Bayonne, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Bayonne, NJ and summarizes what was decided — variances, site-plan and subdivision applications, and Board of Adjustment hearings. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 44 items on file; most recent October 14, 2026.
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Public hearing commenced then carried: Kennedy Boulevard MWUR LLC / 373 Kennedy Boulevard Partners — 361–373 Kennedy Boulevard (Block 262 Lots 7–8) — six-story mixed-use with 66 units, 71 parking spaces, ~600 sq ft retail
The Board began hearing a redevelopment plan application for a six-story mixed-use building at 361–373 Kennedy Boulevard with 66 residential units, 71 parking spaces, and about 600 sq ft of retail. Early discussion focused on redevelopment agreement access and tax arrears/waiver issues. The architect testified and presented plan revisions addressing green roof/setback concerns. The matter was carried to November 9, 2026 without notice.
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Public hearing and approval: 317 Broadway Bayonne LLC — 317 Broadway (Block 252 Lot 17) — five-story mixed-use with 2 commercial units and 8 residential units (7 affordable, 1 market)
The Board heard a major site plan and variance application to replace a one-story commercial building at 317 Broadway with a five-story mixed-use building containing two ground-floor commercial units and eight residential units, including seven affordable rental units. Variances included lot width, side setback, and parking (11 spaces required, none provided). The Board approved the application.
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Public hearing and approval: Bayonne Redevelopers Urban Renewal Block 720 LLC — 22–26 Goldsboro Drive (Harbor View Marketplace) — demolish drive-thru canopy and construct ~3,200 sq ft retail space
The Board held a public hearing on a preliminary/final site plan at 22–26 Goldsboro Drive to remove an existing drive-thru canopy and build approximately 3,200 square feet of new retail space. Testimony covered site engineering, architecture, landscaping, and traffic. The Board approved the application with conditions to comply with professional review letters and submit revised landscaping plans.
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Public comment: Request for status of development projects approved under prior administration
A resident asked the council for the status of development projects pushed by the previous administration. A council member responded that the city is reviewing a high volume of approvals from late 2025 and 2026, including redevelopment plans, agreements, financial agreements, and planning board/site plan approvals, and is working to understand their implications.
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Continued public hearing opened/continued: Peninsula View Urban Renewal LLC (75-87 East 31st Street) preliminary and final site plan for 8-story, 165-unit building (revised to 164 units) with parking and deviations/waivers
The Board continued the public hearing for P-26-00002, Peninsula View Urban Renewal LLC, seeking preliminary and final site plan approval for an eight-story residential building at 75-87 East 31st Street. The applicant’s attorney stated the application was revised to remove two variances and to revise unit count and studio sizes; deviations and design exceptions/waivers remained for Board consideration.
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Resolution approval: Z25009 (cleanromat)
After concluding the prior application, the board moved and voted on a resolution identified as Z25009, described as “cleanromat.” The resolution passed unanimously by roll call vote.
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Board deliberation and approval with conditions: 33 East 2nd Street two-family conversion and addition
The board discussed concerns about high impervious coverage (95.21%), stormwater controls, rear-yard maneuvering, HVAC placement, lighting, and potential use of pervious paving. The board approved Z-25007 unanimously, subject to conditions including updated plans, stormwater and turning templates, an easement agreement, garage repairs, and residential-scale lighting.
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Public comment period (Z-25007)
The chair opened the meeting to public comment before deliberations and voting on Z-25007. No members of the public were recorded as speaking during this comment period.
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Planner testimony: variance list, neighborhood context, stormwater mitigation approach, shared driveway/encroachment issues, and MLUL positive/negative criteria
The applicant’s planner, Matthew Wellinger, testified on the requested bulk variances (including lot coverage to 95.21%), stormwater management to match 2-, 10-, and 100-year storm flows, parking/garage maneuvering, and neighborhood context. He argued the application met C(2) criteria and would not substantially impair the master plan or zone plan.
