48'-2"
REQUIRED
EXISTING PROPOSED
FRONT YARD SETBACK (36'-11"**; 35'-0" MAX.):
35'-0"
38'-3"
31'-10"
SIDE YARD 1 (10% OF 48' = 4'-10"; 7'-0" MIN.):
7'-0"
4'-9"*
5'-0"
SIDE YARD 2 (10% OF 48' = 4'-10"; 7'-0" MIN.):
7'-0"
9'-6"
NO CHANGE
SIDE YARD TOTALS (30% OF 48'-2" = 14'-6"):
14'-6"
14'-3"*
NO CHANGE
REAR YARD SETBACK (SEE CALCULATION BELOW):
63'-3"
103'-7"
84'-1"
*NO INCREASE TO EXISTING NON-CONFORMING
**BASED ON AVERAGE ESTABLISHED FRONT YARD SETBACK
LOT DEPTH:
166'-6"
30% OF FIRST 100' =
30'-0"
45% OF NEXT 50' =
22'-6"
65% OF NEXT 16'-6" =
10'-9"
TOTAL REAR YARD REQUIRED = 63'-3"
84'-1"
PROP.
45.50'
REMOVE
MASONRY FRONT
LANDING & STEPS
RELOCATED
FRONT WALKWAY
PROPOSED
COVERED PORCH.
SEEKING VARIANCE
PROPOSED
SECOND FLOOR
CANTILEVER
32'-7"
PROP.
36'-6"
PROP.
PROPOSED
ROOF SKIRT
31'-10"
PROP.
5'-10"
EX'G
35'
REQ.
PROPOSED SECOND FLOOR PLAN
A-1
SCALE: 1/4" = 1'-0"
1
DN
NEW
BEDROOM 2
93 SF
NEW
BEDROOM 3
132 SF
NEW
BEDROOM 4
137 SF
NEW
BEDROOM 1
107 SF
NEW
BATH 1
NEW
BATH 2
NEW
HALL
CLOSET
CLOSET
CLOSET
CLOSET
NEW
PORCH ROOF
EXIST
BEDROOM
EXIST
LIVING
ROOM
FORMER
KITCHEN
NEW
DINING
ROOM
UP
EXISTING
EXISTING
DN
PROPOSED FIRST FLOOR PLAN
A-1
SCALE: 1/4" = 1'-0"
1
NEW
FAMILY
ROOM
w/ CATHEDRAL
CEILING
CEILING
HEIGHT
12'-0"
EXISTING
CEILING
HEIGHT
+/-7'-6"
2'-0"
O.H.
EXIST
EXIST
NEW
COVERED PORCH
DECKING STYLE AND
SELECTION BY OWNER
NEW
CLOSET
SINK
36" REF.
RANGE
PANTRY
SINK
WET BAR
FORMER
DINING
ROOM
NEW
KITCHEN
WALL HEIGHT
8'-0"
WALL HEIGHT
8'-0"
NEW STAIR RAILING
RENOVATED
BATH
LINEN
EXIST
12"
TYP
5'-8"
11'-5"
5'-5"
7'-0"
19'-10"
19'-6"
5'-6"
4'-8"
EXISTING
2'-0"
NEW
ROOF
SEE ROOF
NOTES
2'-0"
O.H.
2'-0"
O.H.
CEILING HEIGHT
8'-0"
2'-0"
PULL-DOWN
ATTIC ACCESS
12"
TYP
4'-11"
2'-0"
ROOF
SKIRT
2'-0"
ROOF
SKIRT
6'-8"
ROOF SKIRT
6'-7"
4'-7"
NJ - AI 15134 NY - 026829
RICHARD J PIERCE, ARCHITECT
SHEET # OF
9 STRATFORD TERRACE, CRANFORD NJ 07016
RICHARDPIERCEARCHITECT@GMAIL.COM
CALL or TEXT (908) 338 5037
SCALE
DATE
PROJECT #
DRAWING TITLE
PROJECT TITLE
SEAL
REVISION
DATE
AS NOTED
V-1
1255
04-30-2025
PROPOSED
COVERED
PORCH
LOFFREDO
RESIDENCE
704 GALLOWS HILL RD
CRANFORD, NJ
1
2
PORCH REVISION
03-03-2025
N
E
E
E
E
E
PROPOSED LEFT SIDE ELEVATION
A-1
SCALE: 1/4" = 1'-0"
1
PROPOSED FRONT ELEVATION
A-1
SCALE: 1/4" = 1'-0"
1
PROPOSED RIGHT SIDE ELEVATION
A-1
SCALE: 1/4" = 1'-0"
1
1'-6"
4"
12
7
12
7
1'-6"
1'-0"
4"
1'-6"
2'-0"
1'-6"
1'-6"
12
8
12
4
12
7
1'-4"
1'-6"
2'-0"
1'-6"
1'-6"
12
8
12
4
3'-0"
MIN.
