Jersey City Zoning Board of Adjustment Meeting - June 5, 2026

The Jersey City Zoning Board of Adjustment met virtually on June 5, 2026 (though the chair referred to it as June 4th) to hear two cases. The first case involved a request for a C variance for signage at 188 Newark Avenue, which was approved unanimously. The second case, for a multifamily development at 112 Harmon Street, was continued to July 9, 2026 after the applicant asked for more time to address board concerns about facade design. The board also memorialized resolutions from three prior meetings.

Public Comments & Testimony

• Michelle Meyer (363 Randolph Avenue) expressed confusion about the permissible number of units for the Harmon Street project and noted that while the applicant's changes improved light and air, the proposal would still reduce the current rear yard depth. She also questioned the feasibility of biking in the area due to dangerous roads. Meyer acknowledged the need for housing but opposed the project's impact on existing residents.
• Mary Webb (owner of 364 Randolph Avenue, adjacent to the project) stated she was led to believe the variance for a larger building had already been granted and was unaware until that evening that a four-story building was being requested. She felt the process excluded regular residents and that the project was too intense for the residential neighborhood. Webb appreciated the applicant's efforts to address her concerns but remained opposed.

Discussion Items

Case Z2025-0023 – 112 Harmon Street (12-14 & 16 Harmon Street)

• Applicant (MNT Partners LLC) represented by attorney Ben Wine seeks preliminary and final major site plan approval with variances to demolish existing structures and build a 13-unit multifamily building (one affordable unit plus a payment in lieu) in the R1 zone. Variances requested include: density (13 units vs. 5 permitted), height (43.5 ft partial fourth story vs. 35 ft/3 stories permitted), rear yard setback (17.5 ft vs. 19.9 ft required), and parking (0 spaces vs. 5 required). The project is adjacent to a five-story building on one side and two-story townhomes on the other.
• Architect Russell Bodner testified that the design evolved from a five-story, 16-unit proposal to a four-to-three story configuration to reduce massing impact on neighbors, creating a 10.5-foot side yard (unusually large) and relocating floor area away from adjacent properties. The building includes seven bike parking spaces, two street trees, and stormwater management.
• Planner Charles Height argued the project is a better planning alternative compared to the as-of-right three-story option (which would have zero side yards and higher lot coverage). He cited the site's proximity to transit, bike routes, parks, and commercial nodes, and stated that the affordable housing component meets the city's inclusionary zoning intent. Height concluded the benefits substantially outweigh any detriments.
• Commissioner questions focused on parking impacts: Planner Height responded that the project relies on bicycle parking, on-street parking, and low automobile ownership assumptions; no formal study was conducted. Commissioner Allen noted that the staff planner clarified that no parking variance is needed under the inclusionary zoning ordinance. Commissioner also questioned facade materials and colors; the architect said he could adjust to lighter brick and more classic trim to better fit the neighborhood context.
• Staff planner Matt DeSilva recommended approval of the variances but suggested the applicant revisit the facade design to better align with R1 design standards.
• Applicant's request for continuance: After the board's comments, Ben Wine asked to adjourn the vote to allow his client to revise the facade design. The board agreed and continued the case to July 9, 2026. No vote was taken.

Case Z2025-0057 – 188 Newark Avenue (Sign Variance)

• Applicant (Nicholas Gualteros, TAP2 Studio) represented by attorney Veronica Schmiel requested a C variance for two identification signs: a 4.25 sq ft ground-floor sign and an 18.5 sq ft upper-floor sign (exceeding the 10 sq ft limit for upper floors). The building houses a ground-floor restaurant (Saigon Cafe) and upper-floor tattoo studio.
• Sign designer Kurt Stender testified that the 18.5 sq ft sign is designed to be proportional to the building's facade and would be installed with standoffs into mortar joints to avoid damaging brick. The sign is non-illuminated and made of lightweight high-density urethane.
• Planner Paul Ricci presented photos of surrounding signs (ranging from 21 to 73 sq ft) and argued the proposed sign is consistent with the pedestrian-oriented Newark Avenue corridor. He stated the variance would improve business identification and wayfinding without creating visual clutter, advancing master plan goals for commercial activation and desirable visual environment. The negative criteria are satisfied because the sign is modest, non-illuminated, and integrated into the facade.
• Staff comments: Staff worked with the applicant to scale down the sign; the final version blends well. Staff recommended approval with conditions from the May 22, 2026 memo, which the applicant accepted.
• No public comments were received.
• Vote: All six commissioners present (Patel, Allen, Shadid, DiAngelo, Aruf, Coyle) voted in favor. Motion carried 6-0.

Key Outcomes

• Approved: Case Z2025-0057 (188 Newark Avenue) – Granting a C variance for proposed signage, subject to conditions in the May 22, 2026 staff memo. Vote: 6-0.
• Continued: Case Z2025-0023 (112 Harmon Street) – Continued to July 9, 2026 to allow the applicant to revise the building's facade design in response to board feedback. No vote on the merits.
• Memorialized: Three resolutions from prior meetings (Z2026-0003 – appeal denial for 32 Sherman Place; Z2025-0074 – amendment approval for 1072-1075 West Side Avenue; Z26-0015 – appeal denial for 615 Jersey Avenue) were adopted as presented.