Ravinder S. Bhalla

Mayor

 

 

 

CITY OF HOBOKEN

Zoning Board of Adjustment

94 Washington Street

Hoboken, NJ 07030

James Aibel, Commissioner

John Branciforte, Commissioner

Ann Graham, Commissioner

Antonio Grana, Commissioner

Owen McAnuff, Commissioner

Diane Fitzmeyer-Murphy, Commissioner

Dan Weaver, Commissioner

Steven Firestone, 1st Alternate

Nicola Maganuco, 2nd Alternate

Carol Marsh, 3rd Alternate

Steven Smolyn, 4th Alternate

 

 

 

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HOBOKEN ZONING BOARD OF ADJUSTMENT

PUBLIC NOTICE VIRTUAL MEETING

In accordance with N.J.S.A 10:4-12, the “Open Public Meetings Act,” you are hereby notified of a Virtual Meeting of the Hoboken Zoning Board of Adjustment on August 18, 2020 at 7:00 pm.

ADVISORIES

This meeting will be conducted by electronic means in accordance with the “Senator Byron M. Baer Open Public Meetings Act” of 2020, which explicitly permits a public body to conduct a meeting electronically during a state of emergency. Governor Murphy issued Executive Orders 103 and 107 declaring a “Public Health Emergency and State of Emergency” and directing residents to quarantine and practice social distancing.

 

Any questions can be directed to the City Board Secretary main line during business hours at 201-420-2000 x 3004 or via email at pcarcone@hobokennj.gov.

 

No new matter involving an applicant will be started after 11PM. At 10PM the Board Chair will decide and advise applicants whether they will be heard. If an applicant cannot be heard because of the lateness of the hour, the matter will be carried over to the next regularly scheduled meeting or a special scheduled meeting with preservation of notice.

 

The Board Chair may change the order in which the agenda items are called.

 

VIRTUAL MEETING ACCESS AND PARTICIPATION INSTRUCTIONS

The Hoboken Planning Board is utilizing the Zoom service to conduct regular meetings in compliance with the New Jersey Open Public Meetings Act.

 

If you wish to participate during the public comment portion of an agenda item, then you must:

·              Join the meeting using Zoom: https://zoom.us/j/99315541205

·              When the Public Comment portion of a case you wish to speak on is opened to the public, you as an attendee must then click the “raise hand” button in order to indicate to the Board Chair or Secretary that you wish to speak.

·              After clicking “raise hand” listen for your name, phone number or other ID, given to you during login. Permissions to speak will be then granted to you and you must be sworn in before you can give comments.

·              The Board will determine how long each commenter will speak, and when your time expires your microphone will be muted.

 

You cannot participate in public comment unless you are attending the virtual meeting through Zoom.

 

You may also call in to access the meeting. All public users calling in must use +1 929 205 6099 or +1 312 626 6799 and Meeting ID: 993 1554 1205

 

 

All microphones of public users will be muted, except as set forth above during the public comment portion of each agenda item.

 

You can test out the functionality of Zoom, including speaker/microphone on your computer or other internet connected device at <https://zoom.us.test/>.

 

Any questions can be directed to the Hoboken Planning Board main line during business hours at 201-420-2000 x 3004 or via email at pcarcone@hobokennj.gov. Staff will not be available by phone or in the office during the virtual meeting. You can find more information available  http://hobokennj.iqm2.com/Citizens/Board/1014-Zoning-Board-of-Adjustment .

 

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/Detail_Meeting.aspx?ID=1993>

A)              Meeting Called to Order

B)              Open Public Meeting Statement

C)              Flag Salute

D)              Roll Call

Roll Call

E)              Administrative:

1)              Withdraw 1501 Adams Street, HOZ-20-12

2)              Waiver and Completeness Review 611 Hudson Street, HOZ-20-13

Block:

228 Lot 5

Zone:

R-1

Applicant:

611 Hudson Street LLC

Summary:

The Applicant proposes the addition of a four- (4) story rear addition to match the existing four- (4) story building.

Variances:

Section 196-16(E)(6) - Building height greater than permitted (40 ft. and 3 stories above grade permitted 42 ft. and 4 stories above grade existing/proposed).