6'-8"
TYP.
WINDOW HEAD HEIGHT
4"
1'-0"
NJ - AI 15134 NY - 026829
RICHARD J PIERCE, ARCHITECT
SHEET # OF
9 STRATFORD TERRACE, CRANFORD NJ 07016
RICHARDPIERCEARCHITECT@GMAIL.COM
CALL or TEXT (908) 338 5037
SCALE
DATE
PROJECT #
DRAWING TITLE
PROJECT TITLE
SEAL
REVISION
DATE
AS NOTED
V-2
1255
04-30-2025
PROPOSED
COVERED
PORCH
LOFFREDO
RESIDENCE
704 GALLOWS HILL RD
CRANFORD, NJ
1
2
--- Document: 704_gallows_hill_rd_prevailing_setback_plans_4-30-25 ---
49.00'
45.50'
Gallows Hill Road
66.00' WIDE
100.00'
LOT 55.01
#704
CURB
16'-6"
EX'G
60.00'
LOT 57
#706
100.00'
LOT 58
#708
64.05'
LOT 59
#710
200'
49.00'
LOT 54
#702
55.50'
LOT 53
#700
50.02'
LOT 1
#698-2
63.50'
LOT 2
#698
200'
56-10 TO HOUSE
53-6 TO PORCH
54'
MEASURED
37'-6"
EX'G
59'
MEASURED
42'-6"
EX'G
53'-6"
MEASURED
56'-10"
MEASURED
37'
EX'G
40'-4"
EX'G
55'-4"
MEASURED
38'-10"
EX'G
55'-9"
MEASURED
39'-3"
EX'G
39'-7"
EX'G
56'-1"
MEASURED
36'-11"
EX'G
53'-5"
MEASURED
37'-6"
EX'G
54'
MEASURED
NOTE:
MEASUREMENTS TAKEN ON 02-20-2025 AND TAKEN FROM THE CURB OF GALLOWS
HILL ROAD. USING THE PROPERTY SURVEY OF 704 GALLOWS HILL ROAD, WE WERE
ABLE TO DETERMINE THE FRONT PROPERTY LINE IN RELATION TO THE CURB, AND
THEREFORE ESTABLISH THE EXISTING FRONT YARD SETBACKS OF THE HOMES ON
THE SAME SIDE OF THE BLOCK WITHIN 200' OF 704 GALLOWS HILL ROAD.
AVERAGE FRONT YARD SETBACK CALCULATION
EXISTING FRONT YARD SETBACKS:
to PORCH to HOUSE
710 GALLOWS HILL ROAD
---
38'-10"
708 GALLOWS HILL ROAD
37'-0"
40'-4"
706 GALLOWS HILL ROAD
37'-6"
42'-6"
704 GALLOWS HILL ROAD*
---
38'-3"
702 GALLOWS HILL ROAD
---
39'-3"
700 GALLOWS HILL ROAD
---
39'-7"
698-2 GALLOWS HILL ROAD
---
36'-11"
698 GALLOWS HILL ROAD
---
37'-6"
TOTALS:
307'-10"
307'-10" / 8 = 38'-1"
THE ESTABLISHED AVERAGE FRONT YARD SETBACK IS 38'-1".
THE REQUIRED MAXIMUM FRONT YARD SETBACK IS 35'-0".
38'-3"
EX'G
32'-7"
PROP.
36'-6"
PROP.
31'-10"
PROP.
35'
REQ.
