Jersey City Zoning Board of Adjustment Meeting - October 10, 2025

The Jersey City Zoning Board of Adjustment met on October 10, 2025 (noting a discrepancy: the raw transcript states October 9, 2025, but the provided date is used per instructions), to conduct a public hearing on two cases: a variance request for front yard parking at 117 North Street and a revised proposal for a four-story mixed-use building at 626 Palisade Avenue. The board also elected Joseph as its new secretary, approved carryover of several cases to October 23, 2025, and memorialized two previous resolutions.

Election of Secretary

• Joseph was elected as the new secretary of the board, replacing Erica, with no objections.

Case Z 2025-0065: 117 North Street – Front Yard Parking Variance

Applicant Testimony:

• David Abescron, applicant and homeowner, requested a C variance to allow front yard parking. He stated that parking on North Street is nearly impossible, that nearly every other property on the block has a driveway (many grandfathered), and that his wife faces safety issues walking home. He argued his property is one of the few without a driveway despite having space that meets requirements.
• Nirvana Awad, the applicant’s wife and a healthcare provider, testified about personal safety concerns walking home late, especially near a restaurant where people loiter.

Staff Testimony:

• Tania (zoning officer) provided extensive background on front yard parking regulations in Jersey City. She explained that pre-2000, front yard parking was permitted with 18 feet of depth; after 2000 it was no longer allowed. Many existing driveways were legalized through a flawed process using 2007 Google Street View. In this case, the property has only 12.5 feet of depth on its own lot; the remaining space to reach 18 feet is on public right-of-way, requiring a franchise from the city. She noted that at least 50% of the block has legal curb cuts, but the two adjacent properties (117A and 119) have similar conditions that were legalized pre-2000. Four variances were identified: front yard parking (prohibited between building and front property line), encroachment on public right-of-way, lack of 50% front yard landscaping, and insufficient parking dimensions.

Commissioner Questions & Public Comment:

• Commissioner D'Angelo raised concern about the gas meter near the proposed parking space and suggested installing a guard or moving the meter.
• No public comments were made.

Outcome:

• Motion to approve with conditions: (1) installation of a protective guard around the gas meter, and (2) the applicant must seek a franchise agreement from the city to use the public right-of-way.
• Vote: 5-0 in favor (Acting Vice Chair Barron, Commissioner Shadeed, Commissioner D'Angelo, Commissioner Patel, Acting Chair Allen).

Case Z 2024-0011: 626 Palisade Avenue – Revised Mixed-Use Building

Procedural Note:

• Commissioner Patel was absent at the previous hearing but had reviewed the transcript.

Applicant Testimony:

• Attorney Stephen Joseph Cassano Quigley (substituting for Jim Bruno) summarized revised plans. Architect Will Wickman presented changes made in response to board feedback:
  • The building was shifted back 3.5 feet (staggered setback on ground floor) to mediate between the neighbor to the south (0 ft setback) and north (9 ft setback).
  • A ground-floor commercial space was enlarged and given a prominent storefront; a canopy was removed and replaced with a lower cornice band and planters.
  • A radius corner was added to soften the transition to the adjacent building.
  • Additional setbacks were provided to avoid disturbing the neighbor’s electrical service mast.
  • A courtyard was created to preserve a lot-line window on the neighbor’s building, and the elevator was shifted back.
  • Roof amenity space was slightly increased but shallower due to elevator repositioning.
• Planner Carolyn testified that the revised front yard setback triggered an additional C variance (not meeting either adjacent building’s setback). She stated that the changes improved light and air for the northern neighbor and that the project met positive and negative criteria for all requested variances: D1 use variance (commercial on ground floor), D5 density variance, D6 height variance (4 stories/43’8”), C variance for rear yard (30 ft vs. required 35 ft), and C variance for rooftop appurtenance height.

Public Comments (Support and Opposition):

• Opponents:
  • Kern Weissman (576 Palisade Ave) read a letter from neighbor Paul Stylianou (628 Palisade Ave) who opposed the variances, citing impacts on light, air, property value, and parking. Weissman also urged using the Affordable Housing Overlay (AHO) to build 18 units as-of-right rather than granting variances for profit.
  • Viviana Perez (637A Palisade Ave) stated that the changes do not address density and scale concerns; the project undermines the master plan.
  • Juan Martinez (623 Palisade Ave) argued that the building’s height (4 stories) and 24 units exceed new zoning (3 stories, 7 units) and that lack of parking will worsen street parking.
  • Diane Rubino (621 Palisade Ave) stated the project benefits only developers and asked to vote no.
  • Danielle Dalton (640 Palisade Ave) said the unit count (23) far exceeds the intended 7, and despite transit, cars will come; the building’s scale does not fit the block.
  • Anthony Townsend (353 Webster Ave, representing Riverview Neighborhood Association) argued that staff’s report incorrectly found the project meets negative criteria, that the entire block was reaffirmed R1 in 2022, and that the stormwater report misclassifies the development as minor when it replaces over 5,000 sq ft of impervious surface.
• Supporters:
  • Kate Silver (646 Palisade Ave, realtor) praised the design as a good blend but wished for more affordable units; she supported the commercial space but worried about parking.
  • Brian Rands (21 Pierce Ave) strongly supported the project, noting it provides three affordable units (only two required) and citing transit accessibility; he argued that requiring 20% affordable risks losing the three units.
  • Andrew Andrade (313 Webster Ave) supported the project, stating similar buildings exist north on Palisade, that many tenants don't have cars, and that affordable housing is desperately needed in the Heights.
  • Megan Wilkie (21 Pierce Ave) supported the project, emphasizing the need for more housing at all income levels and the benefits of commercial space and transit proximity.

Staff Response:

• Staff (Tania) summarized the revised plan, acknowledged the new front yard variance, and stated that the applicant accepted all staff-recommended conditions. She noted that parking is not required due to the lot width (50 ft), independent of the affordable housing provision.

Outcome:

• Motion to approve with conditions (as outlined in staff report) passed unanimously.
• Vote: 5-0 (same board members).

Memorialization of Previous Resolutions

• Case Z 2024-0078 (1727-1733 Kennedy Blvd & 259 Danforth Ave): Preliminary and final major site plan with variances. Heard August 7, 2025; passed 7-0. Memorialized unanimously.
• Case Z 2025-0054 (Grove Street Hub LLC): One-year extension of previously approved site plan. Heard September 11, 2025; passed 6-0. Memorialized unanimously.

Key Outcomes

• Elected Joseph as board secretary.
• Approved Case Z 2025-0065 (117 North Street) with conditions: gas meter guard and franchise agreement. Vote: 5-0.
• Approved Case Z 2024-0011 (626 Palisade Avenue) with conditions. Vote: 5-0.
• Memorialized two prior approvals (Z 2024-0078 and Z 2025-0054) unanimously.
• Carried over four cases to October 23, 2025 with preservation of notice.