Attorney:

Jason Tuvel, Esq.

Architect:

MVMK Architecture

Planner:

Dresdner Robin

F)              Resolutions:

1)              11 Willow Court , HOZ-20-3

Block:

158 Lot 18

Zone:

R-1

Applicant:

DELOOF, DANIEL J & COURTNEY A

Summary:

Renovate an existing two and one-half-story, one family dwelling to include a new rear addition at the second and third floors. The project will result in reduced first floor lot coverage and the addition of a rear yard.

Variances:

Expansion of a non-conforming structure, Lot Coverage, Rear Yard Setback

Attorney:

Robert Cosgrove, Esq.

Architect:

Jensen C. Vasil

Planner:

None listed on application

2)              711 Monroe Street, HOZ-20-5,  BOARD TO REVIEW PLANS PRIOR TO MEMORIALIZATION

Block:

82, Lot 6

Zone:

R-3

Applicant:

Mr. Reginald Menos

Summary:

The proposed project would reconfigure the interior layout within the existing footprint of the building. Proposed renovations will result in a reduction in the number of bedrooms, from a 5- bedroom with master to a 3-bedroom with master. Minimal changes are proposed to the existing efficiency unit on the second floor, with the loss of one closet. On the 4th floor, a new balcony will be added to the rear façade. The open light court will be incorporated into the building and a new staircase will be added to the roof which will be developed with a deck, pool, hot tub and green roof.

 

Major improvements are proposed for the front and rear facades, with all new windows and new façade materials. The front of the building will be extended to the front property line at the 3rd and 4th floors to match the footprint of the 1st and 2nd floor below. The roof will also be extended over this area to create a “loggia” on the 3rd and 4th floors.

 

The floor-to-floor heights for the 2nd, 3rd, and 4th floors will be increased to a minimum of 10 feet in compliance with the Hoboken Zoning Ordinance. The height of the building will therefore also be increased approximately 3 feet, to 34 feet-2 ½ inches above the design flood elevation.

 

Variances:

I

Attorney:

James Burke, Esq.

Architect:

Jensen Vasil

Planner:

Edward Kolling

G)              Hearings

1)              154 2Nd Street.  HOZ-20-7, Continued from July 28,2020, Carried to September 15, 2020

Block:

189 Lot 44

Zone:

R-1

Applicant:

239 STANHOPE LLC

Summary:

The proposed project would construct a third floor (fourth story) addition to the structure, setback from the front façade. A roof deck would be located in the setback area.  The addition would contain a new master bedroom and en-suite bathroom. The lower roof deck would be accessible from the master bedroom.

Variances:

Bulk variances are requested from the R-1 District Standards for the expansion of the pre-existing nonconforming home, nonconforming lot, lot coverage, height in stories and rear yard. Additionally, bulk variances are requested for the roof deck on the lower roof in front and percentage of building façade materials.

Attorney:

James Burke, Esq.

Architect:

Studio One Architects

Planner:

Edward Kolling

2)              602 Grand Street, HOZ-20-9, Continued from July 28, 2020

Block:

78 , Lot 33

Zone:

R-2

Applicant:

Robert and Carissa Perrotta

Summary:

New 5 story , 50 foot structure with one residential dwelling and 1 parking space

Variances:

(196-1 SE (8A)) -MINIMUM OFF-STREET PARKING: none permitted, three existing, one proposed

(196-27.3E(3)) - FENESTRATION: 45% glazing required, 0% existing, 37.20% proposed

(196-14E(6)(A)(1)) - FLOOR TO CEILING HEIGHTS: 1 O' required for all stories above DFE; 12' existing; 11' on 2nd floor, 9'6" on 3rd and 4th noor, 1 O' on 5th floor proposed.

Attorney:

Stephen Joseph, Esq.

Architect:

Jensen Vasil

Planner:

Charles Heydt

H)              Next Meeting Date:August 25, 2020

I)              Adjournment

CC:Mayor Bhalla,Councilpersons, Board Commissioners, Director Brown, Ann Holtzman, Dennis Galvin, Chris Nash, Frank Banisch

J)              New Section

Last Revised 08/18/20