The City of Bayonne Zoning Board of Adjustment voted Aug. 30 to approve a proposal to redevelop 696–698 John F. Kennedy Boulevard (Block 177, Lot 47) into three two‑bedroom townhouses, granting a d1 use variance, bulk variances and several design waivers with conditions including landscaping and curb‑cut modifications.

Applicant counsel Matthew Posada told the board the project replaces a one‑story commercial office (a nonconforming use) with three townhouse units that will each provide one garage parking space and rooftop amenity access. The project team testified the redevelopment reduces impervious cover on the lot by about 954 square feet and improves stormwater quality and quantity on a site the engineer described as “entirely impervious” today.

Sameh Walli, the civil engineer, testified the lot area is 2,672 square feet (0.06 acres) and that proposed building footprint is about 1,680 square feet with a 31‑foot building height. Walli said proposed lot‑coverage would be reduced from the existing 100% impervious coverage to approximately 64.3% under the plan. He also confirmed the applicant received initial approval from the Hudson County Planning Board on Feb. 18, 2025, and an exemption from the soil conservation district.

Traffic consultant Corey Chase testified that, using Institute of Transportation Engineers trip‑generation data, the three‑unit development would add a negligible traffic impact (an estimated maximum of two additional peak‑hour trips) and noted two nearby bus stops that provide transit access. Chase and the applicant agreed to shorten the proposed driveway curb‑cuts to comply with the board engineer’s recommendation (10 feet and 20 feet, respectively); the traffic witness also said the applicant could provide three 10‑foot curb cuts if needed, but explained that splitting the large opening into three 10‑foot cuts would not materially change usable frontage for on‑street parking.

Planner and architect Nicholas Graviano testified the application requires a d1 use variance because townhouses are not a permitted use in the R‑2 zone, and he argued the site’s corner location, existing nonconforming development pattern along JFK Boulevard and proximity to transit support the requested relief. Graviano cited municipal planning guidance, saying the proposal advances Municipal Land Use Law purposes by reducing impervious area, improving visual design, and replacing a nonconforming commercial use with a residential use consistent with master‑plan aims.

Board members asked about privacy and buffering for adjacent homes; the applicant agreed to provide evergreen screening in the rear yard and to work with the city engineer on planting sizes. The applicant also agreed to comply with the county’s requirement to provide two street trees along JFK Boulevard and to consider contributing to the city tree fund as an alternative where street‑tree planting space is constrained.

Public commenters raised concerns about pedestrian access to nearby bus stops during construction and about potential noise from rooftop decks; the applicant’s team said sidewalks and pedestrian connectivity would be maintained during construction and that rooftop use is subject to the same municipal noise and nuisance regulations that govern any outdoor private space.

After a closed caucus during which commissioners weighed the tradeoffs of curb cuts and density, the board moved to approve the application with conditions that include installation of evergreen buffering in the rear yard, compliance with county tree requirements, shortening curb cuts per the city engineer’s recommendations, and final plan revisions to the engineer/planner reports. On the roll call, Chairperson De Lillo, Vice Chair Pinera, Commissioner Sis Galvin, Commissioner Vrain (recorded name), Commissioner Frayn and Commissioner Garvey voted aye; Commissioner DeRoz voted no. The motion carried.