NOTICE OF DECISION City of Hackensack Zoning Board of Adjustment

NOTICE OF DECISION City of Hackensack Zoning Board of Adjustment PLEASE TAKE NOTICE that on June 18, 2026, the City of Hackensack Zoning Board of Adjustment (the "Board") adopted a resolution (the "Resolution") memorializing its decision granting the application of 540 Spatel LLC (the "Applicant") for minor site plan approval together with use variance, conditional use variance, height variance, bulk "c" variance, parking, signage, and design waiver relief (the "Application") regarding property located at 540 Hudson Street, Hackensack, New Jersey 07601, being designated as Block 2.01, Lots 5.02 and 5.09 on the City of Hackensack tax map (the "Property"). The Board conducted the public hearing on the Application, and voted to approve the Application, on May 21, 2026. The Board adopted the Resolution memorializing the Board's approval decision on June 18, 2026. The Board approved the Application to undertake interior and exterior modifications to the existing, vacant six-story building on the Property to support and operate a six-story luxury day spa and health club with professional and therapeutic massage use, to be known as "Spa Vista at Hackensack," including: a 1,915-square-foot second-floor addition for an equipment room, laundry room, mechanical equipment, and water boilers and tanks; the restriping of the existing parking lot; signage; concrete walkways; electric vehicle charging infrastructure; and related site improvements. In connection with its approval of the Application, the Board granted a use variance pursuant to N.J.S.A. 40:55D-70(d)(1), a conditional use variance pursuant to N.J.S.A. 40:55D-70(d)(3), and a height variance pursuant to N.J.S.A. 40:55D-70(d)(6), together with certain bulk "c" variances, parking and signage variances, and design waivers/exceptions, including: 1. Use variance pursuant to N.J.S.A. 40:55D-70(d)(1) to permit a massage establishment and health club use within the O – Office Zone, where such use is not a permitted principal use; 2. Conditional use variance pursuant to N.J.S.A. 40:55D-70(d)(3) to permit the massage establishment and health club within the B-3 – General Business Zone, the proposed establishment not being part of a franchise, chain, or similar brand network having at least five locations throughout the State of New Jersey as required by § 175-8.2C(16); 3. Minimum front yard setback (Hudson Street, O Zone): 25 feet required; 18.8 feet existing/approved; 4. Minimum side yard setback, one side (O Zone): 15 feet required; 0.2 feet (parking deck) and 3.5 feet (addition) approved; 5. Minimum side yard setback, other side (B-3 Zone): 10 feet required; 0 feet (boiler room) existing/approved; 6. Height variance pursuant to N.J.S.A. 40:55D-70(d)(6) (O Zone): 5 stories/60 feet permitted; 6 stories/69.13 feet existing/approved; 7. Height variance pursuant to N.J.S.A. 40:55D-70(d)(6) (B-3 Zone): 6 stories/72 feet permitted; 7 stories/82.32 feet existing/approved; 8. Maximum building coverage: 30% (O Zone) and 25% (B-3 Zone) permitted; 75.4% (O Zone) and 52.1% (B-3 Zone) existing/approved; 9. Maximum impervious coverage: 75% (O Zone) and 70% (B-3 Zone) permitted; 92% in each zone existing/approved; 10. Minimum two-lane drive aisle width: 25 feet required; 24 feet approved; 11. Parking spaces and/or driveways abutting a building wall, where the same is prohibited; 12. Parking located within the front yard and between the building and the public right-of-way, where the same is prohibited; 13. Minimum one-way driveway width: 18 to 34 feet required; 16 feet existing/approved; 14. Parking lot illumination: 1.0 foot-candle required; 0 foot-candle existing/approved; 15. Side yard buffers: 5 feet required; 0 feet (north property line) and 3.5 feet (south property line) existing/approved; 16. Minimum off-street parking: 170 spaces required (162 spaces with EV credit); 87 spaces approved; 17. Maximum sign area (B-3 District): 24 square feet permitted; 31 square feet approved; and 18. Maximum sign area (O District): 20 square feet permitted; 52.5 square feet and 63 square feet approved. The Resolution has been filed with and is available for public inspection at the office of the Board, which is located at the City of Hackensack Land Use Department, 216 Union Street, Hackensack, New Jersey 07601, during regular business hours, which are typically Monday through Friday, 8:30 AM – 4:30 PM. Interested members of the public may contact the Board Secretary, Bridget McLaughlin, by phone at (201) 646-3920 ext. 2020 or by email at bmclaughlin@hackensack.org to make arrangements to view or obtain copies of such materials. Francis W. Yook, Esq. Yook DiPisa LLC 2143 Route 4 East, 2nd Floor Fort Lee, New Jersey 07024 Phone: (201) 461-0066 Email: francis@yookdipisa.com Attorney for Applicant, 540 Spatel LLC Published in The Record July 1 2026 LNYS0547178 $79.20