Public Meetings - Jersey City, New Jersey

This meeting of the Jersey City Zoning Board of Adjustment, held in accordance with the Open Public Meetings Act, began at approximately 5:00 PM (the exact time was not specified) on September 12, 2025, despite the raw transcript referencing September 11, 2025. The board considered three cases: a one-year extension for a restaurant conversion, an appeal of a zoning officer's approval for a partial demolition and accessory dwelling unit (ADU) at 85 Sherman Place, and a carry-over request. The meeting featured extensive testimony from both the appellant and the applicant, public comment, and concluded with the denial of the appeal. Consent Calendar - Case Z2025-0054: A third and final one-year extension for a minor site plan with D variance at 230 Fourth Street (conversion of a former tire shop to a restaurant). The applicant cited litigation, partnership issues, and financing delays. The board approved the extension unanimously (7-0 in favor) with the original conditions. Public Comments & Testimony - Sasha Greco (125 Sherman Place) spoke emotionally about the historic beauty of Sherman Place and her experience watching a developer destroy a neighboring property. She opposed the project, citing loss of light and historic fabric. - Catherine Healy (125 Charles Street), a lifelong resident and candidate for Ward D Council, objected strongly, alleging a conflict of interest because Tanya Marion serves as both planning director and acting zoning officer, and that the project "stinks of corruption." She threatened to pass "draconian ordinances" if the appeal was denied. - Alexandre Ibraken (81 Sherman Place) opposed the project due to the loss of outdoor space, natural light, and concern about construction noise and dust affecting his young children. - Ivan Garcia (89 Sherman Place) praised the block's character and foot traffic from people admiring the historic homes. He urged the board to preserve the neighborhood. - Cynthia Scott (63 Sherman Place) noted the property is in a proposed historic district and that the city had been a partner in the designation process. She argued the project should have received more scrutiny. - Jay (108 Sherman Place) described the rich wildlife in the continuous backyards and worried the ADU and addition would destroy the open space and menagerie. - Elvin Dominici Incarnacion (activist) appealed to protect the historic district and set a precedent against similar developments. - Kern Weissman (Riverview Neighbors Association) opposed the precedent of partial demolition for ADUs without proper HPC review, noting that three other lots on the block could replicate the project. - Colin Egan (35 Sherman Place) stated the RH1 zoning's design standard requiring buildings to relate to existing pattern of development was not met, and asked for the permits to be retracted and sent to HPC. - Jeanette Pilat (106 Sherman Place) spoke as a French immigrant who chose to stay in Jersey City because of Sherman Place's historic character. She noted her children recognize details and patterns, and feared development would destroy the neighborhood. - Laura Ford (101 Sherman Place) recounted the community's 17-year effort to restore Sherman Place, partnering with the city. She said the city's stated goal is to protect historic areas, but this project bypasses proper process. - Anthony Sankamp (91 Bright Street) , a 22-year HPC commissioner, cited a New Jersey appellate court ruling that municipalities cannot delegate HPC powers to other entities. He argued the demolition application should have gone before the HPC. - Victor Quinones (105 Sherman Place) raised fire safety concerns, recounting a fire in a landlocked building that burned because fire trucks could not access it. - Deborah Mack Williams (787 Summit Avenue) said she left New York to avoid overdevelopment and pleaded with the board to preserve architectural variety. - Deborah Di Venezia (72 Bleaker Street) stressed that the decision affects the whole city, not just Sherman Place. She urged thoughtful development. Discussion Items - Case Z2025-0056 – 85 Sherman Place Appeal: The appellant, represented by Cynthia Hagianis, challenged the acting zoning