Jersey City Zoning Board of Adjustment Meeting – January 9, 2026

The Jersey City Zoning Board of Adjustment held its first meeting of 2026 on January 9, 2026 (note: the raw transcript states January 8, 2026, but the provided timestamp is used as instructed). The meeting included roll call, staff reports, consideration of two applications (a one-year extension and a major site plan with variances for 30 Clinton Avenue), and the memorialization of four resolutions from a prior meeting. No members of the public spoke.

Consent Calendar

• Z2025-0089 – One‑Year Extension: Approval of a one‑year extension for a prior subdivision approval. The applicant agreed to all original conditions. Staff recommended approval. Motion to approve carried 7‑0.

Public Comments & Testimony

• No members of the public provided comments or testimony during the meeting.

Discussion Items

• Annual Zoning Board Report for 2025: Staff presented the annual report, noting that the board heard 45 applications in 2025, approving 42 (93% approval rate) and denying 3. The board approved 198 residential units, including 20 affordable units. The report also detailed the types of D‑variances granted (12 D1 use variances, 1 D2, 5 D5 density, 8 D6 height) and their geographic concentration in downtown, the Heights, and McGinley Square. Staff recommended continued analysis to implement the Master Plan.
• Z2025‑0035 – 30 Clinton Avenue: Application for preliminary and final major site plan approval with variances to construct a four‑story, 22‑unit residential building with ground‑floor parking for 15 cars on a vacant corner lot in the R1 zone. Variances sought: D5 density (22 units vs. 9 permitted), D6 height (42.5 ft vs. 35 ft), and bulk variances for front yard (zero setback at one pinch point), rear yard (small encroachment due to irregular lot shape), and a 15‑ft rooftop bulkhead (10 ft permitted). The applicant’s team testified that the project resulted from extensive community outreach—two initial meetings and a third on December 30, 2025—during which neighbors opposed a five‑story design and stressed the need for on‑site parking. The team revised to four stories, increased parking from 12 to 15 spaces, and added six new street trees, green roof, and stormwater management. Architect Avart Patel stated the building’s red brick and mansard roof mimic nearby structures. Traffic engineer Connor Hughes reported only six peak‑hour vehicle trips, well below NJDOT’s 100‑trip significance threshold, and noted the Garfield Avenue Light Rail station (1/3 mile away) and multiple bus routes. Planner Carolyn Worstell argued the density and height variances meet positive criteria because the large lot (9,270 sq ft) can absorb impacts, the additional story enables parking, and the design enhances a vacant, overgrown corner. Staff (Miss Marion) recommended approval, citing the long history of the site and community support. Board commissioners praised the inclusion of parking and affordable units (two on‑site plus a payment‑in‑lieu for 0.2 of a unit). Commissioner Coyle dissented, stating the project required too many variances. The board voted 6‑1 to approve, with conditions from staff accepted.

Key Outcomes

• Z2025-0089 (Extension): Approved 7‑0.
• Z2025-0035 (30 Clinton Avenue): Approved 6‑1 (Commissioner Coyle dissented). Conditions as per staff memo were accepted.
• Memorialization of Resolutions: Four resolutions from the December 11, 2025 meeting (cases Z2025-0087, Z2025-0086, Z2025-0083, and Z2024-0012) were memorialized unanimously.
• New Commissioners: The board welcomed new alternate members Rocco Coviello and Patrick Patel.