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Zoning Board

The Vineland Zoning Board of Adjustment consists of seven (7) regular members and four (4) alternate members appointed by the Mayor with the consent of City Council.

The Zoning Board is empowered by state law to hear and decide appeals from decisions of the Zoning Officer, requests for interpretation of the zoning map or ordinance, and requests for variances from the strict application of the zoning regulations of the City of Vineland.  No variance or other relief may be granted by the Board without a showing that such variance or other relief can be granted without substantial detriment to the public good and will not substantially impair the intent and purpose of the zone plan and zoning ordinance of the City of Vineland. The Planning Division in the Department of Administration processes development applications for the Board. Zoning Board Applications, Application Deadlines, Sample Notice of Hearings, and Center City Redevelopment Applications are available on the Planning Division page under the Development Documents Dropdown.

Questions regarding the Zoning Board of Adjustment may be directed to the Board Secretary at 856-794-4000, ext. 4088.  Questions regarding a zoning ordinance may be directed to the Zoning Officer at 856-794-4000, ext. 4118.


Term: Four (4) years for full members, and two (2) years for alternates.
Membership: Seven (7) members, and four alternates.

George LoBiondo  – Chairman January 18, 2024
Darwin Cooper January 18, 2024
Ryan Flaim June 30, 2025
Rudolph Luisi June 30, 2025
Joseph Repice June 30, 2025
Eric Hernandez June 30, 2025
Joseph Stefano – Vice Chairman June 30, 2026
#1 Andrew Groetsch August 31, 2024
#2 Vacant August 31, 2024
#3 Vacant December 31, 2023
#4 Vacant August 31, 2023
Patrick Finley, Zoning Officer 856 794 4000 ext. 4118
Yasmin Ricketts, Secretary 856 794 4000 ext. 4088
Ryan Headley, Principal Engineer/Planner 856-794-4000 ext. 4769
Nathan Van Emden, Esq., Solicitor 856-327-4220


Alternate Meeting Dates (If Required):
January 25, 2024
February 29, 2024
March 28, 2024
April 25, 2024
May 23, 2024
June 27, 2024
July 25, 2024
August 29, 2024
September 26, 2024
October 24, 2024
November 25, 2024 (Monday)
December 26, 2024

Formal action may be taken at any and all of the scheduled Zoning Board meetings. Please send your questions or comments to:

City of Vineland Zoning Board
640 E. Wood Street
P. O. Box 1508
Vineland, NJ 08362-1508


Meetings of the Zoning Board of Adjustment are open to the public. The regular meetings of the Board are held on the third Wednesday of each month, unless otherwise indicated, at 7:00 p.m. in City Council Chambers on the 2nd Floor of City Hall located at 640 E. Wood St. No matters are started after 11:00 PM.  Meeting agendas are posted on the City of Vineland website one week in advance.

The Board agenda is typically arranged to consider less time consuming matters first. Applications for “c” variances are typically heard at the beginning of the agenda. A “c” variance usually involves a request for relief from a setback dimension such as a front yard or side yard. “d” variances, or “use” variances, are generally a request in which a use not permitted in a zone is being expanded or proposed.

Hearings before the Board usually start with testimony from the applicant. The burden of proof in each case is on the applicant. Variances are not automatically granted. Furthermore, the Board of Adjustment may not grant a variance unless evidence is submitted to the Board showing that the Board has the power to grant or recommend a variance in accordance with Statute. A “d” variance must receive at least five affirmative votes in order to be approved.
An individual may present an appeal or be represented by an attorney-at-law. Corporations, partnerships, and LLC’s must be represented by an attorney-at-law.

The public shall only speak at the podium after being recognized by the Board Chair. Members of the public are sworn before providing testimony. Calling out from the audience is not tolerated and may warrant a dismissal from the meeting room.

If you wish to speak to the Board about items within its jurisdiction, but not appearing on the current agenda, you must wait until the “Public Comment” period which appears at the end of the agenda.

Meeting minutes are posted on the City of Vineland website after approval by the Board, usually at the following month’s meeting.

2023 Reports
2024 Reports

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