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Architect testimony: building layout, entrances, basement access, materials, HVAC, trash storage, and garage parking concept
The applicant’s architect, Jorge Fernandez, testified about the proposed conversion to two three-bedroom units, the rear addition and second-story expansion, exterior materials and Juliet balcony, basement access, anticipated HVAC placement, trash/recycling storage screening, and a plan to use the rear garage for three off-street parking spaces.
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Application introduction and exhibits: 177 3rd Street LLC / 33 East 2nd Street (Block 371, Lot 1) — convert single-family to two-family with two-story addition; bulk variances
Counsel for the applicant introduced application Z-25007 for 33 East 2nd Street (Block 371, Lot 1), proposing conversion of an existing one-family dwelling to a two-family dwelling with a two-story addition and related bulk variance relief. Counsel also requested admission of exhibits A1–A25 and summarized notice and review reports received.
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Carry application at 1224–1226 JFK Boulevard to October 19, 2026
The board announced that application Z-26-00003 for 1224–1226 JFK Boulevard (Block 25, Lot not fully stated) was carried to October 19, 2026 at 7:00 p.m. in chambers. The public was instructed to return on that date if they wished to be heard.
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Annual meeting notices and 2026 regular meeting schedule; agenda posting and notice compliance
The board referenced annual notices and the schedule of regular meetings for calendar year 2026, including publication in newspapers and filing with the City Clerk. The agenda for the meeting was stated to have been emailed to the Star-Ledger at least 48 hours prior and posted at City Hall and on the City website.
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Resolution Adoption: Z-25009 (subject described as “clean at” in transcript)
The Board adopted a resolution identified as Z-25009. The subject of the resolution was not clearly intelligible in the transcript (described as “clean at”). A motion and second were made, and the roll call vote was in favor.
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Vote on Application Approval With Conditions: 177 3rd Street LLC / 33 East 2nd Street (Block 371, Lot 2)
The Board voted to approve the application identified as Z-25-0071 for 177 3rd Street LLC at 33 East 2nd Street, subject to conditions including updated plans showing HVAC locations, turning templates, stormwater management revisions, an easement/agreement for the shared driveway, garage repairs, rear lighting, and pervious paving.
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Board Deliberation and Conditions Discussion: 33 East 2nd Street Two-Family Conversion and Addition
The Board discussed concerns and potential conditions for the 33 East 2nd Street application, focusing on high impervious coverage, stormwater controls, driveway/parking maneuvering, HVAC placement, garage repairs, lighting, and use of pervious paving. The applicant’s counsel provided a brief summation and the Board identified specific conditions to be included with any approval.
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Application Presentation and Testimony: 177 3rd Street LLC / 33 East 2nd Street (Block 371, Lot 2) — Convert Single-Family to Two-Family with Two-Story Addition and Bulk Variances
Counsel for 177 3rd Street LLC presented an application to convert an existing one-family dwelling at 33 East 2nd Street into a two-family dwelling with a two-story rear addition and related site changes. The applicant sought bulk variance relief including lot coverage, lot frontage, and multiple setback variances, and presented testimony from an architect and a professional planner.
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Carry to October 19, 2026: 1224–1226 JFK Boulevard (Block 25, Lot N/A)
The Board announced that application Z-26-00003 for 1224–1226 JFK Boulevard (Block 25, lot not clearly stated) was carried to October 19, 2026. The Chair stated that anyone wishing to be heard should return on October 19 and that additional notice would be provided.
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Continuation Public Hearing: Peninsula View Urban Renewal LLC (75–87 East 34th / 31st Street), 8-Story Building with 165 Units and Parking; Deviations/Design Exceptions
The Board continued the public hearing on P-26-00002 for an eight-story residential building with 165 units and parking. The applicant reported revisions eliminating two variances and one deviation, leaving three redevelopment plan deviations and two design exceptions; the Board heard planning testimony and extensive public questioning, then voted to deny the application 5-0 with the Chairperson recused.
