Meeting record
Zoning Board of Adjustment, June 4, 2026
- Body
- Zoning Board of Adjustment
- Date
- June 4, 2026 (regular meeting)
- Video
- city recording, 2h 29m
- Called to order
- 0:00:19
- Adjourned
- 2:29:15
- Agenda
- data.jerseycitynj.gov
- Memorialized resolutions
- jerseycitynj-energovpub.tylerhost.net
- Votes
- 1 confirmed
The Zoning Board of Adjustment publishes no written minutes, so the votes and attendance on this page are as heard on the video and are marked unconfirmed until a memorialized resolution confirms them (see the
vote rule).
Attendance
Items
6 other
Adjournments
Never read on the video (one grouped line, Adam's rule, 2026-10-16). The chair asked 'Is there any correspondence or any adjournments that you would like to share with us at this time?' (0:01:57); a speaker who is not named answered 'Nothing. Additionally, everything has been included in the agenda.' (0:02:04). The agenda lists 6a Z2025-0094, Amendment to Z20-043 for an option to eliminate permanent elevated outdoor seating along Jersey Avenue, 201 Newark Avenue, as 'CARRIED TO THE JULY 9TH 2026 MEETING WITH PRESERVATION OF NOTICE'; the case number and address were not read.
10 Z2025-0057 case
6-0 6 ayes, 0 nays, roll call at 2:24:53Full pass and the re-transcription of 8670-8750 s (checker, 2026-10-19). The chair asked for 'a motion to vote on KZ2025-0057 [as heard] with conditions' (2:24:26); a speaker who is not named said 'Excuse me, Madam Chair, I'd like to make a motion to approve case 2025-0057 as presented to the board this evening' (2:24:39); 'Can I get a second? Second.' (2:24:48) by speakers who are not named. 'Let's take a vote' (2:24:53); a 'Yes.' (8695.0 s, p 0.98) before the first name is not credited to anyone. Roll call by a reader who is not named: Allen 'Yes' (2:24:58, p 1.00), Patel 'Yes' (p 1.00), DiAngelo 'Yes' (p 1.00); Shedeed called (8706.9 s), 'he's on mute', 'Commissioner Shedeed, you're muted right now', then 'yes' (2:25:24, 8724.9 s; p 0.54 full pass, 0.31 re-transcription; speaker not distinguished); Vice Chair Araujo 'yes' (p 0.80 and 0.87); Chair Coyle 'yes' (p 0.89 and 0.99). Announced 'motion carries, 6-0' (2:25:35; '6' p 0.28 and 0.25). Burns, Czaplicki and Coviello were not called. RESO Z2025-0057 (EnerGov; date of hearing June 4, 2026; memorialized July 9, 2026): application approved, 'VOTE: 6-0', yes: Coyle, Allen, Patel, DiAngelo, Shedeed, Araujo; the table does not list Burns, Coviello or Czaplicki, absent as heard on the video. Held for Shedeed's answer (needs_checking). Commissioner Shedeed's yes (2:25:24) is faint on the audio; recorded on Adam Hanford's listening of 2026-10-20.
- 2:02:38 Attorney: The applicant's attorney described the request for two identification signs for a tattoo studio on the upper floors, with the variance sought for the sign on the building face.
- 2:08:45 Applicant: Planner Paul Ricci testified on sign sizes in the surrounding area and on the positive and negative criteria for an 18.5 square foot upper-storey sign where 10 square feet is permitted.
- 2:18:59 Applicant: Sign designer Kurt Stender described the materials and installation of the upper sign and the painted entrance sign.
- 2:22:41 Staff: Staff described the review of the sign, asked the applicant to agree to the conditions of the staff memo dated May 22, 2026, and recommended approval.
