Jersey City Zoning Board of Adjustment Meeting - October 24, 2025

The Jersey City Zoning Board of Adjustment met on October 24, 2025, to consider several variance applications for properties in the R1 district. The board heard testimony from applicants, architects, planners, and members of the public. Four major cases were decided, with approvals granted in three cases and one approved with a dissenting vote.

Consent Calendar

• Three requests to carry cases to future dates were granted with preservation of notice:
  • Case Z2024-0071 (appeal of notice of violation for 32 Sherman Place) – carried to December 11, 2025.
  • Case Z2024-0001 (preliminary and final major site plan with variances for 48 Central Avenue) – carried to November 20, 2025.
  • Case Z2025-0046 (preliminary and final major site plan with variances for 292 Harlington Avenue) – carried to November 20, 2025.

Public Comments & Testimony

• Case Z2025-0047 (162 Summit Ave): No members of the public spoke.
• Case Z2025-0052 (364.5 Fifth Street): No members of the public spoke.
• Case Z2024-0076 (30 DeKalb Ave): Multiple residents spoke both in support and opposition:
  • Jennifer King (Friends of Spear) expressed concern that human remains may be present on the lot based on past discoveries in the adjacent cemetery and argued against a zero-lot-line building. She requested a five-foot easement and greater transparency.
  • Andrea Leaw (former resident, founder of Bergen Square Community) supported the project, stating she was confident that no bodies are on the lot and that the owners had thoroughly investigated.
  • Ruth Jackson (34 Highland Ave) expressed concerns about fire risk, emergency access, and the two-car parking variance, asking that the variance not be granted. She also requested that the eight-foot fence be installed at the start of construction.
  • Michael O. (30 Highland Ave) opposed the parking variance due to narrow streets and raised concerns about noise from HVAC units and the possibility of human remains during excavation.
  • Malta Vanessa Claudio (36 Highland Ave) expressed worries about the impact on her large blue spruce tree near the property line.
  • Stephen Dwarkin (34/36 DeKalb Ave) clarified that garbage trucks and emergency vehicles can access the dead-end street and noted that the applicant had made efforts to work with the community.
  • Maureen Nally (47 Highland Ave) raised safety concerns about the landlocked lot, fire truck access, and the combination of leaves and solar panels as a fire hazard.
  • Carmine Minocchio (44 Highland Ave) and Lucia Mezzina (44 Highland Ave) supported the project as an improvement to the neighborhood.
  • Fabio Arroyave (38 Highland Ave) spoke in favor, noting the applicant's long-term commitment to the community and warning that a different buyer might build a larger structure.
  • James Sukharev (son-in-law of applicant) gave personal testimony that no human remains were ever found on the lot and that the applicant intended to live there.
• Case Z2025-0011 (219 SIP Ave): Charles Harrington, attorney for the adjacent neighbor at 221 SIP Ave, spoke in support after the applicant agreed to address drainage, retaining wall, and emergency generator concerns.

Discussion Items

Case Z2025-0047 – 162 Summit Ave (C variances)

• Applicant sought to demolish an existing single-family building and construct a three-story, three-family residence on an irregular flag lot.
• Variances requested: front yard setback, rear yard setback, insufficient street trees, and roof deck setback.
• Architect Jeffrey Lewis presented plans for three four-bedroom apartments, a walkway with open grid pavers, and planter boxes.
• Planner Carolyn Worstell testified that the variances stem from the unusual lot configuration and that the project meets positive and negative criteria under the Municipal Land Use Law.
• Staff recommended approval with conditions (staff memo dated September 9, 2025), including a condition for building color to be lighter (applicant agreed).
• Commissioners discussed the dark color scheme and the building's location in the rear, noting it would not be visible from the street. Concerns were raised about the aesthetic match with the neighborhood.

Case Z2025-0052 – 364.5 Fifth Street (C variances)

• Applicant proposed a four-story single-family house on a very undersized lot (12.5 x 50 feet) in a flood zone.
• Variances requested: building coverage, lot coverage, rear yard setback, and front yard landscaping (all C variances).
• Architect Jensen Vasel presented plans showing a 100% building and lot coverage, a rear yard of 6.5 feet, and a stormwater detention system.
• Planner Carolyn Worstell argued that the lot's undersized nature constitutes a hardship and that the building's green roof and stormwater management meet the intent of the ordinance.
• Staff concurred, recommending approval with conditions including the addition of a franchise for the 18-inch stoop encroachment into the public right-of-way. The applicant agreed.
• Commissioner questions focused on the sidewalk width after the encroachment and the current use of the lot's driveway.

Case Z2024-0076 – 30 DeKalb Ave (C variances)

• Applicant (Richard Isgard) sought to build a three-family home with an art studio on a landlocked flag lot adjacent to Spear Cemetery.
• Variances requested: minimum lot width, parking between building line and street line, curb cut width (10 ft to 17 ft), front yard landscaping (30% required, 14.6% proposed), and fence height (up to 10.67 ft where 4 ft permitted).
• Architect Nicole Robertson presented the evolution of the design in response to neighborhood feedback (removing balconies, reducing height, minimizing windows).
• Planner Catherine Gregory testified that the lot's unique shape and dead-end location create hardships and that the variances fulfill purposes of the MLUL, including promoting housing in an area with existing infrastructure.
• Staff added a condition requiring an access agreement with the city for maintenance of the zero-lot-line wall adjacent to Spear Cemetery. The applicant agreed.
• Commissioner Shadid noted the area's narrow streets but expressed support for the design. Chair Coyle had concerns about the accessory structure's appearance but acknowledged it was in a hidden location.
• A vote was taken: 5 in favor, 1 opposed (Chair Coyle).

Case Z2025-0011 – 219 SIP Ave (D & C variances)

• Applicant sought to convert a one-story commercial building (former cleaners) into a three-story mixed-use building with ground-floor commercial and five residential units.
• Variances requested: D density variance (five units where three permitted), front yard setback (upper floors at zero feet), rear yard setback (18 ft), and lot coverage (86.82% where 75% permitted).
• Architect Jeffrey Lewis and planner Carolyn Worstell presented the design, referencing the historic mixed-use character of the corridor and using the RC1 zone (recently adopted for similar streets) as a guideline.
• Applicant worked with the adjacent neighbor to address drainage and setback concerns, agreeing to a 2-foot retaining wall, additional drains, and a gas backup sump pump.
• Staff supported the project, noting that the corridor was similar to those rezoned to RC1 and that the application met the intent of the zone.
• Commissioners praised the live-work potential and the restoration of the streetscape.

Key Outcomes

• Case Z2025-0047 (162 Summit Ave): Motion to approve with conditions (staff memo conditions and lighter color). Passed 5-0.
• Case Z2025-0052 (364.5 Fifth Street): Motion to approve with conditions (staff memo plus franchise). Passed 6-0.
• Case Z2024-0076 (30 DeKalb Ave): Motion to approve with conditions (staff memo plus access agreement). Passed 5-1 (Coyle opposed).
• Case Z2025-0011 (219 SIP Ave): Motion to approve with conditions (staff memo dated October 8, 2025). Passed 6-0.
• Memorialization: The board memorialized the approval from September 25, 2025, for 1051 Garfield Avenue (resolution of zoning office determination). Passed unanimously.
• Adjournment: The meeting was adjourned without further business.