Jersey City, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Jersey City, 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. 284 items on file; most recent August 18, 2026.
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Fuel purchases: gasoline and diesel (Rachel Michelle’s Oil Company) (initial 70k; total 900,000)
DPW Administrative Services presented two resolutions authorizing orders under a state contract with Rachel Michelle’s Oil Company for gasoline and diesel fuel for city vehicles. The director stated the city has spent 1.1 million so far and is requesting 900,000, with an initial 70k authorization and a total contract value of 900,000.
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Grant 100% disabled veteran property tax exemptions for four properties (total 14,432.35)
Tax Assessor Laura Takuri presented Resolution 26-449 granting disabled veteran property tax exemptions for four properties and authorizing the tax collector to credit/refund 14,432.35. Council also asked broader questions about reassessments after zoning and site plan approvals.
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Reject bid for citywide HVAC maintenance services (bid 9,889,946 deemed over budget)
A representative from the BA’s office presented Resolution 26-470 rejecting bids for HVAC services after a bid of 9,889,946 was received and described as far above the budgeted amount. Council discussed rebidding and potential negotiation under procurement rules.
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Memorialization Votes (Multiple Cases Listed)
The Board memorialized several cases by motion and unanimous vote, as read into the record by staff, including the Lot Street case and multiple other site plan matters.
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Case PDU025-0228: Preliminary & Final Major Site Plan with Variances — 468–480 Manila Avenue
The Board heard an application for a six-story, 38-unit residential building with 39 parking spaces at 468–480 Manila Avenue. After testimony from the project team, public comment, staff conditions, and discussion of minor deviations and a design waiver, the Board approved the application with conditions; one commissioner recused.
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Case P206-0067: Site Plan Extension — 252 Central Avenue
The Board heard an application for a second one-year statutory extension of a previously approved preliminary and final major site plan for 252 Central Avenue. The Board approved the extension after staff support and no public comment.
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Vote — Approval of Preliminary/Final Major Site Plan and Interim Use (PY Homes, 200 Chapel Avenue)
The board voted on P2024-0182 (preliminary/final major site plan and interim use). Commissioners expressed empathy for residents but stated the application met requirements within the board’s jurisdiction. The motion passed with one dissenting vote; the Chair noted conditions including easement and permitting confirmations.
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Staff Report — Master Plan Amendment Review for Caven Point Master Plan
Staff described the master plan amendment as an accounting document tracking cumulative density and building coverage across the redevelopment area. Staff stated that if the site plan is approved, approving the master plan amendment would properly record the evolution of development; if the site plan is denied, the amendment would be moot.
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Staff Reports — Site Plan Review for 200 Chapel Avenue (Preliminary/Final Major Site Plan and Interim Use)
Planning staff reported the site plan complies with the Caven Point redevelopment plan standards and requires no variances. Staff noted design concerns (auto-centric orientation and removal of roof decks) but stated these were not enforceable standards. Staff also noted an interim use request for a sales trailer and signage for three years.
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Master Plan Amendment Presentation — Caven Point Redevelopment Plan Master Plan (PY Homes Conforming Amendment)
The applicant presented the master plan amendment as a conforming amendment to reflect the PY Homes site plan, reducing density and building coverage compared to the 2022 Caven Point master plan. The applicant stated the amendment aligns the master plan’s accounting/phasing with the proposed 168-unit townhouse development.
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Applicant Response to Public Comment — PY Homes Site Plan Issues (Parking/Loading, Refuse, Waterfront Walkway, Density/Height)
Applicant counsel responded to public concerns, distinguishing the PY Homes project from the Oliver project and stating PY’s design keeps parking/loading/refuse internal to avoid blocking Chapel Avenue. Counsel stated the site is subject to a waterfront walkway easement under state law and argued the project reduces density compared to what the master plan could allow.
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Site Plan Extension Request — 1A Martin Luther King Drive (Makadoo Plaza LLC)
The board heard a third extension request for 1A Martin Luther King Drive. The applicant cited ongoing litigation affecting the property and sought a final extension to September 2026. Staff recommended approval subject to original conditions, and the board approved.
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Site Plan Extension Request — 169 Culver Avenue (K Investment Ventures LLC)
The board heard an extension request tied to final site plan approval memorialized February 7, 2023. The applicant requested a two-year extension due to family deaths delaying the project. Staff recommended approval subject to original conditions, and the board approved the extension.
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Board welcome to new commissioner
Before adjournment, the Chair welcomed the new commissioner and expressed hope they would have a good experience on the Board.
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Corrective memorializing resolution — 500 Communipaw Avenue LLC (5510 Communipore Avenue) (ministerial correction adding lot number)
The Board approved a corrective memorializing resolution for case Z20-081 for 500 Communipaw Avenue LLC, described as preliminary and final major site plan approval with variances for 5510 Communipore Avenue. The correction was described as ministerial, adding an omitted lot number without extending time or changing the original approval.
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Memorializing resolution — preliminary/final major site plan and variances, 2011 Newark Avenue Property LLC (2011 Newark Avenue)
The Board memorialized a resolution for case Z20-043 involving preliminary and final major site plan approval and variances for 2011 Newark Avenue Property LLC at 2011 Newark Avenue. The resolution was approved unanimously.
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Minor subdivision — 130 Summit Avenue (subdivision/site plan amendment notice packet referenced)
The Board heard a minor subdivision application for 130 Summit Avenue, presented as part of a notice packet covering subdivision and site plan amendment matters. Expert testimony was provided by a licensed land surveyor confirming the proposed lots’ conformance with the ordinance. The application was approved unanimously.
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One-year extension request — 130 Summit Avenue
The Board heard an application for a one-year extension for prior approvals related to the rehabilitation of St. John’s Episcopal Church at 130 Summit Avenue and associated new construction. The extension was approved unanimously.
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Oath administered to staff and witnesses
Board staff and prospective witnesses were sworn in to provide truthful testimony for the evening’s proceedings.
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1727–1733 John F. Kennedy Boulevard (corner of Danforth) — consolidated split-zoned lots; mixed-use building; modifications and approval
The board heard a mixed-use redevelopment proposal for four consolidated parcels at 1727–1733 John F. Kennedy Boulevard/Danforth, a split-zoned site (R1 and RC2). The applicant described reducing units from 56 to 54, moving windows, and adding privacy fencing. Staff recommended approval with conditions, and the board approved unanimously.
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626 Palisade Avenue — mixed-use site plan and variances; carried to October 9 (date certain) for redesign and re-notice
After testimony and public comment on the 626 Palisade Avenue mixed-use proposal (24 units and ground-floor commercial), commissioners requested design changes, particularly at the corner/transition to the adjacent house and related façade elements, and raised stormwater and notice concerns. The board carried the matter to October 9 (date certain) with re-notice.
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Public comment on 626 Palisade Avenue — mixed-use building with 24 units and ground-floor commercial; notice, height/density, parking, light/air, stormwater
Residents and community representatives commented on the 626 Palisade Avenue proposal, raising concerns about short notice, building height and density, loss of parking, light/air and privacy impacts, and stormwater/flooding. Some speakers supported the project for adding housing and affordable units and for adding ground-floor retail.
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128 Glenwood Avenue — continuation hearing; revised façade; use variance for residential in University District; conditions including roof/stoop material change
The board continued the 128 Glenwood Avenue matter, hearing limited testimony on revised façade changes and planning justifications for a three-story residential building with an accessory dwelling unit in a University District. Staff recommended approval with conditions; the applicant agreed to change roof/stoop materials as a condition. The board approved unanimously.
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Public comment on 128 Glenwood Avenue — revised façade and overall scale/density concerns
Multiple residents and representatives of preservation/community groups spoke on the revised façade and broader impacts of the 128 Glenwood Avenue proposal. Most speakers opposed the project, arguing the changes were cosmetic and the building remained too large and incompatible with the historic streetscape; one speaker supported the applicant’s willingness to adjust materials.
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114 Brunswick Street — D(1) use variance for restaurant with kitchen (ODA Bar) and mezzanine use
The board heard an application to occupy a vacant retail space at 114 Brunswick Street with a Georgian wine bar/restaurant (ODA Bar), requiring a D(1) use variance for a restaurant with a kitchen and for use of a mezzanine level. Staff recommended approval with conditions, and the board approved unanimously.
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Memorializing Resolution: 128 Glenwood Avenue (Minor Site Plan, Use Variance, Bulk Variance, Design Waivers)
The board memorialized its prior approval for application 2025-000020 at 128 Glenwood Avenue, decided August 7, involving minor site plan approval, a use variance, bulk variance, and design waivers. The memorialization passed unanimously.
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Carry Request: 162 Summit Avenue (Preservation Notice)
The board announced that an application for 162 Summit Avenue was requested to be carried to the October 23 meeting, with preservation notice stated on the record.
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Corrective Memorialization (Corrective Deed / Corrected Application Number)
The board addressed a corrective memorialization related to a corrected application number and a corrective deed, referencing an original hearing on December 14, 2022 and memorialization on January 12, 2023.
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Memorialization Vote: Oda Bar JC LLC Use Variance
The board memorialized a prior decision for Oda Bar JC LLC (case 2022-000029) involving a use variance, heard August 7. The memorialization passed unanimously.
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Memorialization Vote: DMA19 LLC Extension (3411 Kennedy Boulevard)
The board memorialized a prior decision granting an extension for DMA19 LLC at 3411 Kennedy Boulevard. The memorialization passed unanimously among the five commissioners present for that prior vote.
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Memorialization Vote: Hilltop View Holdings Final Major Site Plan Amendment
The board memorialized a prior decision for Hilltop View Holdings for a final major site plan amendment under case Z2025-00004. The memorialization passed with one abstention.
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Memorialization Vote: Minor Subdivision (case number stated as Z2025-00002)
The board memorialized a prior decision described as a minor subdivision under case number Z2025-00002, heard July 10. The memorialization passed with one abstention.
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Memorialization Vote: Hilltop View Holdings Extension (13 Summit Avenue)
The board memorialized a prior decision for Hilltop View Holdings regarding an extension for a major site plan approval with C/N variances at 13 Summit Avenue. The memorialization passed with one abstention.
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Public Comment on 85 Sherman Place Appeal (Z2025-000056)
Multiple residents and community members spoke opposing the 85 Sherman Place project, citing historic preservation, neighborhood character, light/air impacts, construction impacts, fire safety access concerns, and precedent for future development. Speakers asked the board to rescind the approval and require additional review, including Historic Preservation Commission involvement.
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Appeal of Zoning Officer Approval: 85 Sherman Place (Partial Demolition, Addition, and Backyard ADU)
The board heard an appeal challenging the acting zoning officer’s approval for partial demolition and an addition at 85 Sherman Place to create access to a new backyard accessory dwelling unit (ADU). After extensive testimony and public comment, the board denied the appeal, affirming the zoning officer’s approval; the chair abstained.
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One-Year Extension Request: 234th Street (Grove Street Hub LLC)
The board heard a request for a third and final one-year extension for a previously approved minor site plan to convert a former tire shop to a restaurant use. The board approved the extension with the original conditions.
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Carry Request: 292 Arlington Avenue
The board announced that the applicant requested to carry case Z2025-000046 (292 Arlington Avenue) to October 23.
