Jersey City Zoning Board of Adjustment Meeting - March 6, 2026

The Jersey City Zoning Board of Adjustment convened on March 6, 2026, to address several items, including a one-year extension, an administrative appeal of a zoning determination, a new construction project requiring multiple variances, and a request to adjourn a case due to insufficient community outreach. All voting members were present and all actions passed with unanimous support.

Consent Calendar

• Case Z 2026-0020: One-year extension for 64 Harmon Street – The applicant, represented by Tom Lean, requested a one-year extension of a previously approved subdivision approval due to protracted delays with HUD involving a Section 8 housing component. Staff recommended approval, and the board approved the extension unanimously (6-0).

Public Comments & Testimony

• Appeal of administrative determination for 6 Stegman Place (Case Z 2025-0082) – Appellants Deborah Laurel and Crystal Agriopoulos, residents in the immediate vicinity, challenged the zoning officer’s approval of a three-family home on a lot that is 21.9 feet wide in an R1 zone requiring 25 feet. Attorney Jeffrey Cantowitz argued that the lot is non-conforming, that the density calculation rounding 2.56 units to 3 violates the Municipal Land Use Law, and that the administrative approval exceeded the officer’s authority. Public commenters John Millale, Deborah Laurel, and Jennifer Lau-Guilas expressed concerns about parking, the impact on the cul-de-sac neighborhood character, and transparency. The applicant’s attorney, Tom Lean, countered that the lot is conforming under the ordinance (all existing lots are considered conforming) and that rounding fractions to the next whole number is a standard supplemental regulation. The board affirmed the zoning officer’s decision, denying the appeal unanimously (6-0).

Discussion Items

• New four-family residence at 2624 Kennedy Boulevard (Case Z 2023-0024) – Applicant Jersey City Three Deals LLC, represented by Benjamin Wine, proposed a four-story, four-unit building in the RH2 zone and West Bergen East Lincoln Park Historic District. The project required a D5 density variance (four units versus two permitted), a D6 height variance (44.9 feet versus 35 feet), and C variances for front and rear yard setbacks. Architect Martin Moreno and planner Carolyn Wurstell testified that the design was driven by the block’s historic context, with extensive community and Historic Preservation Commission input resulting in a reduction from six units and a pitched roof to blend with neighbors. No public comments were made. The board praised the design and approved unanimously (6-0).
• Adjournment request for an unidentified application (M&T Partners LLC) – Attorney Benjamin Wine requested that the case be carried to April 9, 2026 with preservation of notice, citing that three neighbors reported not being adequately informed despite prior outreach. A public commenter confirmed the lack of notice. The board granted the adjournment unanimously.

Key Outcomes

• Approved: 64 Harmon Street one-year extension (6-0).
• Denied: Appeal for 6 Stegman Place (board upheld zoning officer) (6-0).
• Approved: 2624 Kennedy Boulevard four-family residence with all requested variances (6-0).
• Carried: Undisclosed application for M&T Partners LLC to April 9, 2026 with preservation of notice.