Meeting record
Zoning Board of Adjustment, July 9, 2026
- Body
- Zoning Board of Adjustment
- Date
- July 9, 2026 (regular meeting)
- Video
- city recording, 2h 29m
- Called to order
- 0:00:09
- Adjourned
- 2:29:35
- Agenda
- data.jerseycitynj.gov
- Memorialized resolutions
- jerseycitynj-energovpub.tylerhost.net
- Votes
- 1 confirmed, 3 as heard, unconfirmed
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
13 Z2026-0025 case
Announced under correspondence and adjournments at 0:02:03: the applicant requested to be carried to the September 17, 2026 Zoning Board hearing with preservation of notice; the case number was repeated at 0:02:27 and the date confirmed at 0:02:39. The speaker is not named. No motion or vote was heard.
9 Z2025-0023 case
- 0:03:53 Staff: Said that, because of a problem getting the transcripts to some commissioners, only three of the seven commissioners present had attended the last hearing and the other four had not read the transcript or watched the video.
- 0:04:25 Attorney: The applicant's attorney asked to present the revisions submitted 10 days before the meeting and to return at the next meeting once the full board had reviewed the first transcript.
- 0:05:10 Staff: Agreed, and said members attending the August meeting would be asked to have read the first transcript and this one, so that the board could go to a vote in August.
- 0:05:40 Attorney: Said the application is for a residential building at 12-16 Harmon Street (block 17206, lots 13 and 14, R1 zone) needing height (d6) and density variances, with 10% of the units affordable.
- 0:36:38 Staff: Staff suggested giving the staff report at the next meeting, when the board would vote, after the applicant's closing; the applicant's attorney agreed (0:37:43).
Continued from the June 4, 2026 meeting with testimony taken (agenda). The applicant's architect (sworn at 0:10:32) presented a revised facade design and the applicant's planner (sworn at 0:20:00) testified on the height and density variances. Public portion opened at 0:28:35; two members of the public spoke. The public portion was closed by roll call at 0:35:53 (item motion-close-public-9). No vote was taken on the application: it was carried with preservation of notice to August 6, 2026, when staff and the applicant's closing are to be heard (0:38:37; date given at 0:38:25). The announcement follows the applicant's attorney asking the board attorney to make it (0:38:14).
motion-close-public-9 motion
Motion to close the public portion of case Z2025-0023
7-0 7 ayes, 0 nays, roll call at 0:35:53 as heard, unconfirmedRoll call read by the secretary from 'Commissioner Burns?' (0:35:53, word timing) through 'Acting Chair Araujo? Yes.' (0:36:22); every answer heard (p 0.98 to 1.00). 'Motion carries.' (0:36:25). No count announced. Mover and seconder not named. A procedural motion: no memorialized resolution will record it.
Motion to close the public portion of case Z2025-0023 (item 9), made at 0:35:37 (word timing) by a speaker who is not named, seconded by another unnamed speaker. Four of the seven members present had not attended the earlier hearing of the case (0:03:53); all seven answered on this procedural motion (see item 9's needs_checking entry on the earlier hearing).
10 Z2025-0094 case
7-0 7 ayes, 0 nays, roll call at 1:42:54Roll call read by the secretary from 'Commissioner Allen?' (1:42:54, word timing) through 'Acting Chair Araujo? Yes.' (1:43:51); every answer heard. Czaplicki answered 'Yeah, I want to say yes' and made a statement before 'so yes I vote yes' (1:43:03 to 1:43:39). Secretary: 'Motion carries 7-0.' (1:43:52). Mover and seconder not named; the motion was read as 'KZ20225-094'. Second record: the memorialized resolution of Z2025-0094 on EnerGov (date of hearing July 9, 2026; memorialized August 6, 2026; vote 7-0, p. 10). The resolution's vote table does not list Commissioners Coyle and Shedeed; absent as heard on the video.
- 0:39:30 Vincent J. La Paglia (Board Attorney): Said an objector's appeal of the 2025 approval had been dismissed by the Appellate Division, that a motion to reinstate it had been filed that day, and that the board had jurisdiction to hear the amendment.