First called at 0:02:45 ('case Z2025-0057, 188 Newark Avenue'); the secretary asked the applicant to raise a hand (0:03:15 to 0:06:36) and said they had emailed the applicant's team (0:05:18); no one responded and the board moved on to item 9 at 0:06:54. Recalled at 2:01:18 after the chair said the applicant was now represented. Attorney heard as 'Veronica Schmiel from the law firm Connell Foley' (agenda: Veronica Chmiel, Esq.) for the applicant, heard as 'Nicholas Gualteros' (agenda: Nicolas Gualteros) (2:02:38). Witnesses: sign designer Kurt Stender, sworn at 2:06:09, whose audio failed and who testified by phone from 2:18:59; planner Paul Ricci, sworn at 2:08:21. Notices marked A1 (2:05:40). Signs as presented: 'High Rise Inc' [as heard; agenda and RESO Z2025-0057: Highrise Ink] logo sign of 18.5 square feet and a ground-floor entrance sign of 4.25 square feet (2:21:23). No member of the public spoke; the public portion was closed at 2:22:25. The applicant's attorney agreed to the conditions of the staff memo (2:24:12). Hearing ran from 2:01:18 to 2:25:16.
9 Z2025-0023 case
- 0:08:08 Attorney: The applicant's attorney described a three- to four-storey building with 13 units including one affordable unit, the variances sought for density, height, rear yard and parking, and changes made after meeting neighbours.
- 0:36:15 Applicant: The applicant's planner testified on the density and height variances, the affordable housing overlay, transit in the area and the master plan.
- 1:24:21 Catherine Coyle: Chair Coyle asked about the effect of having no parking spaces and later asked how the facade related to the existing buildings on the block (1:33:10).
- 1:27:49 Geoffrey Allen: Commissioner Allen asked which community group had reviewed the earlier design and what would happen to two existing trees.
- 1:41:32 Matthew da Silva (Review Planner): Staff said the report was reissued on June 3, 2026, said the testimony met the findings for the D5 density and D6 height variances, and suggested the applicant revisit the facade design before a vote.
Called at 0:07:00 ('case Z2025-0023, 112 Harmon Street' [as heard]). Attorney Ben Wine (agenda: Benjamin Wine, Esq.) said the applicant would proceed with five commissioners present and reserved the right to adjourn before a vote (0:07:28). As presented: Block 17206, Lots 13 and 14, R-1 zone; 13 units (ten one-bedroom, two two-bedroom, one three-bedroom affordable unit) with a payment for the 0.3 fractional unit; height 43.5 feet for the four-storey portion where 35 feet is permitted; rear yard 17.5 feet where 19.9 feet is required; no parking where five spaces are required (0:08:51 to 0:09:37). The agenda describes a five-storey building with 14 units and 11 parking spaces. Staff said chapter 187 exempts inclusionary projects from parking requirements, so no parking variance is needed (1:26:32). Witnesses: architect Russell Bodnar (spelled B-O-D-N-A-R), sworn at 0:16:18; planner sworn at 0:35:14, name heard as 'Charles Height', 'Hyde', 'Haidt' and 'Hite'. Exhibits: A2 'HarmanRender_1' (0:27:56), A3 'Harman Render 2' (0:29:01), A4 zoning exhibit (0:39:56), A5 visual impact comparison (0:53:14). Commissioner Shedeed joined at 0:32:02, during the architect's testimony. Public portion opened 1:12:00 and closed 1:23:47; two members of the public spoke. After a break (1:46:09 to 1:59:34) the applicant's attorney asked to adjourn to address comments on the building's appearance (1:59:49); the board attorney suggested a date certain so there would be no re-notice (2:00:51). The chair announced the case would continue on July 9 with no further notice (2:01:00). No motion or vote was heard.
11.1 Z2026-0004 case
Voice vote, no roll call at 2:27:10No member's answer is recorded for a voice vote.