officer's (Tanya Marion) approval of a partial demolition and new ADU. Appellant's expert, Jacqueline Poe Duvalon, a historic preservation consultant, testified that the plans omitted critical structural details (no shoring plans, no engineering drawings), would remove the entire rear wall and interior, leaving only two walls standing, and violated the Secretary of the Interior Standards. She argued the design did not comply with RH1 design standards, especially regarding building massing and pattern of development. Fact witness Paul Amatuso, a 20-year resident and former HPC commissioner, described the proposed addition as an 85-foot-long, three-story structure that would block light and air from his property, destroy the view of sunset, and set a harmful precedent. He also noted the city had been a partner in the historic district effort but failed to apply its own demolition regulations. - Applicant's Case: The applicant's attorney, Charles Harrington, argued the project is “as of right” – complying with all bulk standards and design standards as determined by the zoning officer and historic preservation officer. Architect Jeffrey Lewis testified that the partial demolition is necessary to bring the existing non-conforming structure into compliance with fire safety codes (egress from bedrooms, window setbacks). He stated the ADU is a permitted accessory use under the RH1 zone and that demolition plans are standard for zoning review; structural and shoring plans are submitted later during building permit stage. Planner Samuel Bellamy confirmed no variances are needed except for a brick veneer (which the applicant agreed to change to full brick). He stated that one- and two-family homes are exempt from site plan review per state law, and the ADU does not trigger site plan thresholds. - City Staff Testimony: Supervising Planner Matt Ward explained the RH1 zone's purpose is to protect large-lot character, not to create historic districts. He stated that the historic preservation officer (HPO) reviewed the partial demolition and recommended approval, and that the project meets all design standards except for the brick veneer (now corrected). He also said the ADU ordinance permits new construction, and the development is compliant with demolition procedures. He identified the brick face as requiring a variance. - Rebuttal by Appellant's Expert: Jacqueline Poe Duvalon responded that the front facade restoration claimed by the applicant is not evident on the drawings, and the use of Hardy Plank and fiberglass windows is inappropriate for a historic building. She questioned how two remaining walls would be supported during construction without shoring plans. Key Outcomes - Vote on Appeal (Z2025-0056): The board voted on a motion to approve the appeal (which would overturn the zoning officer's approval). The motion failed by a vote of 6 in favor of denying the appeal (Commissioners Allen, Burns, Barron, D'Angelo, Shadid, Vice Chair Rule) and 0 in favor of approving the appeal; Chair Coyle abstained. Six members voted “no” on the motion, effectively denying the appeal and affirming the zoning officer's determination. Therefore, the zoning approval stands, and the project may proceed as approved, subject to the brick face correction. - Carry-Over Requests: - Item 11 (Z2024-0076, 30 DuCAB Avenue) carried to October 9, 2025. - Item 12 (Z2025-0046, 292 Arlington Avenue) carried to October 23, 2025. - 162 Summit Avenue carried to October 23, 2025, with preservation of notice. - Memorialization of Previous Resolutions: The board unanimously (or with one abstention in certain cases) memorialized the following cases: - Z2025-0020 (128 Glenwood) – approved August 7, 2025 (7-0). - Z2025-0041 (Hilltop View Holdings, 130 Summit Avenue) – approved July 10, 2025 (6-1, D'Angelo abstained). - Z2025-0002 (minor subdivision for Hilltop) – same vote (6-1). - Z2025-0004 (final major site plan amendment for Hilltop) – same vote (6-1). - Z2025-0025 (DMA 19 LLC, 3411 Kennedy Boulevard) – approved June 5, 2025 (5-0). - Z2025-0029 (Oda Bar JC LLC) – approved August 7, 2025 (7-0). - Corrective memorialization for a prior case (Z2025-0051) – approved. - The meeting was adjourned after the resolutions.