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Carry Request: 30 Decap Avenue
The board announced that the applicant requested to carry case Z2024-000076 (30 Decap Avenue) to October 9.
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Vote to approve appeal: demolition of PSE&G substation building at 1051 Garfield Avenue
The board voted on case Z2025-000061 and approved the appeal, overturning the zoning officer’s denial and allowing demolition of the existing substation building at 1051 Garfield Avenue. The vote was recorded as six in favor, one abstention, and zero opposed.
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Appeal of zoning officer denial of demolition permit: PSE&G substation, 1051 Garfield Avenue
The board heard an appeal seeking approval to demolish the existing PSE&G substation building at 1051 Garfield Avenue to construct a new upgraded substation. PSE&G presented testimony on reliability needs, code requirements for essential facilities, engineering constraints, and safety. Historic preservation staff described the building’s historic significance and integrity. The board approved the appeal, allowing demolition.
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Vote on appeal denial: 250 Newark Avenue demolition permit
The board voted on the appeal in case Z2025-000060 regarding demolition at 250 Newark Avenue. A motion was made and seconded to deny the appeal, thereby affirming the zoning officer’s denial of the demolition permit. The motion carried with one commissioner not voting yes (recorded as one commissioner voting no/one commissioner voting).
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Vote on appeal denial: 240 Newark Avenue demolition permit
The board voted on the appeal in case Z2025-000059 regarding demolition at 240 Newark Avenue. A motion was made and seconded to deny the appeal, thereby affirming the zoning officer’s denial of the demolition permit. The motion carried with one commissioner not voting yes (recorded as one commissioner voting no/one commissioner voting).
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Appeal of zoning officer determination denying demolition permits: 240 and 250 Newark Avenue (heard together)
Counsel for the applicants appealed the denial of demolition permits for 240 and 250 Newark Avenue. The applicants argued the demolition ordinance and process were inconsistent with the MLUL and that the historic review was flawed and untimely. Staff and historic preservation representatives supported the denial based on historic significance and integrity. The board denied both appeals.
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Memorializing Resolution: Grove Street Hub LLC (One-Year Site Plan Extension)
The board memorialized a prior approval for Grove Street Hub LLC for a one-year site plan extension for a previously approved minor site plan with variances and conditions, heard September 11, 2025.
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Memorializing Resolution: YM Kennedy LLC (1727–1733 Kennedy Boulevard / 259 Danforth Avenue)
The board memorialized a prior approval for YM Kennedy LLC for preliminary and final major site plan approval with variance relief for 1727–1733 Kennedy Boulevard and 259 Danforth Avenue, heard August 7 (year stated as 2025 in context).
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Board Action: Approval of Application for 626 Palisade Avenue (Revised Plans)
Following staff and public input, the board voted to approve the 626 Palisade Avenue application with conditions. The Acting Chair thanked the public and the applicant for making board-requested changes.
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Reopened Public Comment and Revised Plans: 626 Palisade Avenue (Previously Heard)
The board continued a previously heard matter for 626 Palisade Avenue to accept comments on revised plans. The applicant team presented design changes including a 3.5-foot ground-floor setback, reconfigured utilities to enlarge commercial frontage, removal of a canopy, added planters/landscaping, and a rounded corner; a planner testified a new front-yard variance was required due to the setback change.
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Variance Approval: Front Yard Parking at 117 North Street
The board heard an application by the homeowner of 117 North Street seeking variance relief to allow front yard parking. After staff context on historic front-yard parking practices and conditions, the board approved with conditions including screening/protection near the gas meter and obtaining a franchise agreement.
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Board Administration: Appointment of New Secretary
The board discussed that the prior secretary was no longer in the position and accepted a new secretary without objection.
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Correspondence: Requests to Carry Multiple Cases to October 23, 2025
The board announced correspondence items consisting of requests to carry several applications and an appeal to October 23, 2025, with notice requirements noted for each carried matter.
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Memorializing resolution for zoning officer determination approval at 1051 Garfield Avenue
The Board referenced a memorializing resolution for a zoning officer determination at 1051 Garfield Avenue, noting it had been approved previously (September 25) with listed attendees and a vote tally including one abstention.
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Minor site plan and variances for 219 Sip Avenue (mixed-use: ground-floor commercial with five residential units above)
The Board heard a minor site plan and variance application to rehabilitate and expand an existing one-story commercial building at 219 Sip Avenue into a three-story mixed-use building with ground-floor commercial space and five residential units. Staff recommended approval with conditions; a neighboring property owner withdrew objections after drainage and setback revisions. The Board approved unanimously with conditions.
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Variances for 30 Decalb Avenue (three-family home with artist studio; parking, curb cut, landscaping, fence height; Speer Cemetery adjacency)
The Board heard testimony for a three-family development at 30 Decalb Avenue on a uniquely configured dead-end/flag-lot-like site adjacent to Speer Cemetery, including requests related to parking, curb cut width, front yard landscaping, and fence height. Staff recommended approval with conditions including an access/maintenance agreement for the cemetery-side façade; the Board approved unanimously with conditions.
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Public comment on 30 Decalb Avenue (three-family home with parking, curb cut, fence height, and cemetery adjacency concerns)
Multiple members of the public commented on the 30 Decalb Avenue application, raising concerns about potential human remains due to proximity to Speer Cemetery, emergency access and fire safety on a narrow dead-end street, curb cut and two-car parking impacts, fence height, HVAC noise, and construction impacts. Others supported the project, citing prior studies, neighborhood improvement, and the applicant’s community involvement.
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Variances for 364.5 Fifth Street (four-story single-family house on undersized lot in flood zone)
The Board heard an application for a four-story single-family home at 364.5 Fifth Street on a 12.5' x 50' lot in a flood zone, requiring multiple variances including lot/building coverage, rear yard setback, and landscaping. Staff recommended approval with conditions and added a condition requiring a franchise/encroachment approval for sidewalk encroachment; the Board approved unanimously with conditions.
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Variances for 162 Summit Avenue (three-story, three-family building on flag lot)
The Board heard testimony for a three-story, three-unit residential building at 162 Summit Avenue, including front yard and rear yard setback relief, street tree relief, and roof deck setback relief. Staff recommended approval with conditions, including working with staff on compatible exterior colors; the application was approved unanimously with conditions.
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Correspondence: carry requests for three cases
The Secretary reported three carry requests: an appeal at 32 Sherman Place carried to December 11, 2025; and two major site plan/variance matters at 48 Central Avenue and 292 Arlington Avenue carried to November 20, 2025, each with a preservation notice.
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Swearing-in of staff/witnesses (noted)
The Chair asked whether staff needed to be sworn in and noted that four were found/needed that day.
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Memorialization — 162 Summit Avenue JC LLC variance, 162 Summit Avenue
The Board memorialized its prior approval of a variance application by 162 Summit Avenue JC LLC for 162 Summit Avenue (Z2025-000047), heard October 23. The transcript states the application passed five in favor and none opposed. The Board voted in favor of memorializing.
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Memorialization — Decal LLC, 30 Decal Avenue
The Board memorialized its prior action on the Decal LLC application for 30 Decal Avenue (Z2024-000076), heard October 23. The transcript states the application passed five in favor and one opposed, with the Chair identified as opposed. The Board voted in favor of memorializing.
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Memorialization — variance application, 117 North Street
The Board memorialized its prior approval of a variance application for 117 North Street (Z2025-000065), heard October 9. The transcript states the motion to approve passed five in favor and none opposed. The Board voted in favor of memorializing.
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Memorialization — 240 Realty LLC appeal, 250 Newark Avenue
The Board memorialized its prior action on an appeal by 240 Realty LLC for 250 Newark Avenue (Z2025-000060). The prior motion to deny the appeal carried, affirming the zoning officer’s decision. The transcript notes the prior vote was five in favor, one opposed, with one commissioner identified as opposed.
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Memorialization — appeal of administrative officer determination, 85 Sherman Place
The Board memorialized its prior action on an appeal of an administrative officer’s determination for 85 Sherman Place. The transcript states the motion to approve the appeal failed, meaning the appeal was denied and the zoning officer’s decision was affirmed. The Board voted in favor of memorializing.
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Renewal of court reporting/stenographer contract (Precision Reporting)
The Board voted to renew the contract for court reporting/stenographer services with Precision Reporting for another year. The motion passed unanimously.
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Renewal of Board Attorney contract
The Board voted to renew the contract for the Board’s attorney for another term/year. The motion was approved unanimously.
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Approval of 2026 Zoning Board meeting calendar
The Board discussed the 2026 Zoning Board meeting calendar, noting it had been shared by email and linked in the agenda. The Board approved the 2026 calendar by unanimous vote.
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Application for 63 Hutton Street — subdivision of ground-floor commercial space; D(2) expansion of nonconforming use
The Board heard an application to renovate and subdivide an existing ground-floor commercial space at 63 Hutton Street (corner of Hutton and Hancock) into two commercial spaces, including a new entrance and storefront improvements. The planner characterized the relief as a technical D(2) expansion of a nonconforming use. Staff recommended approval with conditions, and the Board approved unanimously.
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Application for 48 Central Avenue — new house of worship building; height, setback, rooftop appurtenance, lot coverage, and parking variances
The Board heard an application to relocate an existing house of worship to 48 Central Avenue and construct a new facility on a corner lot. The applicant sought a D(6) height variance and multiple bulk and parking variances. After testimony, public support, commissioner questions about parking and school-lot arrangements, staff conditions (including a condition to secure school parking permission), and discussion of a shadow study, the Board approved unanimously with conditions.
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Chair announcement regarding late hour and case scheduling
Chair Coyle advised attendees that if the meeting approached 10:00 p.m., remaining cases could be carried to a later date. The Chair stated the Board would not necessarily cut off a case mid-hearing but would manage the agenda with time in mind, and speakers would be reminded when one minute remained.
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Site plan approval extension request — 32 Glenwood Avenue
The applicant requested a one-year extension of prior approvals for 32 Glenwood Avenue to allow time to pull permits. Staff confirmed the applicant agreed to the original terms and conditions and recommended approval. The Board approved the extension unanimously.
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Board reorganization: continuation of board secretary
The board discussed the secretary position and made a motion to continue the current board secretary (name transcribed unclearly). The motion carried without opposition as reflected in the transcript.
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Board reorganization: selection of Chairperson and Vice Chair for next year
The board discussed year-end reorganization and voted to continue the current slate of officers for the upcoming year, naming Katherine Coyle as Chairperson and Sonia Aoyo as Vice Chair.
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Memorializing resolution: Good Holdings Inc. (heard October 23)
The board adopted a memorializing resolution for case Z2025-0011 (Good Holdings Inc.), heard October 23, for minor site plan approval with a use variance, bulk variance, design waiver, and exception approval. The transcript states the matter passed six in favor and none opposed.
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Memorializing resolution: 626 Palisade Group LLC (heard October 9)
The board adopted a memorializing resolution for case 2024-000011 (626 Palisade Group LLC), heard October 9, for preliminary and final major site plan approval with variances. The transcript states the matter passed with five in favor and none opposed.
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Two-year extension request: 1811 Kennedy Boulevard
The board approved a two-year extension request for 1811 Kennedy Boulevard. The applicant cited difficulties obtaining financing and stated permits were in process but the approval was nearing expiration.
