Jersey City Zoning Board of Adjustment Meeting - November 21, 2025

The Jersey City Zoning Board of Adjustment held a regular meeting on November 21, 2025, with seven members present, establishing a quorum. The board heard four cases: a plan extension for 32 Glenwood Avenue, a new 37-unit residential building at 292 Arlington Avenue, a relocation of a house of worship to 48 Central Avenue, and a commercial subdivision at 63 Hutton Street. Public comments were received on the Arlington Avenue and Central Avenue cases. The board also approved the 2026 meeting calendar, renewed the board attorney and stenographer contracts, and memorialized prior resolutions.

Case Z2025-078: 32 Glenwood Avenue – One-Year Plan Extension

• The applicant sought a one-year extension of previously approved plans to allow time to pull permits. The client purchased the property in December 2024 and expects construction wrapped up by May 2026.
• No public comments were made.
• Staff recommended approval, and the applicant agreed to the terms of the original approval.
• The board voted unanimously (7-0) to approve the extension.

Case Z2025-046: 292 Arlington Avenue – 37-Unit Residential Development

• Proposal: Construct a three-story (plus cellar) residential building with 37 dwelling units, including three affordable units, on a vacant lot across from the light rail station. Variances requested: D1 use variance for dwelling units in a cellar, front yard setback (6–29.5 feet), rooftop appurtenance height (15.5 feet vs. 10 feet allowed), and rooftop appurtenance coverage (21% vs. 20% allowed).
• Public testimony:
  • Alexander Perkins (130 Randolph Avenue) spoke in full support, citing minor variances, community meetings, appropriate height, and the benefits of a car-free project near transit.
  • Christopher Perez (69 Union Street, representing Sherwood Claremont Neighborhood Association) opposed the current plan. He stated the community had worked with the developer since 2015 and reached an agreement in 2016 for a 31-unit building with 30 parking spaces. The new plan removes parking, adds cellar units, and adds a fourth floor on Randolph. He asked for removal of cellar units and the fourth floor, and inclusion of parking.
  • Leela Blanche (219 Randolph Avenue) opposed the lack of parking and the infringement on her driveway (3.66 feet). She requested removal of basement units and parking.
  • Keisha Patel (22 Arlington Avenue) asked for continued communication and a compromise, noting that parking is already scarce.
  • Denise Devlin (305 Arlington) supported housing but requested the community’s concerns be addressed, particularly parking and height.
• Discussion: The applicant’s attorney responded that the zoning changed and parking is no longer required under the affordable housing overlay; the community was not “ghosted” and meetings were held. The architect confirmed five cellar units. The planner argued the cellar units meet fire and flood safety requirements and the front yard setback provides landscaping benefits. The board questioned ADA access (two ADA-adaptable units) and the lack of parking near the light rail.
• Staff recommended approval with seven conditions, including binding testimony, materials approval, street trees, affordable housing agreement, and a green roof.
• Vote: 5-2 (Commissioners Burns and Chair Coyle dissented). Motion carried.

Case Z2024-001: 48 Central Avenue – House of Worship Relocation

• Proposal: Construct a four-story (functionally three-story with mezzanine) house of worship on a corner lot. Variances requested: D6 height variance (46 feet vs. 35 feet), front, side, and rear yard setbacks, rooftop appurtenance height, parapet height (6 feet), lot coverage (95.2%), and parking variance (0 spaces provided vs. 11 required).
• Public testimony:
  • Vidhi Patel (147 Hopkins Avenue) spoke in support, emphasizing the temple’s role in community connection, diversity, and youth.
  • Vatzal Pandya (159 Beacon Avenue) supported, highlighting youth programs and the temple’s 20-year positive presence.
  • Indravadan Patil (139 Led Loyavani) supported, noting the congregation walks to services and the temple is a peaceful neighbor.
• Discussion: The planner presented a shadow study showing minimal impact, noting that the building is on the southeast corner and shadows fall on the street and school parking lot. The architect explained the need for the mezzanine and domes. Regarding parking, the applicant secured letters from Jersey City Public Schools allowing use of the adjacent PS6 parking lot on Sundays for $50 per day, but these letters were for specific periods. The temple’s director testified that 60-70% of congregants live within 0.3 miles and walk; on high holidays, the school lot can be used. The board expressed concern about the parking agreement’s permanence and added a condition requiring a long-term shared parking agreement for Sundays.
• Staff recommended approval with seven conditions, plus an eighth condition requiring the applicant to secure a shared parking agreement with the Board of Education for Sunday use.
• Vote: 7-0 in favor.

Case Z2025-062: 63 Hutton Street – Commercial Space Subdivision

• Proposal: Renovate an existing first-floor commercial space and subdivide it into two units (D2 variance for expansion of non-conforming use). No structural expansion; new storefront, awning, and entrance on Hancock Street.
• No public comments.
• Discussion: The planner testified the subdivision is technical but the improvements (increased glass, new awning) are consistent with the building’s historic character and benefit the R1 zone.
• Staff recommended approval with conditions.
• Vote: 7-0 in favor.

Administrative Actions

• Approved the 2026 zoning board meeting calendar (unanimous).
• Renewed the board attorney contract with Vincent Lapaglia for one year (unanimous).
• Renewed the court reporting contract with Precision Reporting for one year (unanimous).
• Memorialized resolutions for four prior cases: 85 Sherman Place (appeal denied), 250 Norwegian Avenue (appeal denied), 117 North Street (C variance approved), 30 DeKalb Avenue (C variance approved, Chair Coyle dissented), and 162 Summit Avenue (C variance approved). All memorializations passed unanimously.