The Jersey City Municipal Council met on September 11, 2025, to consider a lengthy agenda that included introductions of rent‑control enforcement ordinances, public hearings on two major redevelopment plan amendments, a slate of traffic and parking ordinances, and a pair of budget amendments. The meeting was notable for the tabling of both the Journal Square 2060 and Fayette Broadway redevelopment plans after community opposition, the failure of a key budget amendment to provide additional funding for infrastructure hiring, and an extended public comment period where tenants from Portside Towers and other buildings detailed years of alleged code violations and demanded enforcement. Public Comments & Testimony On Ordinance 25‑086 (Journal Square 2060 Redevelopment Plan Amendment) - Charles Harrington (attorney for property owners of lots 15, 49, and 16) requested that those lots be remapped from Zone 4 to Zone 3, arguing that the change is minor and would allow zone‑consistent development. He stated the planning division did not recommend the change due to shape factors but said adding lot 16 would create a more rectangular parcel. - Mike Vasdev (property owner associate) supported the remapping, stating the developer “is not going over 28 stories” and would comply with a 10% affordable housing set‑aside. - Natalie Limon and several other community members urged a no vote, arguing that the affordable housing bonus incentivises high‑rise development outside Journal Square, drives up area median income, and that 10% affordability is insufficient. Speakers also noted that rent‑controlled buildings are at risk of replacement. - Laverne Washington called the change a “no‑brainer” because it would bring affordable housing to the area. - Russell Hoffman read an anonymous letter from a homeless 25‑year‑old man, highlighting the human cost of the housing crisis. - Pam Andes distinguished between true affordable housing (rent control) and the “affordable” units tied to market‑rate developments. - Chris Perez stated that the city’s current approach to affordable housing “really isn’t working” and urged more strategic solutions. On Ordinance 25‑087 (Fayette Broadway Redevelopment Plan Amendment – Puccini Project) - Michael Manzo and Natalie Limon described a history of community negotiations: the community supported Phase 1 (West Side Square) based on promises that the adjacent Puccini/Urcolano’s site would remain retail only. Limon alleged a “bait and switch” because the amendment would allow a 476‑unit luxury tower with 175 parking spaces and would demolish Urcolano’s, a vital community gathering space. - Robert Fu supported preserving community institutions. - Eugene Paolino (attorney for the developer) stated that Urcolano’s would be preserved in a historic building under a favorable lease (not yet signed), that the developer had committed to infrastructure improvements, and that the planning board supported the amendment. - Arinder Singh Minhas (another developer in the area) criticized the amendment for not including a community benefit contribution comparable to the $1 million his own project paid. - Edward Perkins and the community challenged the developer’s trustworthiness. - Rafael Mangelbaum (developer) defended the project, citing a personal offer to help Urcolano’s, the pledge of 36 affordable units, and the public piazza. - Megan Wilkie and Ivan Oraye supported the project, arguing more housing at all income levels is needed. During the General Public Speaking Portion - A series of speakers from Portside Towers (528 units) detailed 142 consecutive days of documented building code violations, including missing carbon monoxide detectors in 17+ units, lack of a required 24/7 uniformed security guard, absence of an on‑site superintendent, and failure to notify tenants of state‑found violations for over 200 days. They reported that the landlord (Equity Residential) had received fines totalling less than $2,000 on only four of 71,000+ alleged daily violations. Speakers urged the council’s newly formed Investigatory Committee (with subpoena power) to compel testimony from the municipal prosecutor and city officials. - Daniel Feldman and others called for the passage of Councilman Solomon’s three enforcement ordinances (25‑098, 25‑099, 25‑100) to make fines mandatory and non‑waivable. - Barbara Goldberg and Vany Asusa contrasted the enforcement gap: a small landlord fixes violations quickly under threat of daily penalties, while Equity ignores multiple legal mandates. - A tenant from 429 Bergen Avenue announced a demand letter to their landlord for rent‑control violations. - Ariel Lefkowitz (Humane World for Animals) urged a ban on pet‑store dog and cat sales, citing consumer protection and animal welfare. - Mia Skengo and others discussed the Fairmont Hotel (Father Divine) senior building, noting that a 30‑year tax abatement had been tabled and that the owner (Ingerman Company) had issued 30‑day relocation notices to half