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One-year extension request: 79 Roma Avenue
The board approved a one-year extension for 79 Roma Avenue, originally approved September 22, 2022 and memorialized November 10, 2022, with approvals expiring November 10 of the current year. The applicant cited financing needs.
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Two-year extension request: 847 Communipaw Avenue (as transcribed)
The board approved a two-year extension request for a previously approved six-story, 35-unit project at 847 Communipaw Avenue, including three workforce units. Two members of the public spoke in support, emphasizing neighborhood improvement and housing.
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One-year extension: 88 Route 139 (Realey LLC, as transcribed)
The board approved a one-year extension request for 88 Route 139, originally approved July 13, 2023 and memorialized August 10, 2023, with approvals expiring August 10 of the current year. The extension was requested through August 10, 2026.
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Site plan extension: 321 Old Bergen Road
The board considered and approved a request for a site plan extension for 321 Old Bergen Road. The applicant cited delays related to financial issues and increased material costs, and stated the project would be ready by the end of 2026. One commissioner recused.
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Correspondence: request to carry 530 Clinton Avenue to next available date
The board reported receiving correspondence from the applicant for 2025-Z003530 (530 Clinton Avenue) requesting that the matter be carried to the next available date, identified as January 8, 2026.
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Meeting procedures and 10:00 p.m. case cutoff announcement
The board advised that new cases would not be heard after 10:00 p.m., and that any applicant not heard due to lateness would be carried to the next regular meeting with preserved notice.
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Board member welcome remarks
Chair Coyle welcomed Commissioner Ruo, Commissioner Koviello, and Commissioner Patrick Patel and stated he looked forward to working with them.
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Memorializing prior approval: extension for 1811 JFK Boulevard (Hassan Chowry)
The Board memorialized a previously approved extension for case Z2024-000012, applicant Hassan Chowry, address 1811 JFK Boulevard, from the December 11 meeting.
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Memorializing prior approval: extension for 88 State Highway 139 (HW Y1 139 Realy LLC)
The Board memorialized a previously approved extension for case Z2025-000083, applicant HW Y1 139 Realy LLC, address 88 State Highway 139, from the December 11 meeting.
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Memorializing prior approval: extension for 847–849 Communipaw Avenue (Davey Mata 847 LLC)
The Board memorialized a previously approved extension for case Z2025-000086, applicant Davey Mata 847 LLC, address 847–849 Communipaw Avenue, from the December 11 meeting.
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Memorializing prior approval: extension for 79 Romanelli Avenue (79 Roma Realy LLC)
The Board memorialized a previously approved extension for case Z2025-000087, applicant 79 Roma Realy LLC, address 79 Romanelli Avenue, from the December 11 meeting.
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Vote on application: 30 Clinton Avenue (Z2025-000035)
The Board voted on the 30 Clinton Avenue application (Z2025-000035) with stated conditions. The motion passed with one dissenting vote after commissioners discussed parking, traffic, and the project’s evolution and neighborhood context.
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Application presentation: 30 Clinton Avenue (Lam Capital Investments LLC) — site plan and variances
The applicant team presented a four-story, 22-unit development at 30 Clinton Avenue, including 15 parking spaces, two affordable units, and requested D5 density and D6 height variances plus bulk relief related to setbacks and a rooftop elevator bulkhead.
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One-year subdivision extension (Z2025-000089)
The Board considered and approved a one-year subdivision extension request under case Z2025-000089, with staff confirming the applicant agreed to the conditions of the original approval.
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Annual Zoning Board of Adjustment Report for 2025
Board staff presented the 2025 annual report, including application totals, approval rate, residential and affordable unit counts, and a breakdown of D-variance types and locations across zoning districts and neighborhoods.
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Correspondence and carried matters announced
The Board announced correspondence and that two matters were carried to February 5 due to notice issues, including an administrative appeal and an amendment request related to outdoor seating along Jersey Avenue/Newark Avenue.
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Resolution: Agreement for Stenographic Services (Contract Amendment/Hourly Rate Discrepancy)
The board approved a resolution related to an agreement for stenographic services, noting a discrepancy in the hourly rate that had been negotiated with city staff but not reflected in the written agreement returned in December. The resolution passed unanimously.
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Memorialization Resolutions — February 23, 2023: Appeal of Zoning Officer Decision (83 Monitor Street) — Two Motions
The board memorialized two separate motions from a February 23, 2023 appeal (Z22-056) concerning 83 Monitor Street. One motion denied the appeal and affirmed the zoning officer on an illegal parking space (passed 5–1). A second motion reversed the zoning officer on front yard landscaping (passed 4–2).
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Memorialization Resolution — January 8: Lam Capital Investments LLC (Use Variance, Bulk Variance, Design Waiver; Preliminary/Final Major Site Plan)
The board memorialized a prior decision for case Z2025-000035 involving Lam Capital Investments LLC, including preliminary/final major site plan approval, a use variance, bulk variance, and design waiver. The memorialized vote was six in favor and one opposed.
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Memorialization Resolution — December 11, 2025: Z2025-000084 (1811 John F. Kennedy Boulevard) Two-Year Extension
The board memorialized a prior approval from December 11 for case Z2025-000084, applicant Han Chowri, for a two-year extension at 1811 John F. Kennedy Boulevard. The memorialized vote was six in favor and none opposed.
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Memorialization Resolutions — November 20, 2025 Approvals (Multiple Cases)
The board memorialized several prior approvals from November 20, 2025, including a one-year extension for 32 Glenwood Avenue LLC, an approval for 63 Hutton Street, and a preliminary/final major site plan approval with variances for 292 Arlington Avenue Group LLC. Votes were recorded as previously taken, including one 5–2 approval.
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Variance Application — 100 Decal Avenue (Rear Yard Setback Variance) — Approval
The board heard testimony from the applicant’s architect regarding demolition of an existing garage and construction of a three-story, two-unit building at 100 Decal Avenue, including a rear yard setback variance request. Staff recommended approval with conditions in a February 2, 2026 memo. The board approved the application unanimously.
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Appeal of Administrative Officer Determination — 5 Stegman Place (Carried to March 5, 2026)
The board heard an appeal matter concerning 5 Stegman Place. The appellants stated they were trying to find an attorney or planner and requested more time. The applicant’s attorney stated the developer had permits and could proceed at its own risk. The board carried the case to March 5, 2026 with preservation of notice.
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Correspondence: Carry Request for Z2025-000094 and Z20-043
The board read correspondence indicating two applicant matters would be carried, including Z2025-000094 (amendment) and Z20-043 (elimination of permanent elevated outdoor seating along Jersey Avenue at 2011 Newark Avenue), to May 7, 2026 with preservation of notice.
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Meeting Notices, Evidence Entry, and Late-Hearing Cutoff Announcement
The board announced a 10:00 p.m. cutoff for hearing new cases, provided the Open Public Meetings Act notice, and entered an item into evidence as B1.
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Application: 2624 Kennedy Boulevard (four-family residence; D5 density and D6 height variances; bulk variances; HPC approval referenced)
The Board heard an application by Jersey City Three Deals LLC for a four-family, four-story building at 2624 Kennedy Boulevard in the RH2 district and West Bergen–East Lincoln Park Historic District. The applicant presented architectural and planning testimony emphasizing Historic Preservation Commission approval and design compatibility. Staff recommended approval with HPC conditions; the Board approved the application.
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Public comment: Stegman Place appeal (parking, density transparency, neighborhood character)
During the Stegman Place appeal hearing, multiple members of the public spoke about parking impacts, confusion over density calculations and rounding, and concerns that a three-family building would change the character of a small cul-de-sac neighborhood. Comments supported reversing the zoning approval or requiring a variance hearing.
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Appeal of zoning approval / administrative officer determination: 6 Stegman Place (Board action to deny appeal and affirm zoning approval)
The Board heard an appeal challenging zoning staff approval for a proposed three-family home at 6 Stegman Place. The appellant argued the lot was nonconforming in width and that density rounding improperly increased units. The owner and staff defended the approval under R1 standards and supplemental rounding rules. The Board denied the appeal, affirming staff’s approval.
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Memorialization: 77 Vroom Street (extension heard January 8, 2026)
The Board memorialized a resolution for Case Z2025-000089, an extension of existing approvals for 77 Vroom Street, heard January 8, 2026. The prior vote was stated as 7 in favor, none opposed; the Board voted to memorialize.
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Memorialization: Noran’s LLC, 319–321 Old Bergen Road (one-year extension heard December 11, 2025)
The Board memorialized a resolution for Case Z25-000085, a one-year extension for Noran’s LLC at 319–321 Old Bergen Road, heard December 11, 2025. The prior vote was stated as 5 in favor with one recusal (member not recalled); the Board voted to memorialize.
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Memorialization: SVMS Jersey City LLC, 48 Central Avenue (heard November 20, 2025)
The Board memorialized a resolution for Case Z2024-00001, SVMS Jersey City LLC, 48 Central Avenue, for preliminary/final major site plan approval and variances heard November 20, 2025. The prior vote was stated as 7 in favor, none opposed; the Board voted to memorialize.
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Memorialization: 364 Fifth Street LLC (application heard October 23, 2025)
The Board memorialized a resolution for Case Z2025-000052, applicant 364 Fifth Street LLC, for variances heard October 23, 2025. The prior vote was stated as 6 in favor, none opposed; the Board voted to memorialize.
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Memorialization: 364 Fifth Street LLC (application heard May 8, 2025)
The Board memorialized a resolution for Case Z204-000052, applicant 364 Fifth Street LLC, for variances heard May 8, 2025. The prior vote was stated as 7 in favor, none opposed; the Board voted to memorialize.
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Case management: delay in calling Case Z2023-00024 (260–2624 Kennedy Boulevard) due to late-arriving witnesses
The Board called the Kennedy Boulevard case but the applicant’s team (architect and planner) had not yet arrived. The Board deferred the hearing and proceeded to memorializations while waiting.
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Case management: delay in calling appeal at 68 Stegman Place due to late-arriving counsel
Before hearing the Stegman Place appeal, the Board noted the applicant’s attorney was delayed and briefly moved to other matters while waiting.
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One-year extension request: 64 Harmon Street
The Board heard an application for a one-year extension for 64 Harmon Street. The applicant’s attorney described delays related to subdivision perfection and HUD involvement. Staff confirmed agreement to comply with original conditions and recommended approval; the Board approved the extension.
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Procedural announcement: new cases heard by 10:00 p.m.
The acting chair announced that new cases would be heard only until 10:00 p.m., and that any applicant not heard due to lateness would be carried to the next regular meeting with preservation of notice.
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Correspondence: carry requests for two matters to April 9, 2026
The Board announced correspondence from applicants requesting that two matters be carried to the April 9, 2026 meeting, with notice requirements referenced.
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Memorialization — 64–68 Harmon Street LLC (Extension of Final Major Site Plan Approval and Variances)
The Board memorialized a prior approval for case Z2026-000020, an extension of final major site plan approval and variances for 64 Harmon Street, with six in favor and none opposed.