- 0:50:31 Attorney: The objectors' attorney said the appeal had been dismissed over a caption deficiency, that its reinstatement was expected, and that the board did have jurisdiction that evening.
- 1:03:51 Attorney: The applicant's attorney said the project approved in March 2025 is a nine-storey hotel with 72 rooms, and that the amendment seeks the option to build it without the outdoor dining deck in the Jersey Avenue right-of-way.
- 1:27:27 Matthew da Silva (Review Planner): Said, covering for Tanya Marione, that staff recommends approval with one added condition: updated plans without the deck, showing rehabilitation and preservation of the existing facade, to be approved by the historic preservation officer before permits are issued.
- 1:43:03 Carl Czaplicki: Said during the roll call that the board had the standing to vote on the amendment that evening.
Carried from the January 8, 2026 meeting with preservation of notice (agenda). The board attorney said notice had been reviewed (0:41:28). Connection problems with the objectors' attorney led to a pause in the stenographic record from about 0:46:32 to 0:49:55. Applicant's witnesses: civil engineer (sworn at 1:05:52), architect (1:11:59), planner and traffic engineer (1:16:29). Public portion opened at 1:20:20; one member of the public spoke. The public portion was closed by voice vote (1:23:49 to 1:24:06: 'All in favor. Aye.', unnamed answers), not a roll call. A 10-minute recess was announced at 1:24:26; the board was back on the record at 1:27:09 (word timing). The applicant's attorney accepted the staff condition (1:31:12).
11 Z2025-0067 case
Minor Subdivision with 'c' and 'd' variances, 238 New York Ave
7-0 7 ayes, 0 nays, roll call at 2:10:07 as heard, unconfirmedRoll call from the re-transcription without VAD of 2:09:45 to 2:11:45 (the full pass merged the last five names into one segment with no answers): Allen 'Yes' (2:10:09, p 0.72), Czaplicki (heard 'Sheplecki') 'Yes' (2:10:13, p 0.92), Patel 'Yes' (2:10:15, p 0.98), Coviello 'Yes' (2:10:18, p 1.00), DeAngelo 'Yes' (2:10:21, p 1.00), Burns 'Yes' (2:10:24, p 1.00), Acting Chair Araujo (heard 'Ergo', p 0.46) 'Yes' (2:10:28, p 0.99). No result or count is announced before the applicant's team says goodbye (2:10:29). Mover and seconder not named. No resolution of this case uploaded to EnerGov since 2026-07-09 (checked 2026-10-16).
- 1:45:31 Attorney: The applicant's attorney said the application subdivides a 2,076-square-foot lot with a three-storey mixed-use building, found historically significant by the Historic Preservation Commission, into lots of 1,082 and 994 square feet, needing a d variance.
- 1:53:00 Applicant: The applicant's planner said the ground-floor commercial use is documented back to 1938, while the ordinance requires it to have existed in 1930 to be a permitted use.
- 2:06:24 Staff: Staff asked about the anticipated residential development and easements; a speaker for the applicant, not named, said no building is proposed and a maintenance easement is on the portal.
- 2:08:03 Staff: Said staff agrees with the applicant planner's analysis and recommends approval; a speaker for the applicant, not named, accepted the three conditions (2:09:10).
Notices accepted and marked A1 (1:45:19). Public portion opened at 2:05:42, after it was noted at 2:05:35 that it had not been opened; no one from the public raised a hand. The public portion was closed by voice vote (2:05:51 to 2:06:16, unnamed 'Aye's), not a roll call. Staff said they were covering for Matt (2:06:24); the speaker is not named. Motion to approve at 2:09:51, seconded at 2:10:02; mover and seconder not named. Seven 'Yes' answers are heard in the roll call (2:10:07 to 2:10:28, re-transcription); no result or count is announced.