Z-1
1255
04-30-2025
ESTABLISHED
FRONT YARD
SETBACK
CALCULATIONS
LOFFREDO
RESIDENCE
704 GALLOWS HILL ROAD
CRANFORD, NJ 07016
#
#
NJ - AI 15134 NY - 026829
RICHARD J PIERCE, ARCHITECT
SHEET # OF
9 STRATFORD TERRACE, CRANFORD NJ 07016
RICHARDPIERCEARCHITECT@GMAIL.COM
CALL or TEXT (908) 338 5037
SCALE
DATE
PROJECT #
DRAWING TITLE
PROJECT TITLE
AS NOTED
--- Document: 704_gallows_hill_rd_property_survey_11.4.21 ---
DATE: 11/4/21
DEED BOOK 6029 PAGE 328
MAP ENTITLED ,"REVISED' MAP OF HEATHERMEADE HILLS"
FTLED 9/17/1940 AS MAP NO. 29OA
thc
obtoincd
hor
rrlttcn Wohrcr ond Dlnction Not to Sct
CoNTROL LAYOUTS, tNC.
I.AND SURVEYORS
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I HEREBY CERTIFT THIS STTRY8Y TO:
DANIEL LOPEZ, morried
MILLENIUM HOME MORTGAGE, LLC, its successors
ond/or ossigns os their interests moy oppeor
ACRES |-AND TTTLE AGENCY, lNC. (530850)
WESTCOR I.AND T]TLE INSURANCE COMPANY
A ABSOLUTE ESCROW SETTLEMENT CO., INC.
JOSEPH GACHKO, ESQUIRE
--- Document: professional_reports_1 ---
Request for Recommendations
from Cranford Township Professionals
TOWNSHIP OF CRANFORD - PLANNING & ZONING DEPARTMENT
8 Springfield Avenue - Cranford, NJ 07016
Phone: (908) 709-7216 * Fax: (908) 276-7664
Application #:
ZBA 25-008
CRANFORD
NEW JERSEY
FRIENDSHIP &
PROGRESS
CHARTERED 1871
Date Sent to Township Professionals: July 7, 2025
Date Due Back to Zoning Office:
Date Returned to Zoning Office:
July 28, 2025
TO: Cranford Department of Traffic & Safety
RE:
Cranford Health Department
Environmental Committee
Downtown Economic & Bus. Dev. Office
Application # ZBA-25-008
Applicant: Danielle Lopez & Adam Loffredo
Address: 704 Gallows Hill Road
Block: 130, Lot: 55.01, R-4 Zone
Cranford Fire Department
Cranford Engineering Department
Historical Preservation Advisory Board
Shade Tree Commission
The applicant is requesting a c(2) variance for construction of a covered front porch.
Requirement
Relief Requested
Type of
LDO Section
Variance
c(2)
§255-34,
Required is 35 feet for a front
Proposed is 31.83 feet
Attachment 1, yard setback
Schedule 1
to front property line
(Deficient 3.17 to required
setback)
Following pre-existing conditions:
Type of LDO
Variance
Section
Requirement
Relief Sought
PLEASE CHECK ONE:
✗ No negative impacts are apparent from my review of this application as it affects my area
of review.
I request that the Board discuss/require the following items which relate to my area of
review during the public hearing on this matter:
Project Hours:
1
Signature:
Date: 07/15/2025
Request for Recommendations
from Cranford Township Professionals
TOWNSHIP OF CRANFORD - PLANNING & ZONING DEPARTMENT
8 Springfield Avenue - Cranford, NJ 07016
Phone: (908) 709-7216 * Fax: (908) 276-7664
FRIENDSHIP & PROGRESS
CHARTERED 1871
Application #:
ZBA 25-008
Date Sent to Township Professionals: July 7, 2025
Date Due Back to Zoning Office:
Date Returned to Zoning Office:
July 28, 2025
TO: Cranford Department of Traffic & Safety
Cranford Health Department
Environmental Committee
RE:
Downtown Economic & Bus. Dev. Office
Application # ZBA-25-008
Applicant: Danielle Lopez & Adam Loffredo
Address: 704 Gallows Hill Road
Block: 130, Lot: 55.01, R-4 Zone
Cranford Fire Department
Cranford Engineering Department
Historical Preservation Advisory Board
Shade Tree Commission
The applicant is requesting a c(2) variance for construction of a covered front porch.