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Memorialization — Jersey City Deals LLC (Minor Site Plan Approval, Use Variance, Bulk Variance, Design Waivers)
The Board memorialized a prior approval for case Z2023-024 (Jersey City Deals LLC) including minor site plan approval, use variance, bulk variance, and design waivers, heard March 5, with six in favor and none opposed.
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Memorialization — Minor Site Plan and Variances (100 Decal Avenue)
The Board memorialized a prior approval for case Z2024-000063 (minor site plan and variances) for 100 Decal Avenue, originally heard February 5, with a recorded vote of six in favor and none opposed.
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32 Sherman Place — Appeal of Denial of Demolition Permit (Historic Preservation Determinations)
The Board heard an appeal regarding denial of a demolition permit for 32 Sherman Place, including testimony from counsel and a historic preservation expert challenging the building’s historic significance and the ordinance’s integrity analysis. Multiple residents and neighborhood association representatives urged denial of the appeal to preserve the building. Staff supported the prior denial. The Board voted unanimously to deny the appeal, upholding the denial of the demolition permit.
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366 Fifth Street — Rear Fourth-Floor Addition to Single-Family Home; Rear Yard Setback Variance
The Board heard an application for a rear fourth-floor addition to an existing three-story single-family home on an undersized corner lot at 366 Fifth Street (RC-3 zone), requiring a rear yard setback variance. After architectural testimony and staff conditions (including a forestry/tree pit note), the Board approved the application unanimously.
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297 7th Association LLC — One-Year Extension of Prior Approvals
The Board heard an application by 297 7th Association LLC for a one-year extension of approvals originally granted April 22, 2021, after two prior extensions. Staff confirmed the applicant would comply with original conditions, and the Board approved the extension unanimously.
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Meeting Procedures: Case Start Times and Public Comment Time Limit
The Chair announced case scheduling expectations and set a three-minute limit for public comments, with a designated timekeeper.
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Oath/Swearing-In of Participants Who Will Testify
The Chair administered an oath to individuals who would testify, requiring truthful testimony.
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Memorializing resolution: variance approval (hearing date April 9, 2026; address stated as 66 Street)
The Board memorialized a prior variance approval from the April 9, 2026 hearing for case Z2025-000055 for an applicant identified as “Ben Schwitz” (as transcribed) and “Mega Patel,” with an address stated as 66 Street. The memorializing vote was 6-0.
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Memorializing resolution: extension application (hearing date April 9, 2026; address stated as 297)
The Board memorialized a prior approval from the April 9, 2026 hearing for case Z2026-0021, described as an extension application for an applicant identified as “E.” at an address stated as 297. The memorializing vote was 6-0.
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Memorializing resolution: appeal of administrative officer’s determination (hearing date March 5, 2026)
The Board memorialized a prior action from the March 5, 2026 hearing for case Z2025-0082, described as an appeal of an administrative officer’s determination. The memorializing vote was 6-0.
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Board business: announcement of upcoming virtual meetings
During board business, the Chair announced that starting next month, Zoning Board meetings would be held virtually, with discussion about the duration and confirmation.
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615 Jersey Avenue: appeal of zoning determination regarding Hive coffee shop/cafe use
An appellant, through counsel, appealed a zoning determination for 615 Jersey Avenue, arguing the current operation exceeds a retail use and constitutes a cafe/restaurant requiring conditional use approval. After expert testimony, public comment both opposing and supporting the appeal, and staff procedural concerns, the Board voted to uphold the zoning officer’s decision.
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1072–1075 Westside Avenue: administrative amendment to prior site plan approval (Z19-00008)
The Board considered an administrative amendment for the Westside Square project at 1072–1075 Westside Avenue to refine streetscape, grading, plaza/piazza design, and interim plaza use pending a future phase. After expert testimony and public comment, staff recommended approval and the Board approved.
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1768–1768.5 John F. Kennedy Boulevard: request for three one-year extensions (two retroactive)
The Board heard an application by Man Property Group for three one-year extensions (including two retroactive) for approvals granted in 2022 for 1768–1768.5 John F. Kennedy Boulevard. Staff confirmed the applicant agreed to all original conditions and recommended approval; the Board approved.
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Opening public comment period (procedural announcement)
At the start of the meeting, the Chair announced that public comments would be limited to three minutes per speaker if the meeting ran late and that time would be kept to avoid delays.
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Correspondence: carry requests for Z2025-0094 and Z2025-000023
Board counsel/staff reported two carry requests: Z2025-0094 to July 9 and Z2025-000023 to June 4, both with preservation of notice.
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Memorialization: Appeal of Administrative Officer Determination, 615 Jersey Avenue (Hive/Event Space)
The Board memorialized a prior action denying an appeal of an administrative officer’s determination for 615 Jersey Avenue (also known as Hive), with one abstention noted.
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Memorialization: Amendment to Previously Approved Preliminary/Final Major Site Plan and Variances/Conditions/Interim Use, 1072–1075 West Side Avenue
The Board memorialized a prior approval for case Z2025-000074 concerning an amendment to a previously approved preliminary and final major site plan and variances/conditions/interim use at 1072–1075 West Side Avenue; the prior vote was unanimous.
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Memorialization: Appeal of Denial of Prior Approval for Demolition Permit, 32 Sherman Place
The Board memorialized a prior action on case Z2026-00004 regarding an appeal of denial of prior approval for a demolition permit at 32 Sherman Place; the motion to deny the appeal had passed previously with one opposed vote.
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Vote: Approval of 188 Newark Avenue Signage Variance (with Conditions)
The Board approved case Z2025-000057 for 188 Newark Avenue as presented, subject to staff conditions, by unanimous vote.
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Staff Report and Conditions: 188 Newark Avenue Signage Variance
Staff reported working through multiple review rounds with the applicant and recommended approval, stating the sign scale and design were appropriate; the applicant confirmed receipt of and agreement to conditions in the staff memo dated May 22, 2026.
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Public Comment on 188 Newark Avenue Signage Variance
The Chair called for public comment on the 188 Newark Avenue signage variance; no members of the public spoke.
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Sign Designer/Fabricator Testimony: Materials, Installation Method, and Sign Dimensions
The sign designer/fabricator testified about the sign construction and installation, stating the upper sign would be high-density urethane with standoffs and anchored in mortar joints, and the ground-floor “tattoo” sign would be painted; he stated the upper sign was 18.5 square feet and the entrance sign was 4.25 square feet.
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Planner Testimony: Signage Context, Square Footage Comparisons, and Planning Justification
The applicant’s planner testified that the proposed non-illuminated signage was consistent with surrounding downtown signage and advanced wayfinding and business identification, citing sign sizes in the area and stating the upper-story sign requested 18.5 square feet where 10 square feet is permitted.
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Re-Call of Case: 188 Newark Avenue (Signage Variance) and Applicant Apology for Late Login
The Board returned to case Z2025-000057 for 188 Newark Avenue after the applicant team joined late; the applicant’s attorney apologized and stated the request was for two identification signs for a tattoo studio in an existing building in the NC-1 zone on the Newark Avenue pedestrian plaza.
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Board Questions and Discussion: Parking Impacts, Community Outreach, Trees, and Façade/Design Context
Commissioners questioned the applicant team about the lack of parking, expected car ownership, community outreach history, whether existing trees would be preserved, and whether the building design and materials fit surrounding neighborhood character; staff suggested façade revisions consistent with R-1 design standards.
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Public Comment on 112 Harmon Street Application (Two Speakers)
Two members of the public spoke about the 112 Harmon Street proposal, raising concerns about density, the need for variances, loss of existing rear yard/open space, parking impacts, and the adequacy of transit/bike infrastructure; staff clarified that the applicant was requesting permission to build four stories instead of the three stories allowed by default zoning.
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Architect Testimony: Building Plans, Unit Layout, Setbacks, Roof Deck, and Streetscape
The project architect testified to the site plan and building design, including a 10.5-foot side yard, 17.5-foot rear yard, 13 units, seven bike spaces, a 750-square-foot roof deck set back from neighbors, and two street trees and landscaping.
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Application Presentation: 112 Harmon Street (12–14 and 16 Harmon Street), Major Site Plan and Variances for 13-Unit Building
The applicant presented a request for preliminary and final major site plan approval and variance relief to demolish existing improvements and construct a four-story, 13-unit multifamily building with one affordable unit and a payment in lieu for 0.3 units, plus density, height, rear yard, and parking variances.
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Call of Case: 188 Newark Avenue (No Applicant Present Initially)
The Board called case Z2025-000057 for 188 Newark Avenue, but initially could not locate the applicant team in the virtual meeting and moved on after multiple calls.
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Opening Public Comment Instructions (General)
The Chair announced public comment procedures, including a three-minute time limit per speaker and that the Board would attempt to complete the two scheduled cases before 10:00 p.m.
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Minor Site Plan (221–223 Nunda Avenue) Three-Story, Four-Unit Building
The board approved a minor site plan for a three-story, four-unit building at 221–223 Nunda Avenue in an R-1 zone. The applicant stated no bulk variances were needed and described two garages, balconies at the rear, and roof mechanicals/roof deck; staff recommended approval with conditions.
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Major Site Plan / Deviations (158–166 Van Wagenen Avenue) 15-Story Residential Building with 321 Units
The board approved a 15-story residential project at 158–166 Van Wagenen Avenue under the Broadway redevelopment plan, including 321 units with 10% affordable units and a contribution for a pedestrian bridge renovation. The applicant presented engineering, architectural, and landscape plans including a public plaza and amenity decks.
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Minor Site Plan / Variances (927–933 Communipaw Avenue) Hudson Subaru Service Drop-Off Expansion
The board approved an expansion of a Subaru service drop-off area at 927–933 Communipaw Avenue, including a one-story prefabricated addition and variances related to parking and signage. The applicant described loss of parking spaces and a new “service” wayfinding sign; staff recommended approval with conditions.
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Minor Site Plan and Variance (207–209 Holiday Street) Three-Story, Four-Unit Building
The board approved a minor site plan and a front-yard setback variance for a three-story, four-unit residential building at 207–209 Holiday Street in the Morris Canal redevelopment plan area. The applicant sought a 10-foot front setback to align with the block’s predominant setback and provide privacy/landscaping.
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Preliminary Major Site Plan Variances (359–361 Johnston Ave / 409–411 Pacific Ave) Six-Story Mixed-Use with 35 Units
The board approved a six-story mixed-use building at Johnston and Pacific with 35 units and ground-floor commercial, including variances for building coverage and landscaping. Public comment raised concerns about pile driving impacts and requested helical piles; the applicant agreed to work with staff on cladding color.
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Minor Site Plan / Variances (89 Neptune Avenue) Four-Story Mixed-Use with 8 Units
The board approved a four-story mixed-use building at 89 Neptune Avenue with ground-floor commercial and eight dwelling units. The applicant described unit mix, site improvements, and a green roof; staff found the project compliant with the Ocean Avenue South redevelopment plan and recommended approval with conditions.
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Preliminary/Final Major Site Plan, Minor Subdivision, and Variances (772–788 Westside Avenue and Related Lots)
The board approved a five-story mixed-use project with 125 dwelling units and ground-floor commercial at 772–788 Westside Avenue, including a minor subdivision and variances. Key discussion focused on public parking (20 spaces) and trash/refuse handling; conditions were added to address refuse operations and signage for public parking.