the residents. - Tina Knowles raised concerns about the loss of a small business on Jackson Avenue and a bus‑stop relocation affecting Curry Woods seniors. Discussion & Deliberation Ordinance 25‑086 (Journal Square 2060 – Vote to Table) Councilman Soleil moved to table after Councilman Rivera raised a fairness concern: several parcels within the redevelopment area were excluded from the zone‑3 remapping without explanation. Councilman Boggiano argued tabling would delay the entire plan for months. The motion to table passed 6‑3 (Soleil, Solomon, Gilmore, DeGeez, Rivera, Waterman in favor; Hewlings, Boggiano, Ridley opposed). Ordinance 25‑087 (Fayette Broadway – Vote to Table) Councilwoman Gilmore moved to table, citing the community’s loss of trust and the developer’s failure to secure a signed lease for Urcolano’s. Council members expressed concern about construction‑related street closures and broken promises. The motion to table passed unanimously 9‑0. Budget Amendments (Resolutions 10.1 and 10.2) The council debated two competing amendments to the 2025 budget – both would have transferred $1 million from the council’s contingency fund to various departments (including infrastructure, landlord‑tenant, and sanitation). - 10.1 (supported by the administration) initially received 4 in favor, 4 opposed, 1 abstention – failing to reach the required 6 votes. After a revote, the tally shifted to 6 in favor, 3 opposed, and it passed. - 10.2 (an alternative) failed: 3 in favor, 4 opposed, 2 abstentions. Opponents argued that hiring engineers with only four months left in the year was unrealistic, that health‑benefit costs were not shown, and that the next council should decide. Other Agenda Items - First‑reading ordinances (25‑096 through 25‑100) were introduced, with Councilperson Hewlings abstaining on 25‑097. The three rent‑control enforcement ordinances were introduced on condition that the council hold discussions with the prosecutor and housing division. - All second‑reading ordinances 25‑088 through 25‑094 (traffic, parking, disabled parking, franchise, and lease extensions) were adopted unanimously 9‑0. - A resolution honoring the 30th annual Jersey City West Indian Caribbean American Carnival was adopted by acclamation. Key Outcomes - Ordinance 25‑086 (Journal Square 2060 Plan) – Tabled (6‑3). Referred back to the planning division for further discussion on excluded parcels. - Ordinance 25‑087 (Fayette Broadway Plan) – Tabled (9‑0). The developer was urged to finalize a lease with Urcolano’s and address community concerns before the next meeting on September 24, 2025. - Budget Resolution 10.1 – Passed (6‑3). Transferred $1 million from the council contingency to departments including infrastructure, landlord‑tenant, and sanitation. - Budget Resolution 10.2 – Defeated (3‑4‑2). Alternative allocation failed. - Rent‑control‑related ordinances (25‑098, 25‑099, 25‑100) – Introduced on first reading with a condition for further stakeholder discussion. - All traffic, parking, and franchise ordinances (25‑088 through 25‑094) – Adopted unanimously. - Investigatory Committee (Portside Towers) – The committee formed at the August 20 meeting has subpoena power, but as of this meeting no subpoenas had been issued. The council committed to moving forward. - The next regular council meeting is scheduled for September 24, 2025, at 6 p.m.

This meeting of the Jersey City Planning Board took place on September 10, 2025, beginning at 5:30 PM. Six commissioners were present, establishing a quorum. The agenda included multiple development applications, requests for continuations, and discussions on zoning amendments. Key actions included approval of a time extension for 279 Communipaw Avenue, adoption of zoning map amendments near Route 139, and approval of an affordable housing bonus amendment for the Bait Street Redevelopment Plan. A major application for the Caven Point Redevelopment Plan (200 Chapel Avenue) was continued to October 28, 2025, due to time constraints. Consent Calendar - Continuations Noted: Five applications were granted continuations with preservation of notice to October 7, 2025: - Case P2025-0048 (590 Grand Street) – preliminary and final major site plan with variances. - Case P2023-0107 (590 Grand Street) – preliminary major site plan and preliminary and final major site plan with variances. - Case P2024-099 (10 Exchange Place) – minor site plan with C variances. - Case P2024-026 (3085 JFK Boulevard) – preliminary and final major site plan. - Case P2025-0096 (195 Hudson Street) – site plan amendment and extension. Public Comments & Testimony - No public comments were offered on the following applications (public hearing was closed by motion): - Case P2025-0159 (279 Communipaw Avenue) – one-year extension. - Case P2025-0152 (Route 139 rezoning) – zoning map amendments. - Case P2025-0027 (Bait Street Redevelopment Plan amendments) – affordable housing bonus. - Case P2025-0028 (10 Brinkerhoff Street) – minor