Meeting record
Zoning Board of Adjustment, September 17, 2026
- Body
- Zoning Board of Adjustment
- Date
- September 17, 2026 (regular meeting)
- Video
- city recording, 0h 43m
- Called to order
- 0:00:00
- Adjourned
- 0:43:09
- Agenda
- data.jerseycitynj.gov
- Votes
- 0 confirmed, 2 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
9 Z2026-0046 case
Site Plan Extension, 2 Hoboken Ave
Announced under correspondence and adjournments at 0:01:42, in answer to the Acting Chair's 'Joseph, do we have any correspondents or adjournments?' (0:01:39): the applicant requested to be carried to the October 1, 2026 Zoning Board meeting. Case number read 'Z-2026-0046' (0:01:48 to 0:01:50, word timing). Preservation of notice was not stated for this case; the general announcement on the lateness of the hour (0:02:21 to 0:02:34) mentions it. No motion or vote was heard.
12 Z2026-0025 case
Announced under correspondence and adjournments at 0:02:00, after item 9, by the same speaker: case 'Z2026-0025' (0:02:04, word timing), 240 'Fairmont' Avenue; 'They've also requested to be carried to the October 1st Zoning Board meeting' (0:02:12). Carried to October 1, 2026. Preservation of notice was not stated for this case. No motion or vote was heard. The case was carried on July 9, 2026 to this meeting (item 13 of data/meetings/zoning-2026-07-09.json).
10 Z2026-0037 case
Site Plan Amendment, 577 Jackson Ave
5-0 5 ayes, 0 nays, roll call at 0:13:57 as heard, unconfirmedMotion to approve Case Z2026-0037 as presented (0:13:44), speaker not named; no second is clearly heard. Commissioner Shedeed's answer (0:14:00) is very faint on the audio and is recorded as aye on Adam Hanford's reading of 2026-10-18, matching the announced 'Motion carries 5-0' (0:14:09). Commissioners Allen (0:13:59), Czaplicki (0:14:03) and Burns (0:14:06) and Acting Chair Araujo (0:14:08) answered yes. No resolution of this case had been posted as of 2026-10-16. Published on Adam Hanford's decision of 2026-10-18. No memorialized resolution of this hearing yet, so the vote shows as heard, unconfirmed (EDITORIAL.md section 4).
- 0:03:01 Attorney: The applicant's attorney said the application amends a 2019 approval of this board for a 28-unit building with 23 parking spaces, now under construction, and asked to reduce the parking to 21 spaces because of an encroachment from the neighbouring property found during construction (0:04:14).
- 0:08:57 Applicant: The applicant's architect said the parking ratio goes from 0.82 to 0.75 spaces per unit, with eight studios among the 28 units (0:09:04).
- 0:09:59 Applicant: The applicant's architect described the other changes: a trash chute, an elevator lobby for a code change, a larger lobby and package room, and facade changes: aluminum composite panels to cement panel, ground-storey cement board to stucco, one side's panel to lap siding.
- 0:12:21 Public: One member of the public spoke on the application (0:12:21 to 0:13:23).
Announced as new business at 0:02:44 ('case number Z2026-0037', word timing: 'Z2026' p 0.35, '-0037' p 0.77; '577 Jackson Avenue', 0:02:54). The applicant's architect was sworn at 0:04:54. Public comment was asked for at 0:12:10; one member of the public spoke. No questions from board members were heard when asked (0:13:31). No staff report was heard on the video; the agenda names Ben Jordan as review planner. Approved: the motion to approve carried by roll call ('Motion carries 5-0', 0:14:08); see the vote note for the answers heard.