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Extension of Minor Subdivision Approval (21–29 Van Ripen Avenue)
The board approved an extension of a minor subdivision approval for 21–29 Van Ripen Avenue. The applicant stated one lot had not yet closed, preventing finalization and recording, and requested an additional 190 days.
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One-Year Extension of Preliminary Major Site Plan Approval (75 River Drive / 770 Washington Boulevard)
The board approved a one-year extension for a large multi-building development at 75 River Drive (also referenced as 770 Washington Boulevard). The applicant stated building permits were in process and groundbreaking was expected soon, and requested extension for remaining phases.
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Jurisdictional Objection Raised by Objector Counsel (Port Liberte Homeowners Association) Regarding Notice and Redevelopment Plan Expiration
Objector counsel argued the Board lacked jurisdiction to hear the site plan application due to defective notice and asserted the Caven Point redevelopment plan expired after 40 years. Applicant counsel responded that two separate notices were served and that notice was proper; the Chair stated the objection was preserved and the matter would proceed on August 12.
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Preliminary/Final Major Site Plan with Variances: 135 Green Street (Kesler Institute Long-Term Care Facility at Harborside 4A)
The Board approved an application to retrofit floors 9 and 10 of the Harborside 4A building at 135 Green Street for a 73-room long-term care facility, including elevator modifications, loading/ambulance access changes, bike racks, signage, and a green roof to address GAR. Additional conditions included coordination with OEM and limiting signage illumination hours to match Whole Foods.
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Minor Subdivision Approval: 220–236 Carney Avenue (Carne Development)
The Board approved a minor subdivision for 220–236 Carney Avenue involving demolition of industrial warehouse buildings, lot consolidation, and subdivision into eight new lots with shared curb cuts, subject to staff conditions.
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Minor Site Plan Approval: 285 Liberty Avenue (Three-Story, Four-Family Building)
The Board approved a minor site plan for a three-story, four-family residential building at 285 Liberty Avenue in the R-1 zone, with staff conditions. The applicant described a two-car garage, duplex units, roof access, and green roof elements.
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Preliminary/Final Major Site Plan with Variances/Deviations: 109–111 Beacon Avenue (Hopkins Central Avenue Redevelopment Plan)
The Board approved a five-story, 14-unit infill project with 14 parking spaces at 109–111 Beacon Avenue, granting rear setback and drive aisle deviations. Staff recommended approval with conditions including a green roof prior to CO and an added pedestrian warning system for the garage.
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Site Plan Amendment with Variances: 501 Summit Avenue (Amendment to Prior Approval P2144)
The Board approved a minor amendment to a previously approved 53-story, 605-unit project at 501 Summit, focused on refinements and revised signage deviations. Staff recommended approval with prior conditions remaining in effect.
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853 Jersey Avenue — final major site plan and variance (mixed-use project; 322 units)
The Board granted final major site plan approval for 853 Jersey Avenue, a mixed-use project with 322 residential units in two towers (19-story and 13-story) over a podium with retail and 166 parking spaces, incorporating minor final-plan changes requested by city departments and updated stormwater requirements.
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33 McAdoo Avenue — conditional use (convert existing garage to third dwelling unit; close curb cut)
The Board approved a conditional use application at 33 McAdoo Avenue to convert an existing garage into a third dwelling unit, close the driveway/curb cut, and add paving/landscaping and a street tree, finding the proposal met the conditional use standards.
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305 3rd Street — minor site plan (demolition and new 4-story, 4-unit building)
The Board approved a minor site plan for 305 3rd Street to demolish an existing building and construct a conforming four-story, four-unit building, reducing lot coverage from 100% to 70% and reducing parking from two spaces to one.
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277–301 Westside Avenue — preliminary/final major site plan amendment and variances (approved project modification)
The Board approved amendments to a previously approved 2023 project at 277–301 Westside Avenue, increasing units from 200 to 202 (including 20 affordable units), maintaining 100 parking spaces with fewer stackers, and granting minor adjusted deviations/variances, with added conditions including lighting review along Fisk Street.
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535 Monmouth Street — preliminary/final major site plan amendment and variances; extension request
The Board approved a one-year extension (described as a second extension) for 535 Monmouth Street, with original approval conditions remaining in effect.
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252 Monticello Avenue — site plan extension (third and final extension)
The Board approved a third and final extension for the previously approved project at 252 Monticello Avenue, extending the approval expiration to May 18, 2026, with original conditions remaining in effect.
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Preliminary/final major site plan with variances — 133 Logan Avenue (SIP Avenue Gateway Redevelopment Plan)
The board approved an eight-story, 35-unit residential building at 133 Logan Avenue with 11 parking spaces and four affordable units, granting variances for drive aisle width, landscaping, and compact spaces, and adding conditions including a garage warning light, balcony railing adjustment, and ADA space/trash room reconfiguration.
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125 Theodore Conrad Drive — preliminary/final major subdivision and preliminary/final major site plan with variances (Liberty Harbor Redevelopment Area)
The board approved a two-lot major subdivision and a major site plan to demolish the former Daily News printing facility and build two single-story warehouse/logistics buildings totaling 430,000 square feet, with variances/waivers for parking fronting the street and interior parking lot trees, and conditions per staff.
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978–980 Summit Avenue — minor subdivision and minor site plan with variance (RC-1)
The board approved a minor subdivision and a related minor site plan with a rear yard setback variance for 978–980 Summit Avenue, creating two lots and two buildings (a four-story corner building and a three-story interior building) with reduced impervious coverage and stormwater measures.
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Minor site plan — 294 Grand Street (Bright Street Redevelopment Plan)
The board approved a minor site plan for a four-story, four-unit building at 294 Grand Street under the Bright Street Redevelopment Plan, replacing dilapidated structures and eliminating a nonconforming condition, subject to staff conditions.
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Preliminary and final major site plan — 49–51 Morton Place (and related addresses)
The board approved a preliminary/final major site plan for a six-story residential building with 264 units (including 28 affordable units), 127 parking spaces, and 135 bike spaces on a multi-lot site around Morton Place/Orient Avenue, with conditions including staff review of the Morton Place entrance as emergency egress.
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270 Newark Avenue — one-year extension and site plan amendment to integrate cannabis conditional use into five-story approval; abandonment of two-story approval
The board approved (1) a one-year extension of the five-story mixed-use approval at 270 Newark Avenue and (2) a site plan amendment to align the previously approved cannabis conditional use with the five-story building, with conditions including adding a door to secure storage and abandoning the two-story site plan approval.
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Site plan extension — 212–230 Culver Avenue
The board approved a second one-year extension for a previously approved preliminary/final major site plan at 212–230 Culver Avenue, incorporating conditions from the original resolution.
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Site plan extension — 178 Monaceel Avenue
The board heard a request for a one-year extension of a previously approved site plan for 178 Monaceel Avenue and approved it with conditions remaining in effect.
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Memorialization of resolution extending final major site plan approval for Newport Associates Development Company (535/354 10th Street)
The Board memorialized a resolution extending final major site plan approval for Newport Associates Development Company at 535 (also stated as 354) 10th Street, block 6902 lot 27, case P2025-0118. The memorialization passed unanimously.
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Approval of preliminary/final major site plan and variances for 194–196 Culver Avenue (4-story, 9-unit building; 6 parking spaces; sustainability features)
The Board approved case P2024-0242 for 194–196 Culver Avenue, a preliminary/final major site plan with variances/deviations under the Route 440 Culver Redevelopment Plan. The proposal was a 4-story, 9-unit residential building with 6 parking spaces, EV and car-share spaces, green roof requirements, and streetscape improvements. The motion passed unanimously with conditions.
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Approval of final major site plan and variance(s) for 111 Colden Street (5-story, 16-unit building; parking aisle width variance)
The Board approved case P2024-01211 for 111 Colden Street, a final major site plan with a small variance related to minimum aisle width in the parking area. The proposal included a 5-story, 16-unit building with 5 parking spaces, bicycle parking, a roof deck, and green roof elements. The motion passed unanimously with conditions including a railing clearance adjustment.
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Carry of 475 Newark Avenue to October 7, 2025
The Board carried case P2024-0203 (preliminary/final major site plan, 475 Newark Avenue) to the first October meeting, stated as October 7, 2025, with notice to be provided.
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Scheduling discussion for minor site plan at 69 Lake Street (date uncertainty due to Rosh Hashanah)
Near the end of the meeting, the Board discussed scheduling for case P2025-0091 (minor site plan, 69 Lake Street), initially referencing September 23 but noting potential conflict with Rosh Hashanah and discussing October as an alternative. No final vote was recorded in the transcript for this scheduling discussion.
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Approval of minor subdivision and variances for 595 Newark Avenue (Brennan Courthouse / future park subdivision)
The Board approved a minor subdivision and a C(2) variance for 595 Newark Avenue to create two parcels: one for the Hudson County Administration/Brennan Courthouse building and one for a future public park. Staff recommended approval, and the motion passed unanimously.
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Memorialization of Prior Actions (Six Resolutions)
The board memorialized six resolutions, including zoning ordinance amendments, subdivision and site plan approvals, and extensions. The memorializations passed unanimously.
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Combined Hearing Opened: Caven Point Redevelopment Plan Master Plan Amendment and 200 Chapel Avenue Interim Use / Preliminary-Final Major Site Plan (Port Liberté Area)
The board called Items 12 and 13 together concerning the Caven Point Redevelopment Plan master plan amendment and the 200 Chapel Avenue application. A commissioner recused due to prior involvement with Port Liberté associations. Counsel reviewed prior hearing dates, notice issues, and exhibit markings, and the board confirmed voting eligibility for members who reviewed prior transcripts/videos.
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Minor Subdivision — 10 Brinkerhoff Street / 71 Crescent Avenue
The board heard a minor subdivision application to correct metes-and-bounds discrepancies and address encroachments by shifting a property line approximately 1.73 feet tapering along the boundary. Planning staff recommended approval with conditions. With no public comment, the board approved unanimously.
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Carry Requests (Preservation of Notice) to October 7, 2025
The board announced five agenda items were requested to be carried with preservation of notice to the October 7, 2025 meeting, including multiple matters at 590 Grand Street and other site plan cases.
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Approval of Preliminary and Final Major Site Plan With Variances: 475–493 Newark Avenue (Newark/Pavonia Triangular Lot)
The Board approved a mixed-use multifamily project on a triangular corner lot at Newark Avenue and Pavonia Avenue, proposing 19 residential units and 10 parking spaces with ground-floor retail. Variances included rear yard relief for a cap lot configuration, a reduced parking aisle width, height for a sixth story, and minor rooftop-related relief, subject to staff conditions.
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Approval of Preliminary and Final Major Site Plan With Variances: 54 Jones Street (CASA 54), Journal Square
The Board approved a 29-story (described as 30-story in testimony) mixed-use building at 54 Jones Street with 190 units including 21 affordable units under the Journal Square redevelopment plan’s affordable accommodation provisions. Variances included items such as transparency, setbacks, and rooftop/mechanical-related relief, with staff recommending approval subject to conditions.