subdivision. - Elected Officials: - Commissioner O'Day expressed concerns about the Caven Point project, including stormwater, flooding, and redevelopment agreement obligations for road and walkway maintenance. He urged the board to ensure community concerns are addressed. - Councilman Solomon spoke as both a council member (opposing the removal of expiration dates in redevelopment plans) and a citizen (expressing concerns about waterfront walkway maintenance and impacts on existing Port Liberté residents). - Objector: Attorney Martin Cabillar (Becker, New York PC) represented Port Liberté Homeowners Association, Inc., objecting to applications P2024-0229 and P2024-0182 for 200 Chapel Avenue. He indicated that the HOA had retained experts and would present testimony at a future hearing. Discussion Items - Case P2025-0159: 279 Communipaw Avenue – One-Year Extension: Attorney Michael Higgins (Castano Quigley Cherami) requested a one-year extension (to January 10, 2026) for prior approvals, citing the need for additional financing. Planning staff recommended approval with all original conditions. The board voted unanimously in favor. - Case P2025-0152: Route 139 Gateway Rezoning (Phase 3 Master Plan Implementation): Presented by planner Matt Flynn. The amendment rezoned lots from R1 or G (government) zones to NC1, R3, and RC3 zones along the Route 139 corridor to implement the master plan's goal of establishing a gateway commercial zone, improving public realm, and reducing nuisance impacts. A text change clarified inclusionary zoning (IZO) compliance. The board found it consistent with the master plan and voted to forward it to City Council for adoption. - Case P2025-0027: Bait Street Redevelopment Plan Amendments – Affordable Housing Bonus: Attorney Charles Harrington (Connell Foley) represented the applicant, who owns the northernmost tax block in the plan. The amendment would allow a height bonus (up to 12 stories) across the mixed-use district in exchange for 10% affordable units. The applicant's planner, Matt Flynn, testified that the amendment was consistent with the master plan and other city initiatives. Planning staff described changes to minimum lot size, density bonuses, and parking requirements (0.3 per bedroom). The board voted to forward the amendment to City Council with a favorable recommendation. - Case P2025-0028: 10 Brinkerhoff Street – Minor Subdivision: A simple subdivision to correct survey errors and encroachments between adjacent properties. No variances were required. Planning staff recommended approval with four conditions. The board voted unanimously to approve. - Cases P2024-0229 and P2024-0182 (200 Chapel Avenue – Caven Point Redevelopment Plan): This item consumed the bulk of the meeting. The application proposed a 168-unit stacked townhome development (19 four-story buildings) with 416 parking spaces, open space, and an interim sales office. Applicant's witnesses testified about site conditions, flood hazard compliance (DEP permit received), stormwater management (manufactured treatment devices), traffic impact (67 new AM peak trips, 84 PM peak trips), and zoning compliance (density 11.3 units/acre vs. 20 max). Objector's attorney cross-examined the traffic engineer on count timing and methodology. Commissioner Stamato recused himself due to prior association with Port Liberté. After hearing testimony, the board continued the hearing to October 28, 2025, due to time constraints, with preservation of notice. - Case P2024-0082: 3887 Street – Preliminary and Final Major Site Plan with Variances: Attorney Charles Harrington gave an opening statement. The project proposes an 8-story building with 31 residential units and 5 parking spaces in the Enus Jones redevelopment plan. The applicant seeks to utilize a bonus C provision with contributions to the JCRA for park improvements. The property is in a floodplain, requiring ground-floor non-residential use. The board continued the application to October 28, 2025, as new business continued. Key Outcomes - Approved: - Case P2025-0159 (279 Communipaw Ave) – 1-year extension. (Unanimous) - Case P2025-0028 (10 Brinkerhoff St) – minor subdivision with conditions. (Unanimous) - Forwarded to City Council with favorable recommendation: - Case P2025-0152 (Route 139 zoning amendments). (Unanimous, with Commissioner Lynch noting consistency with master plan) - Case P2025-0027 (Bait Street Redevelopment Plan affordable housing bonus). (Unanimous, with Commissioner Lynch noting consistency with master plan) - Continuations: - Five applications continued to October 7, 2025 (noted without vote). - Cases P2024-0229 and P2024-0182 (200 Chapel Ave) continued to October 28, 2025, with preservation of notice. - Case P2024-0082 (3887 Street) continued to October 28, 2025. - Resolutions Approved: The board unanimously approved six resolutions memorializing previous decisions from August 12 and 26, 2025. - Adjournment: The meeting was adjourned without executive session.

