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. 22 items on file; most recent August 15, 2026.
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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.