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Approval of Preliminary and Final Major Site Plan: 24 Bright Street (Van Vorst Historic District)
The Board approved a site plan for an addition to an existing building at 24 Bright Street in the Van Vorst Historic District. The project retained three residential units, restored the front façade per historic standards, and added a rear four-story addition, subject to staff and Historic Preservation Commission conditions.
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Recommendation to City Council: Bird-Friendly Design Standards (with Floor Amendment on Applicability)
The Board voted to recommend adoption of bird-friendly design standards to City Council. After discussion, the Board supported a floor amendment to apply the standards broadly rather than limiting them only to projects requiring site plan approval.
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Approval of Preliminary and Final Major Site Plan With Variances: 829 Bergen Avenue
The Board approved the application for 829 Bergen Avenue after limited additional testimony on revisions related to the adjacent church, including eliminating ground-floor windows along the church side, expanding the window well, and agreeing to fire-rated windows on upper floors. Staff recommended approval subject to conditions, including a seismic gap and deed restrictions on certain retail uses.
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Scheduling Issue Raised by Objector Counsel Regarding Fire Official Witness
Objector counsel reported that a planned fire official witness could not attend due to illness (COVID) and asked to carry that testimony to a later date. The Chair indicated the Board would proceed as far as possible that evening and address the remaining witness issue at the end.
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Memorialization of eight resolutions
The Board memorialized eight resolutions, including multiple site plan and subdivision approvals, recommendations for zoning amendments and the Hackensack River Greenway overlay, and authorization to issue requests for qualifications for professional services.
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Minor subdivision with variances — 25 LEC Avenue
The Board reviewed a request to subdivide an oversized R-1 lot at 25 LEC Avenue into two equal lots, retaining an existing single-family home on one lot and leaving the other vacant for future conforming development. The Board approved the minor subdivision with side yard variances and conditions.
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Site plan amendments and extension — 195–215 Hudson Street (Harborside/“Herby” towers)
The Board reviewed amendments and an extension request for the three-tower project at 195–215 Hudson Street, including a phasing plan and an increase in residential units from 1,510 to 1,537. The Board approved the amendments and a two-year extension to August 2026, with prior conditions remaining in effect.
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Preliminary/final major site plan — 712–714 Bergen Avenue (consolidation of three buildings; fifth-floor addition; 36 units)
The Board reviewed a site plan application for 712–718 Bergen Avenue involving consolidation of three buildings and a fifth-floor addition after a stop-work order related to zoning/site plan approvals. The Board approved the application with conditions, noting coordination with historic review.
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Minor site plan — 240–242 Terrace Avenue (demolition; new 5-unit building plus rear accessory dwelling unit)
The Board reviewed a minor site plan in the R-1 zone to demolish an existing two-family dwelling and construct a new five-unit building with a rear accessory dwelling unit at 240–242 Terrace Avenue, including curb cut reduction, structured parking, and landscaping. After public comment from an adjacent buyer about demolition protections and access, the Board approved with conditions.
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Preliminary major site plan — 76 Cottage Street (Apple Tree Sweets) change of use from residential to hotel units
The Board heard an application to convert 42 residential units to 42 hotel units in an existing nine-story mixed-use building at 76 Cottage Street in the Journal Square redevelopment plan area. The Board approved the application with conditions.
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Preliminary major site plan (phases 1–3) and final major site plan (phase 1) with variances — 590 Grand Street
The Board reviewed a three-phase mixed-use redevelopment at 590 Grand Street, including final approval for Phase 1 and preliminary approval for Phases 2–3, with variances related to a stilted building condition, loading space depth, and landscape buffer. The Board approved the site plan application with conditions.
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Preliminary major subdivision — 590 Grand Street (Grand Street widening dedication)
The Board considered a preliminary major subdivision application at 590 Grand Street tied to a three-phase mixed-use redevelopment and Grand Street widening dedication. The Board approved the preliminary major subdivision with conditions.
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Minor site plan with variances — comprehensive sign program for 10 Exchange Place
The Board reviewed a comprehensive sign program for the existing 30-story building at 10 Exchange Place, including façade signs, blade signs, a monument sign, and masthead signs for potential anchor tenants. The Board approved the minor site plan with conditions.
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Preliminary major site plan with deviations — 660 Grove Street (two-tower, multi-phase project; requested 10-year protections)
The Board continued and completed testimony on a two-phase, two-tower project at 660 Grove Street seeking preliminary major site plan approval with deviations and a request for extended preliminary approval protections. After public comment and staff review, the Board approved preliminary approval with statutory three-year protections.
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Carry: preliminary site plan with variances for 180 Baldwin Avenue (Journal Square 2060 redevelopment area) to November 25, 2025
The Board opened testimony on a large multi-building project at 180 Baldwin Avenue (six 27-story buildings) but carried the matter to November 25, 2025 to allow time for deliberation and potential conditions, including discussion of increasing retail space to 16,000 square feet.
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Preliminary/final major site plan amendment: 49–51 Morton Place (and related addresses) — revised turnaround/notch and lobby reorientation
The Board approved an amended site plan for the Morton Place project, revising the Morton Place turnaround with a notch/hammerhead and reorienting the main residential lobby and internal layout toward the Orient Avenue frontage, with updated conditions.
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Preliminary/final major site plan with variances: Bayfront Block 31 (80 Kellogg Street) — 380 units, 235 parking spaces, ~7,000 sq ft retail; affordable and workforce units
The Board approved a preliminary/final major site plan with variances for Bayfront Block 31 (80 Kellogg Street), a 13-story mixed-use building with 380 units, 235 parking spaces, and approximately 6,860–7,000 sq ft of retail, including 76 affordable units and 57 workforce units, with staff conditions.
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Final subdivision extension: 286 Cole Street — one-year extension
The Board granted a one-year extension for a major subdivision approval at 286 Cole Street, to allow time to execute and record a plat after coordination with the Tax Assessor.
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Site plan extension: 833–835 Pavonia Avenue (five stories, 26 units) — extend approval to December 13, 2026
The Board granted a two-year extension for a five-story, 26-unit project at 833–835 Pavonia Avenue, extending the approval to December 13, 2026, with original conditions carried forward.
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Site plan extension: 85 Storms Avenue (five-story, 23-unit building) — extend approval to July 12, 2026
The Board granted a two-year extension for a previously approved five-story, 23-unit project at 85 Storms Avenue, extending the approval to July 12, 2026, with original conditions carried forward.
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Carry: Site plan amendment — 608–612 Pavonia Avenue (Homestead Market LLC) (unit increase and facade/material issues; stop work order discussion)
The Board heard testimony on a proposed amended final major site plan to increase residential units from 432 to 437 and modify hotel/retail layouts, but carried the matter for the applicant and staff to meet regarding proposed changes, including eastern facade treatment concerns.
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Carries to January 27, 2026 with preservation of notice (multiple cases)
The Board carried several cases to January 27, 2026 with preservation of notice, including matters at 391 Fairmount, 417–427 Hoboken Avenue, 87 Van Horn Street, 597 Marin Boulevard/166 4th Street, and 455 3rd Street (subdivision and major site plan).
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Approval: Site plan amendment and variances — 20 Christopher Columbus Drive (Harborside Plaza) (parking program changes; street trees; lighting; drive aisle width)
The Board approved amendments for the Harborside project at 20 Christopher Columbus Drive, keeping 800 units while reducing self-park spaces from 392 to 294 with a valet program, adjusting building massing and retail, and seeking variances related to street trees, lighting, and a 12-foot one-way drive aisle where 22 feet is required.
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Approval: Site plan amendment and variances — 177 Grant Street (unit mix change; school space increase; retail and parking reduction; curb cut/driveway relief)
The Board approved amendments to the 177 Grant Street project, increasing units from 397 to 413, increasing school space to 8,252 sq ft, reducing retail to about 7,000 sq ft, and reducing parking to 70 spaces, along with driveway/curb cut relief and operational testimony for the OLC pre-K program.
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Approval: One-year site plan extension — 650 Grant Street (BJ Power LLC)
The Board approved a second one-year extension for the 650 Grant Street project after the applicant stated construction was ready to begin and staff recommended approval subject to original conditions.
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Approval: 180 Baldwin Avenue LLC (preliminary major site plan variances) — retail increase and office reduction
The Board heard limited additional testimony on revised plans increasing retail to 20,832 sq ft and reducing office space to about 94,000 sq ft, then approved the application with staff conditions.
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Minor Subdivision Approved: 203 Danforth Avenue (Two-Lot Subdivision)
The Board approved a two-lot minor subdivision at 203 Danforth Avenue, dividing a 50' x 110' lot into two conforming 25' x 110' lots, with conditions from a staff report dated November 25, 2025.
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Conditional Use Approved: 3169 JFK Boulevard (Ground-Floor Retail/Commercial Corner Use; Roof Deck and Rear Yard Variances)
The Board approved a conditional use application for a three-story mixed-use building at 3169 JFK Boulevard with ground-floor retail/commercial space and two residential units, granting bulk variances including rear yard setback and roof deck setback, subject to staff conditions.
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Preliminary/Final Major Site Plan with Variances Approved: 33 Pacific Avenue (Canal Crossing Redevelopment Plan; 99 Units, 15 Affordable; 29 Parking Spaces)
The Board approved an eight-story, 99-unit mixed-use building at 33 Pacific Avenue in the Canal Crossing Redevelopment Plan area, including 15 affordable units, ground-floor commercial space, and 29 parking spaces, with relief related to curb cuts/egress and conditions including affordable unit material consistency and railing adjustments.
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Minor Site Plan with Variances Approved: 421 New York Avenue (Adaptive Reuse/Expansion of Existing Four-Family; Contested Vote)
The Board approved an application to expand and adaptively reuse an existing four-family building at 421 New York Avenue without increasing unit count, granting variances related to number of stories and front yard lot coverage, with conditions including added stormwater mitigation details. The vote was 4 in favor and 1 opposed.
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Minor Site Plan with Variances Approved: 28–30 Winfield Avenue (5-Unit Building; Commissioner Recusal)
The Board approved a three-story, five-unit residential building at 28–30 Winfield Avenue with variances, after noting a conflict and recusal by Commissioner Stamato due to an adjacent property connection. Approval included staff conditions dated November 21, 2025.
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Minor Site Plan and Variances Approved: 230 First Street (Harsimus Cove Historic District)
The Board approved a four-story, four-unit infill building at 230 First Street with variances for height (43'11" vs. 40') and building coverage (about 63% vs. 60%), noting HPC approval and staff-recommended conditions.
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Memorialization: Journal Square Improvement LLC — Preliminary/Final Major Site Plan Approval (549–551 Pavonia Avenue)
The board memorialized a resolution approving preliminary/final major site plan approval with conditions for Journal Square Improvement LLC for 549–551 Pavonia Avenue (Block 9606, Lots 41–42). The resolution was approved unanimously.
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Memorialization: 203 Danford Avenue LLC — Minor Subdivision (203 Danford Avenue)
The board memorialized a resolution for 203 Danford Avenue LLC regarding a minor subdivision for 203 Danford Avenue (Block 28102, Lot 17). The resolution was approved unanimously.
