Public Meetings - Jersey City, New Jersey

The Jersey City Planning Board met on March 11, 2026, at 5:30 PM. The meeting covered site plan amendments, extensions, new residential projects, artist certifications, and scheduling of future hearings. The board approved several items, including a major site plan amendment for 176 West Side Avenue, a one-year extension for 369 Whiton Street, certified three artists for affordable housing, a new mixed-use development at 373 Communipaw Avenue, a subdivision and site plan for 455 Third Street, and minor site plans for 208 Thorne Street and 300 Third Street. Multiple applications were carried over to future dates due to time constraints. Public Comments & Testimony - Don Odom (resident at 361-363 Whiton Street) spoke on the extension for 369 Whiton Street. He expressed cautious support for the project, emphasized concerns about debris, parking impacts, and requested renderings. He noted the neighborhood's parking issues due to proximity to the light rail. - Cynthia Hajiannis (address 25 Sabisky Street) commented on the accessory dwelling unit (ADU) at 208 Thorne Street. She argued that if the ADU is sold as a separate condo, it ceases to be an accessory use and contravenes ordinance intent. - Cynthia Scott (63 Sherman Place) echoed concerns about ADUs, noting that they were originally promoted as garage conversions for rentals, but now appear in new developments as potentially separate condos, raising stormwater and tree canopy issues. - Randy Stoll (21B Bleaker Street) asked about stormwater management for ADUs, loss of tree canopy, and how green roofs or underground tanks mitigate flooding. The architect explained the project's green roof and downspout system. Discussion Items - 176 West Side Avenue (Site Plan Amendment, Case P2025-0086): Applicant sought approval for changes including a relocated transformer room, loss of three parking spaces, gym moved to ground floor, removed balconies replaced with picture windows (39 windows resized), rooftop mechanicals added. The architect, Irwin Kaisell, testified. Discussion covered roof screening color, elevator bulkhead visibility, trash and recycling logistics, and dog run fencing. The board requested matching or dark screening and compliance with city compactor ordinance. Approved with conditions. - 369 Whiton Street (One-Year Extension, Case P2025-0252): Applicant Rebecca Maior requested a second one-year extension due to financing timelines on multiple properties. No objections from staff. Public speaker Don Odom expressed continued interest. Approved. - Certified Artists (Review and Discussion): Three artists (Philip Bogatti, Hugh Hales Tuck, Teresa Bonner) certified by the artist certification board were presented for approval to apply for artist housing. Planning staff recommended approval. The board approved and forwarded to City Council. - 373 Communipaw Avenue (Preliminary/Final Major Site Plan, Case P2024-0206): Applicant Walker Foundation proposed a five-story addition to an existing three-story building, creating 28 dwelling units (6 affordable). Architect Dennis DeVino presented: first floor parking (12 spaces, 6 EV-ready), retail, bike parking, green roof (1,025 sq ft), and a garden grow zone. A zoning variance for drive aisle width (20 ft 4 in) was deemed de minimis by traffic engineer Lee Klein. The board discussed affordable unit placement, interior vs. exterior garage exhaust duct, and material choices for spandrel panels. Approved with conditions including coordination with staff on duct location. - 455 Third Street (Minor Subdivision & Major Site Plan, Cases P2025-0101 & P2025-0102): Applicant proposed subdividing into three lots and constructing three buildings: a 26-unit building (with 15% affordable housing overlay, 4 affordable units), a 3-unit building, and a 10-unit townhome building (with 11 parking spaces). Engineers and architects testified about site constraints (adjacent to NJ Turnpike, flood zone, dead-end street). Variances sought for elevator bulkhead height (14 ft vs. 10 ft permitted) and front yard setback (5 ft vs. 0 ft). Design waiver for lighting intensity. Public safety concerns about fire truck access and hydrant coverage. Applicant agreed to sprinkle all townhomes and work on sidewalk connections and with JCMUA on flooding mitigation. Approved with conditions including full sprinklering and sidewalk improvements. - 208 Thorne Street (Minor Site Plan, Case P2025-0113): Applicant Stephen Joseph proposed a three-story, three-unit building with a detached ADU. Architect Avart Patel presented: site is irregular, parking tandem in garage, ADU 820 sq ft, green roof. Compliance with setbacks and flood zone. Public comments raised concerns about ADU ownership and stormwater management. Approved with conditions. - 300 Third Street (Minor Site Plan, Case P2025-0062): Applicant Benjamin Wine proposed a four-story, four-unit building in RC3 zone, fully conforming. Architect Martin Moreno presented: brick and fiber cement facade, large windows, roof terraces, green roof, refuse handled via rear alley. Board requested brick continue to ground level. Approved with condition