11 Z2025-0081 case
‘c’ Variances, 285 1/2 3rd St
5-0 5 ayes, 0 nays, roll call at 0:38:32 as heard, unconfirmedMotion to approve Case Z2025-0081 as presented (0:38:20), speaker not named; no second heard. Commissioner Allen answered 'I'm a yes.' (0:38:38), Commissioner Czaplicki 'yes' (0:38:45) and Acting Chair Araujo 'Yes.' (0:38:53). Commissioner Shedeed's (0:38:43) and Commissioner Burns's (0:38:48) yes answers are faint on the audio and are recorded on Adam Hanford's reading of 2026-10-18, matching the announced 'Motion carries 5-0.' (0:38:58). No resolution of this case had been posted as of 2026-10-16. Published on Adam Hanford's decision of 2026-10-18. No memorialized resolution of this hearing yet, so the vote shows as heard, unconfirmed (EDITORIAL.md section 4).
- 0:16:06 Attorney: The applicant's attorney said 2019 approvals for a four-storey two-family building had lapsed, and that this three-storey one-family building needs two 'c' variances, rear yard setback and building coverage, with a Historic Preservation Commission certificate of appropriateness, H25494 (0:16:36).
- 0:18:53 Applicant: The applicant's architect said the lot is 14.2 by 52 feet (738.4 square feet), the building 32 feet 2 inches high with no height variance (0:18:10), the rear yard 9 feet 6 inches where 30 feet is required, and coverage 72.4% where 60% is permitted (0:20:25).
- 0:27:50 Applicant: The applicant's planner testified on the rear yard and building coverage variances under the C1 hardship criteria, citing the lot's size and depth.
- 0:33:10 Unidentified: A board member, not named, asked the applicant's architect about windows on the adjacent building, sprinklers and the fire rating of the side walls, and the total floor area (0:33:54 to 0:35:58).
- 0:37:07 Joseph Pangilinan (Board Secretary; Review Planner): Staff, called on by the Acting Chair ('Staff', 'Joseph', 0:37:05), asked the applicant to confirm the four conditions in the staff memo dated September 2, 2026; the applicant's side accepted them (0:38:08), and staff recommended approval (0:38:11).
Announced at 0:14:13 ('our next case is Z20250081', word timing p 0.88; '285 1/2 3rd Street'). The attorney appearing identified themselves as working with Stephen Joseph, the attorney on the agenda (0:14:45 to 0:14:48; see needs_checking). The applicant's architect (who also testified on item 10) and planner testified; exhibit A3 was marked at 0:18:34. Public comment was asked for in the 0:33:10 segment; none was heard. A board member, not named, then asked how the building would be constructed (0:36:02); whether it was the same member is not established. Approved: the motion to approve carried by roll call ('Motion carries 5-0.', 0:38:58); see the vote note for the answers heard.
13.1 resolution
Resolution: Resuming in-person meetings (administrative resolution)
Voice vote, no roll call at 0:39:55 as heard, unconfirmedNo member's answer is recorded for a voice vote.
The first of four resolutions read for memorialization under agenda item 13 (introduced 'we have a few resolutions to memorialize', 0:39:31). The agenda lists no individual resolutions; 13.x is this record's order of reading. The reader is not named. As read: an administrative resolution, drafted by the reader, memorializing the voice vote taken on August 6, 2026 to meet in person starting with this meeting (0:39:31). That voice vote is item motion-in-person of data/meetings/zoning-2026-08-06.json. Memorialized by voice vote: 'So all in favor of memorializing that? Aye. Aye.' (0:39:55 to 0:39:57 word timing; the two 'Aye' p 0.96 and 0.26); no roll call and no member named, so no by-member vote is recorded.
13.2 Z2026-0029 case
Voice vote, no roll call at 0:40:55 as heard, unconfirmedNo member's answer is recorded for a voice vote.