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Memorialization: Bayfront Partners 32 Urban Renewal LP — Extension of Preliminary Major Site Plan Approval Deviation (200 Kellogg Street)
The board memorialized a resolution for Bayfront Partners 32 Urban Renewal LP and related entities for an extension of preliminary major site plan approval deviation for 200 Kellogg Street (Block 21901, Lot 01 and Lot 601/portion of lot). The resolution was approved unanimously.
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Memorialization: Realy Properties — Corrective Resolution (590 Grand Street)
The board memorialized a corrective resolution for Realy Properties regarding preliminary major site plan approval, major site plan approval, variance, and design waiver approvals for 590 Grand Street (Block 15401, Lots 12–25). The resolution was approved unanimously.
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Memorialization: Mason Ambassadors LLC — Minor Site Plan Approval Variation (230 First Street)
The board memorialized a resolution for Mason Ambassadors LLC regarding minor site plan approval variation for 230 First Street (Block 11402, Lot 26). The resolution was approved unanimously.
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Memorialization: Pacific Holding LLC — Preliminary Major Site Plan Approval Deviation (33 Pacific Avenue)
The board memorialized a resolution for Pacific Holding LLC regarding preliminary major site plan approval deviation for 33 Pacific Avenue. The resolution was approved unanimously.
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Preliminary/Final Major Subdivision: 99 Arlington Avenue
The board heard a major subdivision to divide an existing 50x100 lot into five townhouse lots, with two minor variances related to lot area. A resident raised concerns about historic status, a rock wall, and façade materials. Staff recommended approval and the board approved unanimously with conditions.
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Minor Site Plan: 391 Fairmont Avenue
The board heard a minor site plan to renovate and expand an existing three-story one-family building into a four-unit building with large three-bedroom units, outdoor space, and roof decks. Planning staff recommended approval with conditions, which the applicant accepted. The board approved unanimously.
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Memorialization of resolutions (multiple matters)
The Board memorialized multiple resolutions, as read into the record, including one-year extension, major site plan approvals, conditional use/variances, a minor site plan variance, a Section 1031 review recommendation for HCCC signage, an amendment recommendation for the Powerhouse Arts District redevelopment plan, and a preliminary/final site plan approval for 87/97 Van Horn Street.
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Preliminary and final major site plan approval: 480 Washington Boulevard (Newport Redevelopment Area) conversion of upper floors from office to residential
The Board heard a variance-free major site plan application to convert the top nine stories of an existing Newport office building at 480 Washington Blvd to residential, creating 288 units while retaining office use on lower floors. Staff recommended approval, and the Board approved with conditions.
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One-year extension request (variance-related condition) for 352 Luis Muñoz Marin Boulevard (352 Marin LLC)
Counsel for 352 Marin LLC requested a carry to March 24 and sought a one-year extension related to a condition requiring filing of a final major site plan application. Staff recommended denial. The Board denied the request to carry and denied the one-year extension.
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Memorialization of Six Resolutions (as read into the record)
The Board voted to memorialize six resolutions read into the record, including extensions, subdivisions, and minor site plan approvals, and the motion carried unanimously.
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Carry: P2025-000067 Preliminary/Final Major Site Plan Variances (8–10 Lot Street / 625–639 Newark Avenue area; 47-story project)
After initial testimony and Board concerns about incomplete/unclear Lot Street pedestrian plaza elements and plan details, the Board carried the application to May 26.
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Approval: P2025-0233 Site Plan Amendment (3–25 New York Avenue) to Increase Parking via Compact/Tandem Spaces
The Board approved a site plan amendment for a completed 336-unit building to increase parking from 206 to 223 spaces by restriping and adding 12 compact and five tandem spaces, with conditions from staff memos and a recusal/abstention noted.
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Carry: P2025-0106 Preliminary/Final Major Site Plan Amendment (342 Johnston Avenue)
At the Chair’s direction, the Board carried the amendment request for 342 Johnston Avenue to May 26 due to questions about whether changes had already been constructed and the need to verify conditions on-site.
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Approval: P2025-0144 Preliminary/Final Major Site Plan (500 Washington Boulevard; Marina Pier traffic and parking reconfiguration)
The Board approved a variance-free plan to reconfigure traffic circulation and parking at Marina Pier, adding traffic calming, crosswalk treatments, 36 parking spaces (up from 30), and 16 bicycle parking spaces, with an added condition for a physical barrier along the pedestrian walkway.
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Approval: P2025-0130 Preliminary/Final Major Site Plan (626 Communipaw Avenue; Jackson Hill Redevelopment Plan)
The Board approved a six-story mixed-use building at 626 Communipaw Avenue with 70 residential units (including a low-income three-bedroom affordable unit) and ground-floor retail, with conditions from staff and agreement to handle construction/material requirements.
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Approval: P2025-0167 Preliminary/Final Major Site Plan with Variance (NJSH Route 440 / Route 185 Terminal Facility; chain-link fence deviation)
The Board approved a terminal facility site plan in the Port Industrial zone for a remediated former tank farm site, including stormwater basins, lighting, landscaping, and a variance/deviation to allow an existing chain-link fence along Route 440.
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Approval: P2025-0227 Site Plan Amendment for Public Park (39 Regent Street, Liberty Harbor North)
The Board approved a site plan amendment for a 14,756 sq. ft. public park at 39 Regent Street featuring a dog run, children’s play area, and public plaza, with conditions including a public access agreement and coordination with the City.
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Approval: P2026-000016 Second One-Year Extension (16–66 6th Street / 108 6th Street, Newport)
The Board approved a second one-year extension of preliminary major site plan approval for a six-building mixed-use complex in the Newport redevelopment area, extending the approval from April 2026 to April 2027.
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Approval: P2025-0248 One-Year Extension (364 6th Street)
The Board approved a one-year extension for a previously approved seven-story, 17-unit building at 364 6th Street, with prior conditions and variances remaining in effect.
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Carry: P2025-0129 (2859–2873 Kennedy Boulevard) Preliminary/Final Major Site Plan Variances
At the applicant’s request due to a late issue regarding redeveloper agreement status, the Board carried the application to April 14 with preservation notice.
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Memorialization: Approval of eight resolutions (multiple applicants and cases, including Route 440 matter decided March 24, 2026)
Near the end of the meeting, the Board listed eight resolutions for memorialization, including the Bay View Avenue subdivision and site plan approvals, an extension at 352 Luis Muñoz Boulevard, approvals for 569 Palisade Avenue and 808 Pavonia Avenue, and other Communipaw Avenue and Harrison Avenue matters. The Board approved the resolutions by roll call unanimously.
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Minor site plan with variances: 3–5 Orchard Street — rear expansion and façade renovation of existing 3-story, 4-unit building; front yard landscaping/coverage variance
The Board reviewed a minor site plan for 3–5 Orchard Street involving a rear addition and façade renovation to an existing three-story, four-unit building, including ADA accessibility improvements at the front. The applicant sought variances related to front yard landscaping and front yard coverage due to existing 100% concrete coverage. Staff recommended approval with conditions. The Board approved unanimously.
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183–193 Bay View Avenue: Preliminary/final major site plan (adaptive reuse) and minor subdivision with variances (Sacred Heart campus priory building)
The Board heard two related applications at 183–193 Bay View Avenue involving an existing priory building being adaptively reused as multifamily housing and a minor subdivision to adjust a lot line so the building no longer straddles a property line. The architect described sidewalk/landscaping improvements, barrier-free access, unit layouts (including four units per floor on upper levels), preservation of historic features, and limited exterior changes. Staff and the historic preservation officer supported the work as consistent with rehabilitation standards and recommended approval with conditions. The Board approved both applications unanimously.
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Minor site plan with variance: 186 Terrace Avenue — new 3-story, 5-unit building; height variance (35 ft permitted, 38.33 ft proposed)
The Board reviewed a minor site plan for a new three-story, five-unit building at 186 Terrace Avenue in the R1 zone with covered parking and site improvements. The applicant sought a 3.33-foot height variance due to steep topography and the ordinance’s curb-line height measurement method. Staff recommended approval with conditions. The Board approved unanimously.
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Consolidated applications: 86–92 Ocean Avenue subdivision and site plans (86 Ocean Avenue and 90 Ocean Avenue)
The Board heard three related applications to subdivide an irregular property at 86–92 Ocean Avenue into two lots and approve two minor site plans for two mirror-image 4-story, 45-foot buildings with 14 units each and commercial space. Variances were requested for lot depth due to the irregular shape. Staff recommended approval with conditions, including transportation and forestry comments and revisions to bicycle parking access. The Board approved all three applications unanimously.
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Preliminary and final major site plan with variances: 569 Palisade Avenue — 5-story mixed-use building (11 units, 10 parking spaces, 880 sq. ft. retail)
The Board reviewed a major site plan for a five-story mixed-use building at 569 Palisade Avenue in the RC2 zone, proposing 11 residential units, 10 parking spaces, and 880 sq. ft. retail. The applicant sought variances for a rear yard setback due to a notch in the lot and for compact parking space dimensions. Staff recommended approval with conditions. The Board approved unanimously.
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Minor site plan: 202 Plainfield Avenue — new 3-story, 4-unit residential building with 2 parking spaces (no variances)
The Board reviewed a minor site plan for a new three-story, four-unit residential building at 202 Plainfield Avenue with two parking spaces and site improvements. The architect described unit layouts, roof deck/green roof, materials, and stormwater management. Staff found the project conformed to R1 standards with no variances and recommended approval. The Board approved unanimously.
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Extension: 99 Arlington Avenue (Usher Levy) — minor subdivision recording extension
The Board heard a request to extend time to record a subdivision deed for 99 Arlington Avenue, citing the need to obtain a demolition permit before filing/recording the subdivision. The applicant requested a 190-day extension consistent with the prior discussion. Staff recommended approval with prior conditions. The Board approved unanimously.
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Memorialization of resolutions (multiple cases listed)
The Board voted to memorialize a list of resolutions for multiple planning cases, including minor site plans, time extensions, subdivisions/variances, and the Kennedy Boulevard acquisitions matter decided that night.
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Amendment to previous approval — 87 Broad Street (continued hearing; as-built conditions and fire escape variation issues)
The Board continued a hearing on an amendment to a prior approval for 87 Broad Street, focusing on discrepancies between approved plans and as-built conditions, including rear setback/survey issues and a fire escape configuration approved through a Hoboken variation process. After testimony from multiple professionals and questions from the Board and opposing counsel, the matter was carried to June 30, 2026 with renotice.
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Minor site plan — 66 Wayne Street — four-story, four-unit building (Van Vorst Historic District)
In a companion action to 68 Wayne Street, the Board voted separately to approve the identical minor site plan for 66 Wayne Street, including the same general design and conditions discussed for the paired application.
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Minor site plan — 68 Wayne Street — four-story, four-unit building (Van Vorst Historic District)
The Board heard a minor site plan for 68 Wayne Street to construct a four-story, four-unit building on a vacant lot in the Van Vorst Historic District. The applicant described the design, rear egress stair, and requested variances. Public comment was opened and closed with no speakers, and the Board approved with conditions including adding a wheeling ramp for bikes on stairs.
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Minor site plan — rooftop telecommunications facility — 2854 JFK Boulevard
The Board heard a minor site plan application for a rooftop telecommunications facility at 2854 JFK Boulevard, described as replacing an existing site. The applicant presented photo simulations and requested a design waiver. Public comment was opened and closed with no speakers, and the Board approved with conditions including painting antennas matte gray.