Requirement
Relief Sought
Type of
LDO Section
Variance
c(2)
§255-34,
Required is 35 feet for a front
Proposed is 31.83 feet
Attachment 1, yard setback
Schedule 1
to front property line
(Deficient 3.17 to required
setback)
Following pre-existing conditions:
Type of LDO
Variance
Section
Requirement
Relief Sought
PLEASE CHECK ONE:
review.
No negative impacts are apparent from my review of this application as it affects my area of
I request that the Board discuss/require the following items which relate to my area of
review during the public hearing on this matter:
Project Hours:
10 mins.
Signature:
promilia Kroa
Date:
7/7/25
CRANFORD
FIRE DEPT
ORG.
CFD
1892
N.J.
CRANFORD FIRE DEPARTMENT
BUREAU OF FIRE PREVENTION & RISK MANAGEMENT
7 SPRINGFIELD AVE, CRANFORD, NJ 07016
PHONE: (908)709-7360
FAX: (908) 276-6183
WWW.CRANFORDNJ.ORG
July 21, 2025
MEMORANDUM FOR:
Township of Cranford – Planning and Zoning Department
FROM:
SUBJECT:
B/C Matthew J. Lubin /s/
Fire Official
Application ZBA-25-008
704 Gallows Hill Rd; Block 130 - lot 55.01
Applicant: Danielle Lopez & Adam Loffredo
The Cranford Fire Department has conducted a review of the subject application and supportive
documents submitted for the above referenced application before the Zoning Board.
The applicant seeks relief to permit the construction of a covered front porch on the existing single-
family dwelling.
There are no impacts or concerns apparent based on the Fire Department area of review of this
application.
If you have any questions, please feel free to contact our office.
400 Valley Road
Suite 304
Mt. Arlington, New Jersey 07856
Main: 973 810 0091
Memorandum
To:
Kathy Lenahan, Land Use Administrator
From:
Kevin Boyer, P.E., C.F.M.
Date:
July 23, 2025
Subject:
704 Gallows Hill Road
Block 130, Lot 55.01
ZBA-25-008
(C2) Variance
Project No.:
CDZ0396A
Colliers
Engineering
& Design
Colliers Engineering & Design Inc. dba Maser Consulting has reviewed the application for the
proposed site improvements.
The following has been submitted by the Applicant for review:
•
Setback calculations and plan, prepared by Richard J. Pierce, Architect, dated 4/30/25.
•
Plan of Survey, prepared by Control Layouts, Inc., dated 11/4/21.
•
•
Architectural Plans, consisting of two (2) sheets, prepared by Richard J. Pierce, Architect, dated
4/30/25.
Application packet, submitted by the Applicant, dated 5/2/25.
The property is located in Flood Zone X (area determined to be outside the 0.2% annual chance
Flood Hazard Area) as shown on the Flood Insurance Rate Map (FIRM) for the Township of Cranford,
dated September 2006.
The site is not located in the NJDEP State Flood Fringe Area as shown on sheet 3 of the NJDEP
Delineation of Floodway and Flood Hazard Area plans, Township of Cranford, New Jersey.
The site is located in the "R-4: One-Family Detached Residence" district. The property is located
along Gallows Hill Road in between Middlebury Lane and Heathermeade Place. The property is
currently improved with a single-family 1.5 story home, rear paver patio, a rear detached garage, a
front porch and walk, and an asphalt driveway which front on Gallows Hill Road.
As part of a previous building department application, the Applicant was approved for the
construction of a rear patio, one-story addition on the rear of the existing structure, as well as a
second story addition over the existing structure. These improvements increased the impervious
coverage onsite by 250 SF.
Accelerating success.
Project No. CDZ0396A
July 23, 2025
Page 2 | 3
Colliers
Engineering
& Design
According to the documents provided, the Applicant is seeking (C2) variance relief for front yard
setback. The Applicant is proposing to construct a new front covered porch with a front walk. The
impervious coverage for the proposed improvements were partially included in the previous
application, the Applicant is proposing to further increase the impervious coverage onsite by 29 SF.