The Jersey City Municipal Council held a caucus meeting on September 9, 2025, at 4:02 PM. Seven council members were present, achieving a quorum. The meeting covered a wide range of items including budget amendments, contract awards, ordinances on rent control and redevelopment, and a proposed shift of council funds to engineering and other departments. No public comments were heard. Final votes are scheduled for the regular council meeting on Wednesday, September 10, 2025, with a special meeting on September 17 for budget adoption. Consent Calendar - Resolution 10.3 authorizing temporary appropriations to cover payroll until budget adoption. - Resolution 10.4 accepting $428,000 from national opioid settlements, bringing total received to approximately $2 million. - Resolution 10.5 canceling a duplicate grant balance with no financial impact. - Resolution 10.8 authorizing replacement of a lost tax sale certificate. - Resolution 10.9 authorizing an accelerated tax sale for the current year. - Resolution 10.20 (25-584) awarding a contract to Whitson's Food Service to provide meals for approximately 200 children through the Department of Health and Human Services. - Resolution 10.21 (25-585) accepting a grant for breast cancer self-check samples and brochures. - Resolution 10.19 (25-583) awarding a contract to Polar Power Systems for rental and maintenance of the chiller system at Pershing Ice Rink. - Resolution 10.22 (25-586) designating administrative agents for the city's affordable housing program. - Resolution 10.6 (25-570) canceling taxes on a condo unit at 11 Irving Street and granting a five-year tax abatement based on a county board decision, resulting in a credit of $7,390.03 for 2024 and 2025. - Resolution 10.7 (25-571) rejecting all proposals for real property appraisal services to reissue with longer terms. - Resolutions 10.23–10.27 (25-587 to 25-591) authorizing mortgage discharges and submission of a FY2026 Community Services Block Grant application for $976,320. - Resolution 10.29 (25-593) awarding a contract to Continental Hardware for lumber and building materials. - Resolution 10.28 authorizing payment to NW Financial for advisory services. - Other resolutions: 10.10 (support for 32BJ SEIU security officers), 10.12-10.14 (reappointments of municipal court judges), 10.15-10.16 (reappointments to Medical Center Board), 10.17-10.18 (West Side Avenue SID assessment and budget), 10.30 (access agreement for billboard), 10.31 (professional services agreement), 10.32 (lien removals), 10.33 (settlement of consolidated lawsuits), 10.34 (budget reading by title), 10.35 (reappointment to Housing Authority), 10.36 (appointment to Redevelopment Agency), 10.37 (support for Christ Hospital interns), 10.38 (honoring West Indian Carnival). Public Comments & Testimony - No public comments were made during the caucus. Discussion Items - Budget Amendments (10.1 & 10.2): Finance Director Kyle presented the administration's amendment (10.1) with a 0.97% tax impact, equating to approximately $38 on the average assessment of $480,000. Councilman Solomon introduced an alternative amendment (10.2) to shift roughly $1 million from the council's line item to traffic engineering and other departments (city clerk, quality of life, sanitation). Several council members, including Councilman Gilmore, argued for distributing funds to recreation, tenant-landlord enforcement, and DPW. Councilman Solomon expressed openness to additional changes by noon on Tuesday. It was clarified that the council must approve either 10.1 or 10.2. - Medical Center Expansion (Ordinance 25-097): Director Diana Jeffrey of the JCRA explained that a deed restriction on hospital property must be discharged to allow a major expansion. In exchange, the city will receive $26.75 million from the sale of a portion of the land. Attorney Nevins McCann detailed the expansion: a parking garage with 1,200–1,400 spaces and additional medical office buildings. The hospital is the largest charity care provider in the county, having invested $500 million across Jersey City. Councilman Boggiano asked about parking for nearby teachers; McCann agreed to follow up. - Rent Control Ordinances (3.4, 3.5, 3.6): Councilman Solomon introduced three ordinances: (3.4) requiring landlords to disclose non-use of AI algorithms in leases, (3.5) clarifying state-level rent increase exemptions, and (3.6) establishing a mandatory minimum fine of $100 per violation per day for housing-related