The second resolution read for memorialization under agenda item 13. Case number as read 'Z2026-0029' (0:40:14 to 0:40:15, word timing: 'Z2026' p 0.87, '-0029' p 0.99); no address was read. As read: heard on May 7 (0:40:10); an extension of time for approvals granted on February 24 and memorialized by a resolution on July 28, 2022, for preliminary and final major site plan approval with a D1 variance, a D6 height variance and a C bulk variance (0:40:18 to 0:40:25). Present that evening, as read: Chairperson Coyle and Commissioners Araujo, Shedeed, DeAngelo, Burns and Coviello; 'that application passed, seven in favor, none opposed' (0:40:38; six names read, see needs_checking). No record of the May 7, 2026 meeting exists in data/meetings. Memorialized by voice vote: 'All in favor of memorializing that?' (0:40:55) and one 'Aye.' (0:40:58, p 0.94); no roll call and no member named, so no by-member vote is recorded.
13.3 Z2025-0015 case
Voice vote, no roll call at 0:41:59 as heard, unconfirmedNo member's answer is recorded for a voice vote.
The third resolution read for memorialization under agenda item 13. No case number was read; the reader gave the hearing date, August 6, and asked whether the address was '82 or 84 Cole Street' (0:40:59). The number Z2025-0015 is taken from item 10 of data/meetings/zoning-2026-08-06.json (84 Coles St, minor site plan with 'c' variances, motion to approve failed on August 6), which this reading matches. As read: an application for minor site plan approval with C variances; the motion to approve failed, 'One was in favor, but five were opposed' (0:41:31); in favour 'Vice Chair Araujo' (0:41:35); opposed 'Commissioners Czaplicki, Burns, DeAngelo, Shedeed, and Battelle' (0:41:39; see needs_checking). The reader added that the case had Historic Preservation Commission approval five to four and that staff opposed the application (0:41:45 to 0:41:53). In the reading of item 13.4, a speaker who is not named said 'I recused on the second one, yes' (0:42:43), which agrees with Allen's recusal on this case on August 6. Memorialized by voice vote: 'So all in favor of memorializing that is aye' (0:41:59, said by the reader; 'aye' p 0.68); no separate answer heard, no roll call and no member named, so no by-member vote is recorded. This records the August 6 vote, whose roll call is held in that record (Patel's answer unclear).
13.4 Z2025-0023 case
Voice vote, no roll call at 0:42:55No member's answer is recorded for a voice vote.
The fourth and last resolution read for memorialization under agenda item 13. Case number as read 'Z2025-0023' (0:42:12 to 0:42:13, word timing: 'Z2025' p 0.94, '-0023' p 1.00), heard on the 'same date', August 6, and heard first that evening. As read: preliminary and final major site plan approval with a use variance and a bulk variance, 12-14 and 16 Harmon Street (0:42:02). The reader said Commissioner Allen was present for this case (0:42:34); a speaker who is not named said 'I recused on the second one, yes' (0:42:43); then 'this application was approved seven in favor, none opposed' and 'the six from before and Commissioner Allen voted yes' (0:42:44 to 0:42:51). This records the August 6 vote, item 8 of data/meetings/zoning-2026-08-06.json (approved 7-0 by roll call, published). Memorialized by voice vote: 'So all in favor of memorializing that is aye' (0:42:55) and one 'Aye' (0:42:59, p 0.64); no roll call and no member named, so no by-member vote is recorded. The memorialized resolution of Z2025-0023 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/8480f573-e0ba-483f-8400-25e5190f7756?tab=attachments) gives 'Decided: August 6, 2026' and 'Memorialized: September 17, 2026' (p. 1); its vote table (7-0, Allen among those in favour, p. 15) is the August 6 hearing's roll call, not this voice vote.
15 motion
Adjournment
Agenda item 15. 'Madam Chair, I'd like to make a motion to adjourn.' (0:43:07) and 'Second.' (0:43:09), speakers not named; 'Okay, thank you. So we'll see everybody October 1st.' (0:43:12). No vote was heard before the video ends (0:43:24). Executive session (agenda item 14) was not called on the video. The adjournment vote is not on the video; the record keeps the time of the seconded motion (0:43:09).
Record drafted 2026-10-16, checked 2026-10-16, reviewed by Adam Hanford 2026-10-18.