Therefore, cumulatively increasing the impervious coverage onsite by 279 SF. The Applicant's
improvements to the property are not required to comply with the Township's Stormwater
Management Ordinance Section 364-5, as the cumulative increase in impervious coverage falls
below the 300 SF threshold.
Based on a review of the above-referenced documents, our office offers the following comments:
1. As stated above, the Applicant was previously approved for the construction of a rear patio,
one-story addition on the rear of the existing structure, as well as a second story addition
over the existing structure. The plans currently reflect these previously approved
improvements. This application is in relation to a proposed front porch, the Applicant shall
revise the plans to differentiate between the previously approved improvements, and the
improvements related to this application.
2. The Applicant shall be aware that the Township is required to cumulatively track increases in
impervious coverage since the adoption of the stormwater management regulations in
March 2021. With the proposed development, the property is increasing impervious
coverage by 279 SF. The Applicant will be required to install stormwater management
measures once the increase in impervious coverage exceeds 300 SF.
3. All excavated material shall be removed from the site. No material is to be stored on Township
property unless prior approval is obtained from the Township Engineer. Under no
circumstances can the Contractor place excavated material within Township property. Any
soil disturbance shall be done as set forth by Subsection 351-1.
4. The Applicant shall not direct any stormwater towards adjoining properties. The site grading
and drainage should not adversely affect or burden the adjacent property owners or pose a
negative impact as set forth by Subsection 364-5E.(3).
5. No changes in grading are permitted without the submission of a grading plan to the
Engineering Department for review and approval, as required by Ordinance 351-4. A
Professional Engineer or Professional Land Surveyor must prepare any such grading plan.
6. The Applicant shall be aware of their responsibility to repair any damage to improvements
within the Township Right-Of-Way, including but not limited to, sidewalk, driveway apron,
curb, and asphalt pavement as required by Subsection 367-1.
7. The Applicant shall address the concerns detailed in this report and any concerns of the Board
or the Board Professionals that may arise during testimony.
8. Should the Board act to approve this application, it should also be subject to any and all other
agencies having jurisdiction.
Project No. CDZ0396A
July 23, 2025
Page 3 | 3
Colliers
Engineering
& Design
9. Upon completion of the site work, and prior to the issuance of a certificate of occupancy, the
Applicant shall provide an As-built Survey and As-built Plan showing the constructed
improvements for review and approval.
Should you have any questions, please do not hesitate to contact our office.
cc: Kathleen Nemeth, Zoning Officer (K-Nemeth@cranfordnj.org)
Graham Petto, (g.petto@topology.is)
Thomas Jardim, Esq., Zoning Board Attorney (tom@jmslawyers.com)
Danielle & Adam Loffredo, Applicant (affiliatedappraisals@comcast.net)
Richard J. Pierce, Applicants Architect (richardpiercearchitect@gmail.com)
R:\Projects\A-D\CDZ\CDZ0396A\Correspondence\OUT\250723_keb_Lenahan_704 Gallows Hill Road_Engineering Review_CDZ0396A.docx
Request for Recommendations
from Cranford Township Professionals
TOWNSHIP OF CRANFORD - PLANNING & ZONING DEPARTMENT
8 Springfield Avenue - Cranford, NJ 07016
Phone: (908) 709-7216 * Fax: (908) 276-7664
Application #:
ZBA 25-008
Нрав
CRANFORD
HEW JERSEY
FRIENDSHIP &
CHARTERED 1871
PROGRESS
TO:
RE:
Date Sent to Township Professionals: July 7, 2025
Date Due Back to Zoning Office:
Date Returned to Zoning Office:
July 28, 2025
Cranford Department of Traffic & Safety
Cranford Health Department
Environmental Committee
Downtown Economic & Bus. Dev. Office
Application # ZBA-25-008
Applicant: Danielle Lopez & Adam Loffredo
Address: 704 Gallows Hill Road
Block: 130, Lot: 55.01, R-4 Zone
Cranford Fire Department
Cranford Engineering Department
Historical Preservation Advisory Board
Shade Tree Commission
The applicant is requesting a c(2) variance for construction of a covered front porch.