offenses. He noted that 3.6 is the maximum allowed by law. Councilman Boggiano raised concerns about enforcement and prosecutorial discretion. The council agreed to set up a meeting with the prosecutor to discuss dismissal of violations. - Redevelopment Plan Amendments: - Journal Square 2060 Plan (Ordinance 25-086): Attorney Charles Harrington requested that two lots on Cottage and Van Riper streets be rezoned from Zone 4 to Zone 3 to allow higher density and a 10% affordable housing requirement. Planning staff opposed the change. Councilman Solomon noted that since planning did not recommend it, the amendment might need further review and could require returning to first reading. A meeting with planning was suggested. - Fayette Broadway Plan (Ordinance 25-087): Councilman Boggiano reported strong community opposition. Attorney Eugene Paolino for the developer stated that four community meetings were held, but the opposition relates to an adjacent project, not the plan amendment. Council members noted that no follow-up meeting occurred between first and second reading. The council expects public testimony at the Wednesday meeting. Councilman Boggiano advocated pulling the ordinance. - Other Items: - A bond ordinance (25-095) was withdrawn due to a pending settlement meeting on the embankment issue; it will be reintroduced later. - The street naming ordinance (25-096) for Bentley Avenue commemoratively designating Walter R. Lazinski Way was noted. - Franchise ordinances for 88 Regent Street, 328 Halliday Street, and Via JC parking lease were discussed. - Traffic and parking ordinances (4.6–4.9) were presented. Key Outcomes - The council will vote on either budget amendment 10.1 or 10.2 at the Wednesday meeting (September 10). A special meeting for final budget adoption is set for September 17 at 6 PM. - Ordinance 25-097 (Medical Center deed restriction discharge) is expected to advance pending state EDA approval. - The bond ordinance (25-095) was formally withdrawn; a revised version will be introduced after the settlement meeting. - Councilman Boggiano requested a meeting with the prosecutor to discuss enforcement of housing code violations. - No final actions were taken on the redevelopment plan amendments; they will be discussed further at the regular meeting.

This meeting of the Jersey City Planning Board was held on August 27, 2025, beginning at 5:30 PM. Five commissioners were present, establishing a quorum. The board addressed multiple applications including subdivisions, site plan extensions, and major site plans, with significant public testimony regarding a proposed 11-story building at 829 Bergen Avenue. The meeting also included several carries to future dates and unanimous approvals of less contentious items. Consent Calendar - Case P2024-0219 (115 Giles Avenue): Carried to October 28, 2025, with preservation of notice. - Case P2025-0108 (612 Pavonia Avenue): Carried to September 23, 2025. - Case P2025-0027 (Bay Street Redevelopment Plan amendments): Carried to September 9, 2025. Public Comments & Testimony - Councilman Rich Boggiano expressed strong support for the 595 Norwick Avenue park subdivision, noting it has been in process for three years and the community wants the park. - Mike Golowski argued the city fails to post public notices at construction sites, calling it a violation of the 14th Amendment, and requested that future notices be placed at the site. His comments were directed at several applications. - On 829 Bergen Avenue: Approximately 15 members of the public spoke, primarily from the St. George & St. Shenouda Coptic Church and the local community. They raised concerns about parking, traffic (citing a lack of proper traffic study during high-usage times), safety (fire egress, window proximity, demolition risks), and the building's height and density on a 40-foot wide lot. Several speakers emphasized that the prior developer had agreed to include parking, but the current developer omitted it. A request was made for a mandatory community meeting requirement and for a non-scalable wall along the property line. One speaker, Magdi Youssef, a licensed engineer, claimed the proposed window well violates building code regarding fire separation and seismic gap requirements. Father Thomas Nashid and Father David Habib also testified on safety and process concerns. - On 111 Colden Street: No public comments. - On 194-196 Culver Avenue: Jonathan McCaulay (Eggsy Mallory Block Association) and