12 Z2026-0031 case
Appeal of Zoning Administrator’s Determination, 58 Thomas McGovern Dr
7-0 7 ayes, 0 nays, roll call at 2:26:27 as heard, unconfirmedRoll call read by the secretary from 'Commissioner Allen?' (2:26:27, word timing) through 'Acting Chair Araujo? Yes.' (2:26:47); every answer heard (p 1.00). 'Motion carries 7-0. The appeal is affirmed.' (2:26:48). Mover not named; seconder (2:26:22) not named. No resolution of this case uploaded to EnerGov since 2026-07-09 (checked 2026-10-16).
- 2:11:43 Attorney: The appellant's attorney said the appeal, for Liberty Storage under N.J.S.A. 40:55D-70a, is of the zoning officer's March 18, 2026 issuance of an interim use banner sign permit, filed April 6, 2026.
- 2:16:20 Attorney: Said the banner is about 60 by 37 feet, about 30% of the facade, and that the ordinance limits a banner to 5% of the facade and bars signs above the second storey.
- 2:21:32 Staff: Said the facade is about 6,580 square feet, so the 5% limit allows at most about 329 square feet, that what was built was almost four times that, and recommended granting the appeal.
- 2:22:34 Staff: Said a motion to grant the appeal would mean reversing the interim permit, and asked a commissioner to state the motion.
- 2:23:04 Unidentified: A commissioner asked whether the sign as built, wider than the 60 feet approved, is an enforcement matter; the appellant's attorney said enforcement is separate from the appeal.
An appeal by Liberty Storage LLC (agenda) of the zoning officer's issuance of an interim use banner sign permit. The agenda names John J. Lamb, Esq. as attorney; the attorney who appeared gave the name Charles Rabolli, spelled R-A-B-O-L-L-I, of BD Padavano (2:11:43). The appellant's attorney named the permit holder as Public Storage (2:14:07); the agenda says TFJ Jersey City. The secretary said no correspondence had been received from the public and no one raised a hand (2:21:03). Asked whether the motion was to deny or approve the appeal (2:25:06), the commissioner was told it would be to affirm the appeal, which reverses the permit (2:25:13 to 2:25:36); the motion was stated as 'step one is the sign is not appropriate' (2:26:08) and seconded (2:26:22). The board's words after the vote were 'The appeal is affirmed.' (2:26:51). Recorded as Approved, the closest word in the action list (the appeal was granted).
14.1 Z2024-0063 case
Voice vote, no roll call at 2:28:18 as heard, unconfirmedNo member's answer is recorded for a voice vote.
One of two resolutions read for memorialization under agenda item 14 (introduced at 2:27:06: 'The only thing left on the agenda is two resolutions to approve'). The agenda lists no individual resolutions; 14.x is this record's order of reading, and the case number and title are as read on the video. The reader is not named. As read: heard on February 5, 2026, with six members present (names in needs_checking), passed six in favour and none opposed. Memorialized by voice vote: 'All in favor of approving that? Aye. Aye.' (2:28:18); no roll call, so no by-member vote is recorded.
14.2 Z2025-0057 case
Voice vote, no roll call at 2:29:15 as heard, unconfirmedNo member's answer is recorded for a voice vote.
One of two resolutions read for memorialization under agenda item 14. The agenda lists no individual resolutions; 14.x is this record's order of reading, and the case number and title are as read on the video. The reader is not named. As read: heard on June 4, 2026, with Chair Coyle and Commissioners Allen, Patel, DeAngelo, Shedeed and Araujo present, passed six in favour and none opposed. Memorialized by voice vote: 'All in favor of approving that.' followed by one 'Aye' (2:29:15); no roll call, so no by-member vote is recorded.
16 motion
Adjournment
Agenda item 16. 'Can I have a motion to adjourn?' (2:29:24); 'I'll make a motion' (2:29:33) and 'I second' (2:29:35), speakers not named; no vote or adjournment announcement is heard before goodbyes ('See you in August', 2:29:45). Executive session (agenda item 15) was not called on the video. The adjournment was moved and seconded (2:29:35); the vote is not on the video.
Record drafted 2026-10-16, checked 2026-10-16, reviewed by Adam Hanford 2026-10-18.