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Preliminary and final major site plan with variances — 2859–2873 Kennedy Boulevard (Journal Square) — 55-story, 840-unit mixed-use building
The Board heard extensive testimony on a proposed 55-story, 840-unit mixed-use project at 2859–2873 Kennedy Boulevard, including 84 affordable units, retail including a grocery tenant, loading coordination with the adjacent Loew’s property, streetscape/landscape plans, and multiple deviations/variances. After public comment (including support from building trades and opposition focused on street trees and Art Walk conditions), the Board approved the application with conditions discussed on the record.
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Preliminary and final major site plan and interim use: 200 Chapel Avenue (Port Liberté / Caven Point Redevelopment Plan) — procedural eligibility, legal argument on redevelopment plan expiration, and supplemental expert testimony
The Board resumed hearings on the 200 Chapel Avenue application (168 stacked townhome-style condos in 19 four-story buildings, two parking spaces per unit plus 80 guest spaces, and an interim use sales trailer). The Board confirmed member eligibility based on review of prior testimony and noted a recusal. Objectors argued the Caven Point Redevelopment Plan expired after 40 years; the applicant relied on a zoning officer determination and prior zoning board decision, and also argued the time-of-application rule. The applicant presented supplemental traffic testimony and updated engineering/stormwater testimony addressing agency and HOA comments, including pump station upgrades and flood/stormwater regulatory framework.
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Minor subdivision: 231 New York Avenue (noted as 229 New York Avenue for notice/affidavit)
The Board heard a minor subdivision application for 231 New York Avenue (affidavit referenced 229 New York Avenue) proposing to subdivide a 50x100 lot into two 25x100 lots and remove an existing closed curb cut. Staff found the lots adhere to R-1 standards and recommended approval with conditions from an April 28, 2026 memo; public comment was closed with no speakers; the Board approved.
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Minor subdivision: 61 Prospect Street (demolition and curb cut removal noted)
The Board heard a minor subdivision application for 61 Prospect Street proposing to subdivide a 50x100 lot into two 25x100 lots, demolish an existing three-story dwelling, and remove an existing curb cut. Staff recommended approval with conditions from a March 24, 2026 memo; public comment was closed with no speakers; the Board approved.
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Carry to date certain with preservation notice: 30–32 Waverly Street
The Board announced that Case P2025-0127 (minor site plan with variances) for 30–32 Waverly Street was carried to May 12 with preservation notice.
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Carry to date certain with preservation notice: 662 Communipaw Avenue
The Board announced that Case P2025-000032 (preliminary and final major site plan with variances) for 662 Communipaw Avenue was carried to May 12 with preservation notice.
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Preliminary and final major subdivision with variances: 55–59 Kedar Avenue
The Board heard a preliminary and final major subdivision application for 55–59 Kedar Avenue proposing subdivision of an oversized R-1 lot into six lots, with one lot requiring a lot-area variance (2,250 sq ft vs. 2,500 sq ft). The applicant emphasized minimizing curb cuts (three total) and stated homes could be built without further variances. Staff supported the C(2) variance and recommended approval with conditions; the Board approved.
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One-year extension request: 216 Palisade Avenue
The Board heard a request for a one-year extension for 216 Palisade Avenue, a project approved May 2024 and expiring May 2026, described as 51 senior housing units with a small variance. The applicant cited other project commitments and interest in discussing possible amendments with neighborhood representatives. Public comment was closed with no speakers, and the Board approved subject to prior conditions.
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One-year extension request: 216 Academy Street
The Board heard a request for a first one-year extension of a site plan approval for 216 Academy Street due to construction timing and negotiations to purchase a neighboring property. The Board closed public comment (no speakers) and approved the extension with staff recommendations and prior conditions.
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Minor site plan (no variances requested): 69 Lake Street (69 Lake Realty LLC) with five-unit building plus rear ADU; extensive public comment on tree impacts and safety
The Board approved a conforming minor site plan at 69 Lake Street for a three-story, five-unit building plus a rear accessory dwelling unit (ADU). Multiple public speakers opposed approval, focusing on impacts to a neighboring mature silver maple tree, emergency access to the rear ADU, privacy, sunlight, and parking. The applicant agreed to multiple conditions including relocating utilities under the building, arborist oversight, material changes, green roof maintenance, and exploring fire hose connection and irrigation.
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Minor subdivision / lot line adjustment: 411–413 Liberty Avenue
The Board approved a minor subdivision described as a lot line adjustment at 411–413 Liberty Avenue to create two conforming 25x100 lots from previously nonconforming lots. The applicant agreed to a condition limiting curb cuts to one; staff recommended approval with conditions.
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Preliminary/final major site plan with deviations/variances: 723 Grand Street
The Board approved a major site plan for a mixed-use building at 723 Grand Street with 70 residential units and ground-floor commercial space, including affordable units and on-site parking. Public comment supported redevelopment but raised concerns about loading/unloading and traffic; the Board added conditions related to loading/drop-off and exploring native plant/green strip options.
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Minor subdivision: 210–212 Bergen Avenue
The Board approved a minor subdivision at 210–212 Bergen Avenue to create two new lots in the R-3 zone. Staff described the application as straightforward and recommended approval.
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Minor site plan: 44 Cole Street
The Board approved a four-story, four-unit building at 44 Cole Street in the RC-3 district. Staff stated the proposal adhered to zone standards and supported Master Plan objectives related to mitigating flooding and creating a resilient neighborhood; approval was subject to conditions in a May 12, 2026 memo.
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Minor site plan with variances: 311 Third Street
The Board approved a four-story, four-unit building at 311 Third Street in the RC-3 district with variances for rear yard setback and coverage. The applicant cited numerous lot-line windows on adjacent properties as a hardship influencing design and setbacks; staff recommended approval with conditions.
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Minor site plan with variance and design waiver: Orchard Street (Orchard Street JC LLC)
The Board approved a minor site plan for a three-story, three-unit building with a two-car tandem garage on Orchard Street, including a parking aisle variance and a lighting design waiver. Public comment asked about landscaping and street trees; the applicant stated an existing street tree would remain.
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Minor subdivision with variances: 141 Oxford Avenue
The Board approved a minor subdivision for a vacant 50x~99 lot at 141 Oxford Avenue into two 25-foot-wide lots, requiring minor variances for lot area and depth. Staff found no detriment and recommended approval with conditions in a March 24, 2026 memo.
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Minor subdivision with variance: 113–115 Oak Street
The Board approved a minor subdivision to split a 50x100 lot into two 25x100 lots at 113–115 Oak Street, with a side yard setback variance for an existing building. Public comment raised parking concerns; the applicant stated the curb cut would remain but be reduced to comply with standards, potentially adding curbside parking.
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One-year extension of site plan approval: 35 Fairview Avenue (35 Fairview Avenue LLC)
The Board approved a first one-year extension for an approval at 35 Fairview Avenue. The applicant stated financing could not be obtained and the project was being marketed; the extension was requested to keep the approval vested for a potential buyer.
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One-year extension of site plan approval: 167 Academy Street (Vasan Properties LLC)
The Board approved a one-year extension for a previously approved project at 167 Academy Street. The applicant cited monitoring proposed Journal Square amendments as a reason for delaying commencement. Staff recommended approval subject to original conditions.
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Memorialization: 210–212 Bergen Avenue (minor subdivision approval; decided May 12, 2026)
The Board memorialized Case P2026-00003 for 210–212 Bergen Avenue (Block 23405, lot not fully clear), described as a minor subdivision approval, decided May 12, 2026 and memorialized May 26, 2026.
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Memorialization: Deep Patel, 16 Van Reapen Avenue (2-year extension; preliminary/final major site plan approval with deviations)
The Board memorialized Case P2025-0224 for applicant Deep Patel, described as a 2-year extension of preliminary and final major site plan approval with deviations for 16 Van Reapen Avenue (Block 7903, Lot 32.01).
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Memorialization: Orchard Holding LLC, Orchard Street (minor site plan approval with variances; decided March 31, 2026)
The Board memorialized Case P2024-0223 for Orchard Holding LLC on Orchard Street (Block 15201, Lot 48), described as minor site plan approval with variances, decided March 31, 2026 and memorialized May 26, 2026.
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Memorialization: 113–115 Oak Street (minor subdivision approval with variances; decided May 12, 2026)
The Board memorialized Case P2025-0180 for 113–115 Oak Street (Block 19503, lots not fully clear), described as a minor subdivision approval with variances, decided May 12, 2026 and memorialized May 26, 2026.
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Memorialization: extension of preliminary/final major site plan approval (decided May 12, 2026; memorialized May 26, 2026)
The Board memorialized an application identified as P2026-000051, described as an extension of preliminary and final major site plan approval, decided May 12, 2026 and memorialized May 26, 2026.
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Expert testimony: Michael Pesselano, PP (HOA planning review; Exhibit O4)
The HOA’s planning expert testified to remaining site plan concerns, including retaining wall height/security, emergency access easement clarity, view corridor impacts, visitor parking and circulation tightness, aisle widths, fire truck maneuvering, vehicle overhang conflicts, and extensive hardscape/heat island effects. His February 3, 2026 report was marked O4.
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Case called: P2024-0229 (Master Plan amendments within Caven Point Redevelopment Plan) and P2024-0182 (200 Chapel Avenue interim use; PY Homes NJ)
The Chair called two matters: P2024-0229 (review/discussion of master plan amendments within the Caven Point redevelopment plan) and P2024-0182 (preliminary/final major site plan for interim use at 200 Chapel Avenue by PY Homes NJ). The applicant stated it would rest on direct testimony and reserve rebuttal.
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Planning Board study for amending the Powerhouse Arts District Redevelopment Plan (155 Morgan adaptive reuse)
City Planning presented Resolution 10.18 / 25-379 authorizing the Planning Board to study amending the Powerhouse Arts District Redevelopment Plan to address adaptive reuse of 155 Morgan (an old firehouse) for restaurant/banquet hall/event space use. The item was tied to redevelopment area jurisdiction and zoning variance issues; scheduling concerns were raised due to election night and Planning Board quorum.
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Council request for City Planning response regarding Route 139 rezoning and building heights
A council member requested that City Planning respond to emails and meeting requests about Route 139 rezoning, stating City Planning proposes 10-story buildings along Route 139 and Kennedy Boulevard and five stories along Route 139 Palisade. The member said neighborhood associations want five stories and have not received responses.
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Amend zoning map to create Hackensack River Greenway overlay district (master plan implementation; lot coverage exemption/credit)
City Planning presented Ordinance 25-115 (agenda item 3.5) to amend the zoning map to create a Hackensack River Greenway overlay district. Applicants along the river would be required to develop and maintain greenway segments and provide public access agreements; the ordinance would provide a lot coverage exemption/credit via a formula, including a 30-foot easement for the greenway.
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Public comment: Support for Ordinance 25-124 medical zone protections and related Palisades cliff overlay concerns
Residents and advocates supported Ordinance 25-124 to protect Christ Hospital’s medical zoning and height limits, and requested additional work on the Palisade Protection Overlay District (Peep POD) to protect the cliff face and clarify setbacks and master plan intent.