Agenda item 11 (Memorialization of Resolutions); the agenda lists no individual resolutions, so 11.x is this record's order of reading. The chair said 'we have three resolutions that we need to memorialize' and asked Mr. La Paglia to take them (2:25:44). Read by the board attorney as heard April 9 (2:26:03): 'Z2026-0004. That was an appeal from a denial of a prior approval for a demolition permit. The appellant was Joseph Barato [as heard]. The location was 32 Sherman Place' (2:26:21); 'a motion to deny that appeal. That motion passed'; present as read: Chair Coyle, Commissioners Allen, Shedeed, Patel, Burns, Coviello and DiAngelo; 'Six in favor, one opposed. The one opposed was Commissioner Patel' (2:26:46). Memorialized by voice vote: 'So all in favor of memorializing that? Aye.' (2:27:10); no roll call, so no by-member vote is recorded. RESO Z2026-0004 (EnerGov, p. 12): 'APPEAL FROM DENIAL OF PRIOR APPROVAL FOR DEMOLITION PERMIT', appellant Joseph Berardo, 32 Sherman Place (Block 3702, Lot 44), 'VOTE 6-1', date of hearing April 9, 2026, date of memorialization June 4, 2026.
11.2 Z2025-0074 case
Voice vote, no roll call at 2:28:00No member's answer is recorded for a voice vote.
Read by the board attorney: present on May 7 as read: Chairperson Coyle, Vice Chair Araujo, Commissioners Burns, Shedeed, Czaplicki, Coviello and DiAngelo (2:27:13); 'Z2025-0074. That was an approval of an amendment to a previously approved preliminary and final major site plan approval with variances and conditions and an interim use' (2:27:31); address '1072-1075 Westside Avenue' (2:27:49); 'That passed seven in favor, none opposed' (2:27:55). Memorialized by voice vote: 'All in favor of memorializing that' (2:28:00), 'Aye' (2:28:03); no roll call. RESO Z2025-0074 (EnerGov): 1072-1075 West Side Avenue (80 Broadway), Block 9301, Lot 30.01, Qualifier 1; seven commissioners listed voting in favor; date of hearing May 7, 2026, date of memorialization June 4, 2026.
11.3 Z2026-0015 case
Voice vote, no roll call at 2:28:57No member's answer is recorded for a voice vote.
Read by the board attorney as 'Z26-0015' (2:28:05), 'also on May 7th, the same seven commissioners as before' (2:28:12); 'an appeal of an administrative officer's determination, the appellant was David Chesnett [as heard], that's C-Z-E-H-U-T and the address is 615 Jersey Avenue' (2:28:18); 'a motion to deny that appeal and that motion was approved. Six in favor, none opposed, and one abstained. And the abstention was Vice Chair Araujo' (2:28:44 to 2:28:51). Memorialized by voice vote: 'All in favor of memorializing that? Aye.' (2:28:57); no roll call. RESO Z2026-0015 (EnerGov, p. 7): case Z2026-0015, appeal of administrative officer's determination, appellant David Czehut, 615 Jersey Avenue (Block 11212, Lot 22), motion to deny the appeal approved 6-0-1, date of hearing May 7, 2026, date of memorialization June 4, 2026. The attorney then said 'there's nothing else as far as resolutions' (2:28:58).
13 motion
Adjournment
Voice vote, no roll call at 2:29:19 as heard, unconfirmedNo member's answer is recorded for a voice vote.
'Then if there's nothing else, then I make a motion to adjourn the meeting. Can I get a second' (2:29:09); 'Motion. Second. Okay, all in favor?' (2:29:15), followed by words heard as 'I'm getting adjourned'; speakers not named. Other agenda items: call to order 0:00:19; roll call 0:00:25 (see attendance); sunshine announcement 0:00:59; swearing in of staff 0:01:45; correspondence asked at 0:01:57. Items 7 (Old Business), 8 (New Business) and 12 (Executive Session) were not called on the video.
Record drafted 2026-10-19, checked 2026-10-19, reviewed by Adam Hanford (review pending).