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Board Deliberation and Vote: Denial of Peninsula View Application
Board members discussed the deviations and unresolved concerns, including access/circulation and drainage. A motion was made and seconded to deny the site plan application; the motion passed with a recusal by the Chairperson.
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Expert Testimony: Project Planner on Deviations, Design Exceptions, and Planning Rationale
The applicant’s planner testified that the project is a variance-free application substantially complying with the redevelopment plan, with three deviations and two design exceptions. He described the deviations, design exceptions, and planning benefits, and addressed questions about off-site traffic and legal standards.
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Continuation Public Hearing: Peninsula View Urban Renewal LLC (75–87 East 34th / 31st Street) Preliminary & Final Major Site Plan (8-story, 165 units) — Applicant Updates and Remaining Relief
The Board continued the public hearing on P-26-00002 for an 8-story building with 165 residential units and parking. The applicant reported revisions eliminating two variances and one deviation, leaving three redevelopment plan deviations and two design exceptions.
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Public comment: data center ban follow-up and planning board process for previously approved data centers
A representative of an environmental organization thanked the council for passing the data center ban and asked whether previously approved data centers would still require planning board review for impacts such as energy, water, and transportation. The chair stated they would still require site plan approval and would go through the planning board process.
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Amend redevelopment plan for the peninsula (Bayonne Harbor Station North), Block 660.01 Lot 1
The council held the second reading and public hearing on Ordinance 03 to amend the redevelopment plan for the peninsula (Bayonne Harbor Station North), Block 660.01 Lot 1. Multiple residents questioned land use changes, the sale/selection process for a city-owned parcel, drainage and flooding concerns, traffic and study needs, and whether public park space could be required. The council stated site plan approval would still go to the planning board and that a park was not guaranteed. The ordinance was ordered for final passage unanimously.
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Application Z25-00009 — AllClean Laundromat LLC, 159 West 31st Street (Block 150, Lot 16): D(2) Variance and Bulk Variances to Expand Nonconforming Laundromat by Converting One Residential Unit
The Board heard testimony on an application to expand an existing nonconforming laundromat at 159 West 31st Street by converting one existing residential unit into additional laundromat space, resulting in one commercial unit and two residential units. The Board heard public comments raising an exhaust concern and support for the expansion, then approved the application with a condition regarding exhaust placement.
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Approval of resolution: Minor subdivision (subcommittee) for Abacaris Realy, 911 Skyla Place (Block 289, Lot 5)
The Board approved a resolution for minor subdivision application P-26-00003 for 911 Skyla Place after subcommittee review.
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Application introduced then carried: Peninsula View Urban Renewal LLC, 75–87 East 31st Street (Block 411, Lot 2.01)
The Board began agenda item 11 for an eight-story, 165-unit building proposal with parking and requested variances/deviations, but due to late hour and a ceiling concern, voted to carry the matter to August 11 and place it first on the agenda as old business.
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Adjournment Request Granted: Phil Elsiger / Stephen Elsiger, 14 O'Brien Court (Block 249, Lot 36) to July 20, 2026 (No Further Notice)
The Board granted an adjournment request for application Z-26-002 (Phil Elsiger and Stephen Elsiger, 14 O'Brien Court, Block 249 Lot 36) to July 20, 2026, to be carried without further notice. The motion passed unanimously.
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Adjournment Request Granted: Amal Tawadros, 527 Avenue (Block 192, Lot 20) to July 20, 2026 (No Further Notice)
The Board granted an adjournment request for application Z-26-004 (Amal Tawadros, 527 Avenue, Block 192 Lot 20) to the next regularly scheduled meeting on July 20, 2026, to be carried without further notice. The motion passed unanimously.
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Communications and Agenda Handling (No Minutes Taken Up)
The Chair asked for communications. The Secretary indicated there were no communications other than items addressed next, and the Board did not take up adoption of minutes, moving instead to application-related matters.
