HOBOKEN ZONING BOARD OF ADJUSTMENT
PUBLIC NOTICE MEETING In accordance with N.J.S.A 10:4-12, the “Open Public Meetings Act,” you are hereby notified of a Meeting of the Hoboken Zoning Board of Adjustment on March 17, 2026 at 7:00 PM at Hoboken City Hall, 94 Washington Street, Hoboken , NJ 07030.
Any questions can be directed to the City Board Secretary during business hours at 201-420-2000 x 1702 or via email at pcarcone@hobokennj.gov.
The Board Chair may change the order in which the agenda items are called.
ACCESS DIGITAL PLANS AND APPLICATION MATERIALS
To access and download digital plans, agendas have hyperlinks to where you can find digital plans, reports and other materials for all applications to be presented. Within the agenda, click on a link for the case you wish to review at http://hobokennj.iqm2.com/Citizens/Board/1014-Zoning-Board-of-Adjustment
A) Meeting Called to Order
B) Open Public Meeting Statement
C) Oath of Office David Berman
D) Roll Call
Roll Call
E) Waiver Review:
1) 1301 Willow Avenue, HOZ-26-4
Block:
117, Lot 1
Zone:
R-2
Applicant:
The Hoboken Beautification Corp.
Summary:
The project proposes to demolish the existing gas station and accessory structures and redevelop the property with a 6-story mixed use building including 9 residential units, 8 parking spaces, and ground floor commercial space
Variances:
The project is requesting approval of a d(5) density variance as well as a d(6) height variance, and bulk “c” variances are requested for maximum lot coverage, minimum rear yard setback, and minimum setback of a roof deck
Attorney:
Prime and Tuvel
Architect:
MVMK Architecture and Design
Planner:
Mallory Clark
F) Resolutions
1) 47 Willow Court, HOZ-26-1
Block:
158.01 Lot 24
Zone:
R-2
Applicant:
Maria Alicia Block
Summary:
The project is proposing an approximately 128-square-foot rear addition to the 3rd floor of the existing dingle-family building along with interior renovations on the 2nd and 3rd floors.
Variances:
The project is proposing an approximately 128-square-foot rear addition to the 3rd floor of the existing dingle-family building along with interior renovations on the 2nd and 3rd floors.
Attorney:
James Burke, Esq.
Architect:
Jensen Vasil
Planner:
Sam Bellamy
2) 463 2Nd Street, HOZ-26-2
Block:
30, Lot 11.01
Zone:
R-3 Residential
Applicant:
463 Flex Holdings, LLC
Summary:
Construct 4th story addition to existing 3-story single-family dwelling
Variances:
Height greater than permitted: 40 ft. permitted; 43.5 ft. proposed
Attorney:
Prime and Tuvel
Architect:
Jensen Vasil
Planner:
Mallory Clark, Dresdner Robin
G) Matters Scheduled for Public Hearing:
1) 12896 : 327-329 Grand HOZ-25-19 TO BE WITHDRAWN
Block:
52, Lots 15 and 16
Zone:
R-2
Applicant:
MC Hoboken Grand LLC
Summary:
The applicant is proposing a new multifamily residential building with four residential floors above a ground floor lobby and parking garage. A total of eight (8) units are proposed.
Variances:
• §196-15E(6)(a) & (b): Minimum required site area per dwelling unit is 660 square feet, whereas 625 square feet is proposed; and the maximum permitted dwelling units is calculated to be 7.57 units, whereas eight (8) are proposed.
• §196-15E(5)(a): Maximum permitted building height is 40 feet above design flood elevation, whereas 43 feet-10 inches is proposed.
• §196-15E(4): Maximum permitted lot coverage is 60%, whereas 100% is proposed on the ground floor and 65% is proposed on upper floors.
• §196-15E(6.1)(c): Minimum required rear yard setback is 30 feet or 30% of lot depth, whereas 0 feet is proposed on the ground floor.
• §196-23A(1): Maximum permitted aggregate coverage of rooftop appurtenances is 10%,
whereas the proposed coverage is 21%.
Attorney:
Prime and Tuvel
Architect:
Nastasi Architects
Planner:
Spach Trahan
2) 1008 Bloomfield St, HOZ-26-3
Block:
197, Lot 28
Zone:
R-1
Applicant:
Onofrio Chillemi
Summary:
The applicant proposes to renovate the existing residential dwelling, to construct a rear building addition, and to make site improvements to the rear yard.
Variances:
§196-14F(6)(a)(1): The minimum required floor-to-floor height for additions to existing structures is 10 feet, whereas the garden level addition is proposed to be 9.13 feet high.
§196-14F(6)(a)(2): A maximum height of 40 feet or three stories is permitted, whichever is less, above the finished grade, whereas a building height of 43.3 feet and four stories is proposed as part of the rear building addition.
Attorney:
Prime and Tuvel
Architect:
Jensen C. Vasil
Planner:
Phillips Preiss Grygiel Leheny Keller
3) 1301 Willow Avenue, HOZ-26-4
Block:
117, Lot 1
Zone:
R-2
Applicant:
The Hoboken Beautification Corp.
Summary:
The project proposes to demolish the existing gas station and accessory structures and redevelop the property with a 6-story mixed use building including 9 residential units, 8 parking spaces, and ground floor commercial space
Variances:
The project is requesting approval of a d(5) density variance as well as a d(6) height variance, and bulk “c” variances are requested for maximum lot coverage, minimum rear yard setback, and minimum setback of a roof deck
Attorney:
Prime and Tuvel
Architect:
MVMK Architecture and Design
Planner:
Mallory Clark
H) Next Meeting Date:March 24, 2026
I) Adjournment
CC:Mayor Jabbour,Councilpersons, Board Commissioners, Director Brown, Ann Holtzman, Nylema Nabbie, George Wheatle Williams, Aaron Schrager, Terry Tiernan
Last Revised 03/05/26