Requirement
Relief Requested
Type of
LDO Section
Variance
c(2)
§255-34,
Required is 35 feet for a front
Proposed is 31.83 feet
Attachment 1, yard setback
Schedule 1
to front property line
(Deficient 3.17 to required
setback)
Following pre-existing conditions:
Type of LDO
Variance
Section
1941
Requirement
Relief Sought
прав
review
PLEASE CHECK ONE:
No negative impacts are apparent from my review of this application as it affects my area of
I request that the Board discuss/require the following items which relate to my area of
review during the public hearing on this matter:
Project Hours:
Signature:
Ra.
Date: 7.27.25
Request for Recommendations
from Cranford Township Professionals
TOWNSHIP OF CRANFORD - PLANNING & ZONING DEPARTMENT
8 Springfield Avenue - Cranford, NJ 07016
Phone: (908) 709-7216 * Fax: (908) 276-7664
Application #:
ZBA 25-008
CRANFORD
NEW JERSEY
FRIENDSHIP & PROGRESS
CHARTERED 1871
TO:
RE:
Date Sent to Township Professionals: July 7, 2025
Date Due Back to Zoning Office:
Date Returned to Zoning Office:
July 28, 2025
Cranford Department of Traffic & Safety
Cranford Health Department
Environmental Committee
Downtown Economic & Bus. Dev. Office
Application # ZBA-25-008
Applicant: Danielle Lopez & Adam Loffredo
Address: 704 Gallows Hill Road
Block: 130, Lot: 55.01, R-4 Zone
Cranford Fire Department
Cranford Engineering Department
Historical Preservation Advisory Board
Shade Tree Commission
The applicant is requesting a c(2) variance for construction of a covered front porch.
Requirement
Relief Requested
Type of
Variance
LDO Section
c(2)
§255-34,
Required is 35 feet for a front
Proposed is 31.83 feet
Attachment 1, yard setback
Schedule 1
to front property line
(Deficient 3.17 to required
setback)
Following pre-existing conditions:
Type of LDO
Variance
Section
Requirement
Relief Sought
review.
PLEASE CHECK ONE:
No negative impacts are apparent from my review of this application as it affects my area of
I request that the Board discuss/require the following items which relate to my area of
review during the public hearing on this matter:
Project Hours:
Almus
Signature:
Date:
7/21/2025
John E. Zebrowski
Stanford Shade Tree Commission, Chair
Township of Cranford
Shade Tree Commission
8 Springfield Avenue Cranford, New Jersey 07016-2199
(908) 709-7205
•
Shadetreecommission@cranfordnj.org
ANFORD
CHARTERED 1811
July 21, 2025
In keeping with the Shade Tree Management Commission (STC) duties and advisory
services, as established in Ordinance 2023-10, the following items of concern relating to
the 5/7/25 ZBA-25-008 for 704 Gallows Hill Road are submitted:
1. There appears to be only one tree on the entire property at 704 Gallows Hill Road
and that is located on the town right-of-way (ROW). That tree (Honey Locust?)
appears to be between 55 to 60 years old and has been heavily trimmed to avoid
interfering with overhead utility lines.
2. Given the above observation regarding the absence of trees, the STC recommends
the applicant plants:
a. A native shade tree on the front lawn, between the town ROW and the
proposed expanded house, so as the shade tree matures the bow remains
clear of the street overhead utilities. This South-West exposure is
especially important as a deciduous shade tree will shade the residence in
summer months while allowing sun exposure in winter months to reduce
utility costs year-round.
b. Two native shade trees in the expansive rear yard, since the proposed
expansion effectively negates planting trees on either side of the house.
c. Any and all native tree plantings should comply with the Appendix A of
Ordinance 2024-15.
3. Applicants should submit a planting schedule of native trees and shrubs.
4. Applicants should submit street tree protection measures for all construction
phases.
5. In the event any trees are removed with a diameter at breast height (DBH) of 6" or
more with this application, a permit application would be required as per
Ordinance 2024-15.
Respectfully Submitted,
u
John Zebrowski
Cranford Shade Tree Commission, Chair
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