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Adoption of Resolution: Z-26-001 Alicia David LaChance (115 Avenue, Block 353, Lot 25)
The Board voted to approve a resolution for application Z-26-001, Alicia David LaChance, for 115 Avenue (Block 353, Lot 25). The Chair abstained; the remaining recorded votes were in favor.
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Adoption of Resolution: Z-25-003 Advent 31, LLC (34–36 East 31st Street, Block 159, Lots 26 & 27)
The Board voted to approve a resolution for application Z-25-003, Advent 31, LLC, for 34–36 East 31st Street (Block 159, Lots 26 and 27). The Chair abstained; the remaining recorded votes were in favor.
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Adoption of Zoning Board of Adjustment Annual Report for Calendar Year 2025
The Board considered and adopted its annual report for calendar year 2025, stated as required by New Jersey state law 40-SSD-70-1. The report was described as summarizing matters heard by the Zoning Board, including approvals and denials, and being forwarded for Planning Board awareness.
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Carry Application Z26002 (Phil Elsasser / Stephen Elsasser) to June 15, 2026
The Board discussed a request to carry application Z26002 (Phil Elsasser and Stephen Elsasser) to a future meeting due to a preservation notice and the possibility the matter could be resolved without a hearing. The Board voted to carry the matter to June 15, 2026, with notice to be provided by the applicant.
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Counsel Communications: Withdrawal Direction for SRO Realty Application (78 West 16th Street, Lot 245, Lot 33)
Board counsel reported communications regarding an application described as SRO Realty, associated with Michael Nappa, for 78 West 16th Street (Lot 245, Lot 33). Counsel stated the communication requested that the matter be withdrawn and directed that a vote be taken reflecting the withdrawal.
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Resolution Denying Application for Boulevard 1224 LLC at 1224 JFK Boulevard
The board adopted a resolution to formalize its previous denial of application Z25005 for Boulevard 1224 LLC at 1224 JFK Boulevard. The application sought variances that were deemed inconsistent with zoning regulations and detrimental to the neighborhood.
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Application for Use Variance to Construct Multi-Family Dwelling at 34-36 East 31st Street
This hearing reviewed Advent 31 LLC's application to demolish existing structures at 34-36 East 31st Street and construct an eight-unit multi-family dwelling with 10 parking spaces. The proposal includes EV connectivity, landscaping, and compliance with zoning variances for lot coverage and curb cut width.
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Application for Use Variance to Convert Two-Family Home to Three-Family Home at 115 Avenue C
This hearing addressed an application by Alicia David Leanzi to convert a two-family residence into a three-family home at 115 Avenue C. The applicant proposed minimal interior work and compliance with zoning ordinances, including a potential gardening shed addition. Expert testimony argued the proposal's consistency with neighborhood density and zoning precedents.
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Application for Use Variance at 115 Avenue C
The board reviewed and approved a use variance application for converting a two-family home into a three-family residence at 115 Avenue C. The application included minor interior alterations, addition of a gardening shed, and discussions on compliance with zoning regulations and pre-existing non-conformities.
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Application for Alicia David Leseanzi - Use Variance Request at 115 Avenue C
The applicant requested a use variance to convert a two-family residence into a three-family residence, including minimal interior work and a gardening shed addition. The board approved the application, citing consistency with neighborhood density and zoning goals.
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Application for SRL Realty at 78 West 16th Street
The board discussed the application by SRL Realty for converting its use variance to a certificate of nonconformity. Due to pending decisions and incomplete submissions, the matter was adjourned to April 20, 2026, without requiring further notice by the applicant.
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Public Hearing for Use Variance at 115 Avenue C
A public hearing was conducted for a use variance application at 115 Avenue C, proposing to convert a two-family home into a three-family home.
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Approval of Annual Zoning Board Report for 2024
The Zoning Board unanimously approved its annual report for 2024, documenting zoning activities and variances for future reference.
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Postponement of Zoning Application for SRL Realy
The zoning application for SRL Realy at 78 West 16th Street was postponed to April 20, 2026, with the applicant considering a use variance conversion.