Jersey City Zoning Board of Adjustment Meeting - August 7, 2026

The meeting was held virtually on August 7, 2026 (though the transcript references August 6, 2026). The board considered two variance applications, one of which was approved and one denied. The board also voted to resume in-person meetings starting in September.

Consent Calendar

• No consent calendar items were presented.

Public Comments & Testimony

• No public comments were made during the meeting. For the 84 Cole Street case, commissioners noted the absence of public input, which was unusual for the neighborhood.

Discussion Items

• Case Z2025-0023 – 12 Harmett Street (Old Business): Attorney Benjamin Wine represented MNT Partners LLC. The project originally proposed a 5-story, 17-unit building, but after community feedback and board comments, it was redesigned as a 4-story, 13-unit building stepping down to 3 stories. Variances sought: height (43.5 feet vs. 35 feet allowed), density (120 units/acre vs. 42), and a 2.4-foot rear yard deviation. The applicant argued that the design, which opened up side yard space, was a better planning alternative than a conforming building that would fill the entire lot. Staff supported the application, noting that the changes aligned with zoning purposes and the master plan. Board members praised the revised design. Motion to approve passed unanimously 7-0.
• Case Z2025-0015 – 84 Cole Street (New Business): Attorney Gene O'Connell for applicant Rika Patel sought three C bulk variances: height (43 feet 3.5 inches vs. 40 feet), building coverage (72.2% vs. 60%), and rear yard setback (10 feet vs. 30 feet). The lot is undersized (1,500 sq. ft.) and in a flood zone, requiring a raised first floor. The Historic Preservation Commission (HPC) had previously approved a certificate of appropriateness for the height. Architect Jensen Vasel and planner Carolyn Worstell testified that the design mitigated height impacts via a stepped-back fourth floor and dual-facade appearance. Staff opposed the height variance, citing that the building would be 15 feet taller than adjacent historic structures and disrupt the block's cornice line, and that the historic district is exempt from height allowances for flood zones. Staff supported the other two variances. The applicant argued that without the variance, the lot would remain undeveloped. No public comments were made. After discussion, the board expressed concerns about height incompatibility. Motion to approve failed 1-5 (Acting Chair Arujo voted yes; Commissioners Shade, Burns, D'Angelo, Chaplinki, and Patel voted no). The application was denied.
• Resolution Approval (Case Z2025-0094 – 201 Newark Avenue): A resolution memorializing an amendment to a final major site plan approval was approved unanimously (7-0). The amendment gave the applicant the option to retain or remove an outdoor seating deck.
• Meeting Format Change: The board discussed returning to in-person meetings. A motion to resume in-person meetings starting in September carried unanimously.

Key Outcomes

• 12 Harmett Street (Z2025-0023): Approved 7-0. Variances granted with conditions per staff memo.
• 84 Cole Street (Z2025-0015): Denied 1-5. Height variance not granted.
• 201 Newark Avenue Resolution: Memorialized unanimously.
• Meeting Format: In-person meetings to begin in September 2026.