two neighbors spoke in support, highlighting the developer's work with the community, sustainability features (green roof, bioswale), and the reduced height (4 stories vs. 6 allowed). Discussion Items - Case B2025-001 (595 Norwick Avenue) – City Subdivision: The city and county seek to subdivide a 5.45-acre parcel to create a 3.2-acre public park. The parcel currently houses the Brennan Courthouse and administration building; the new courthouse across the street will allow relocation and demolition for the park. A C2 variance is needed because the preservation zone prohibits subdivision. Director Barca Patel testified that the city has conducted community engagement, and the county will maintain the park. Staff recommended approval. The board voted unanimously to approve. - Case P2025-0135 (173 Academy Street) – One-Year Extension: Applicant requested an extension to August 10, 2026, due to potential redevelopment plan amendments. No opposition beyond Mr. Golowski's general notice complaint. Staff recommended approval with prior conditions. Unanimously approved. - Case P2025-0153 (306 Newark Avenue) – One-Year Extension: Extension to July 20, 2026, sought due to delays in historic review. Similar public comment on notice. Unanimously approved. - Case P2025-0071 (829 Bergen Avenue) – Major Site Plan: Proposed 11-story, 77-unit residential building with 10% affordable housing (8 units), retail on ground floor, and no parking (previously approved plan had 20 spaces). Variances requested for lot area, lot width, rear yard setback, and rooftop coverage. Traffic engineer Nicholas Kennedy testified that the area is highly walkable with transit access, and that removing the driveway improves pedestrian safety. Planner Carolyn Worstell argued the project meets MLUL criteria and that the variances are justified. The board, however, heard extensive public safety concerns, particularly regarding a 1-inch gap between the new building and existing church, fire code compliance for windows adjacent to the church's fire escape, and demolition safety. Board members expressed that the community's issues had not been resolved despite prior meetings. The applicant requested a carry to September 23, 2025, for further discussions. The board granted the carry with preservation of notice. - Case P2024-012 (111 Colden Street) – Final Major Site Plan: Five-story, 16-unit residential building with five parking spaces. One variance for 14-foot aisle width (required 22 feet) due to floodplain-related elevation of electrical room. Architect and civil engineer testified that the arrangement is safe for low traffic. Public had no comment. Staff recommended approval with condition that roof and balcony railings have no more than 2-inch gap. Unanimously approved. - Case P2024-0242 (194-196 Culver Avenue) – Preliminary/Final Major Site Plan: Four-story, nine-unit residential building with six parking spaces, located in the Route 440/Culver Redevelopment Plan Mid-Rise A district. Five deviations from the plan (lot area, lot width, side yard setback, rear yard setback, building coverage). Applicant built four stories instead of six and included sustainability features (green roof, bioswale, car share, EV charging). Planner Worstell testified that the benefits outweigh detriments. Public testimony was supportive. Staff recommended approval. Unanimously approved with conditions. - Additional Carries: Case P2025-0038 (427 Bergen Avenue) and Case P2024-0236 (660 Grove Street) were both carried to September 23, 2025, at the applicants' request. Key Outcomes - Approved (all unanimous): - Case B2025-001 (595 Norwick Avenue) – Park subdivision. - Case P2025-0135 (173 Academy Street) – One-year extension. - Case P2025-0153 (306 Newark Avenue) – One-year extension. - Case P2024-012 (111 Colden Street) – Final major site plan with variance (aisle width) and railing gap condition. - Case P2024-0242 (194-196 Culver Avenue) – Preliminary/final major site plan with deviations. - Resolutions for Case P2025-010 (252 Monticello Avenue) and Case P2025-0118 (535 Monmouth Street / 354 10th Street) were memorialized. - Carried: - Case P2025-0071 (829 Bergen Avenue) – Carried to September 23, 2025, for further community discussions. - Case P2024-0219, P2025-0108, P2025-0027, P2025-0038, P2024-0236 – All carried to various dates as noted in consent calendar and discussion. - Next Meeting: Scheduled for September 9, 2025 (resolutions and likely additional carries).