to extend brick base. Key Outcomes - Approved (all with conditions): - Case P2025-0086 (176 West Side Ave) – Site plan amendment, approved 5-0. - Case P2025-0252 (369 Whiton St) – One-year extension, approved 6-0. - Certified Artists – Approved and forwarded to City Council, 6-0. - Case P2024-0206 (373 Communipaw Ave) – Preliminary/final major site plan, approved 6-0. - Case P2025-0101 (455 Third St subdivision) – Approved 6-0. - Case P2025-0102 (455 Third St site plan) – Approved 6-0. - Case P2025-0113 (208 Thorne St) – Minor site plan, approved 5-0 (Chair recused). - Case P2025-0062 (300 Third St) – Minor site plan, approved 6-0. - Carried to future dates (with preservation of notice): - Case P2024-0248 (364 6th St extension) – Carried to March 24, 2026. - Cases P2024-0008 (33 Division St) and P2024-0226 (3085 JFK Blvd) – Carried to May 12 and April 28 respectively. - Pulte Homes cases (items 22/23) – Carried to April 28, 2026 (top of agenda). - Case P2025-0099 (53 Beacon Ave) – Carried to April 14, 2026. - Cases P2025-0150 (202 Plainfield Ave) and P2025-0091 (69 Lake St) – Carried to May 12, 2026. - Case P2024-0099 (565 Communipaw Ave) – Carried to May 12, 2026. - Items 18/19 (66 and 68 Wayne St) – Carried to April 14, 2026. - Memorialized Resolutions: Approved for 480 Washington Blvd, 115 Giles Ave, 87 Van Horn St, 391 Fairmount Ave, and 176 West Side Ave – 5-0 (Commissioner Kaplan abstained). - Executive Session: Entered after adjournment to discuss litigation. Note: The transcript identifies the meeting date as March 10, 2026, but the instruction specified March 11, 2026. This summary uses the latter per directive.

The Jersey City Municipal Council held a caucus meeting on March 10, 2026, starting at 4:01 PM and concluding at 5:59 PM. Six council members were present. The meeting was a discussion session for ordinances and resolutions scheduled for a future formal vote. Below is a summary of the key items discussed. Discussion Items - Franklin Street One-Way Conversion (Ordinance 26-010): Director Banghart presented the proposal to make Franklin Street one-way westbound between Palisade Avenue and Central Avenue. Councilman Lavaro noted the proposal may have been discussed under the previous council. Councilman Griffin raised concerns about truck access to a Stop & Shop and congestion near a cardiologist's office during school pickup/drop-off. Infrastructure staff said they will mitigate response time impacts (a one-minute increase observed during a pilot) through design modifications and coordination with the fire department. They also plan to work with the school and Hudson County TMA on congestion. The ordinance is on second reading. - New Parking Zone 20 (Ordinance 26-013): Director Banghart introduced a new residential permit parking zone east of Pacific Avenue near the Hudson-Bergen Light Rail station, responding to the suspension of overnight parking at the NJ Transit lot. Councilman Efros asked about extending similar zones west of the station; staff agreed to schedule a meeting. Discussion also touched on petition requirements and timing of the parking restrictions. - Affordable Housing Portal Contract (Resolution 10.17): Director Gazell presented a one-year renewal contract with Intellix Inc. for $199,680 to maintain the affordable housing portal (affordablehousingjc.com). The portal has over 14,000 registered users, 550 units listed, and received 500,000 views in Q4 2025 alone. Councilman Gilmore asked about incorporating public housing; Gazell noted technical and financial challenges but expressed willingness to explore. The contract is for maintenance and support. - Fair Housing Act Deadline Extension (Resolution 10.12): John McKinney (Law Department) explained a resolution to immunize the city from lawsuits while negotiating the final housing element and fair share plan. The state's rehab obligation estimate is approximately 3,200 units, but the city believes it may have sufficient credits. Councilman Griffin asked about the identification process and potential for some properties to miss out. The resolution is needed to meet the March 15, 2026 deadline. - Payroll/HR Software Contract (Resolution 10.23): Director Vargis presented a $45,600 annual license renewal for Unicorn HR payroll software, noting past implementation issues have been largely resolved. Councilman Gilmore raised employee concerns about time clock rounding; staff clarified that for hourly employees, rounding up to the quarter-hour applies but is balanced by rounding down on the back end, ensuring no net loss for full shifts. A detailed report on outstanding issues was promised. - Electric Vehicle Charging Stations (Resolution 10.14): Amanda presented a contract with Jolt Charge to install 25 fast-charging stations evenly distributed across wards. Councilman Gilmore suggested exploring meters that allow non-EV parking as well. - Youth Environmental Program (Resolution 10.8): Amanda presented a grant application to NJDEP for a six-week summer program for youth ages 16-20, offering stipends, hands-on training, and a community green infrastructure project (e.g., pollinator garden). Funding up to $100,000. - Powerhouse Arts District Redevelopment Plan Amendment (Ordinance 26-015): Matthew Silver (Planning) presented an amendment to include the Queen Latifah firehouse (155 Morgan Street) into the rehabilitation district to allow a banquet/events facility. Planning confirmed no new residential rights are created, thus no inclusionary zoning trigger. The developer agreed to maintain the historic facade. - Animal Control Shared Services (Resolutions 10.19, 10.16, 10.14): Director Burns presented shared service agreements with Guttenberg and Hoboken for animal control and sheltering, and a TNR contract with The Traveling Vet. He reported that the city fixed 900 feral cats in 2025, and that a full-time in-house veterinarian is being pursued to reduce costs. Council members praised the cat rescue community. - Legal Representation for Officers (Resolutions 10.24, 10.25, 10.26): Three resolutions to retain outside counsel for officers involved in the Andrew Washington lawsuit and a related matter. Councilman Gilmore noted personal relationships and abstained from discussion. Corporation Counsel explained the city's statutory obligation to provide representation; the contracts are for specific cases with negotiated rates. Key Outcomes - No formal votes were taken; all items are expected to be voted on at the March 11, 2026 council meeting. - Staff will compile data on Franklin Street emergency response times and school congestion plans for council review before the vote. - A meeting will be scheduled to discuss expanding parking zone 20 to the west side of the light rail station. - The law department will provide a memo on the limits of the city's obligation to defend officers. - The Jackson Hill Main Street SID budget and assessment roll were discussed and will be voted on; the council also approved a request to move the Transgender Day of Visibility resolution to the top of the agenda for the formal meeting.

The Jersey City Zoning Board of Adjustment convened on March 6, 2026, to address several items, including a one-year extension, an administrative appeal of a zoning determination, a new construction project requiring multiple variances, and a request to adjourn a case due to insufficient community outreach. All voting members were present and all actions passed with unanimous support. Consent Calendar - Case Z 2026-0020: One-year extension for 64 Harmon Street – The applicant, represented by Tom Lean, requested a one-year extension of a previously approved subdivision approval due to protracted delays with HUD involving a Section 8 housing component. Staff recommended approval, and the board approved the extension unanimously (6-0). Public Comments & Testimony - Appeal of administrative determination for 6 Stegman Place (Case Z 2025-0082) – Appellants Deborah Laurel and Crystal Agriopoulos, residents in the immediate vicinity, challenged the zoning officer’s approval of a three-family home on a lot that is 21.9 feet wide in an R1 zone requiring 25 feet. Attorney Jeffrey Cantowitz argued that the lot is non-conforming, that the density calculation rounding 2.56 units to 3 violates the Municipal Land Use Law, and that the administrative approval exceeded the officer’s authority. Public commenters John Millale, Deborah Laurel, and Jennifer Lau-Guilas expressed concerns about parking, the impact on the cul-de-sac neighborhood character, and transparency. The applicant’s attorney, Tom Lean, countered that the lot is conforming under the ordinance (all existing lots are considered conforming) and that rounding fractions to the next whole number is a standard supplemental regulation. The board affirmed the zoning officer’s decision, denying the appeal unanimously (6-0). Discussion Items - New four-family residence at 2624 Kennedy Boulevard (Case Z 2023-0024) – Applicant Jersey City Three Deals LLC, represented by Benjamin Wine, proposed a four-story, four-unit building in the RH2 zone and West Bergen East Lincoln Park Historic District. The project required a D5 density variance (four units versus two permitted), a D6 height variance (44.9 feet versus 35 feet), and C variances for front and rear yard setbacks. Architect Martin Moreno and planner Carolyn Wurstell testified that the design was driven by the block’s historic context, with extensive community and Historic Preservation Commission input resulting in a reduction from six units and a pitched roof to blend with neighbors. No public comments were made. The board praised the design and approved unanimously (6-0). - Adjournment request for an unidentified application (M&T Partners LLC) – Attorney Benjamin Wine requested that the case be carried to April 9, 2026 with preservation of notice, citing that three neighbors reported not being adequately informed despite prior outreach. A public commenter confirmed the lack of notice. The board granted the adjournment unanimously. Key Outcomes - Approved: 64 Harmon Street one-year extension (6-0). - Denied: Appeal for 6 Stegman Place (board upheld zoning officer) (6-0). - Approved: 2624 Kennedy Boulevard four-family residence with all requested variances (6-0). - Carried: Undisclosed application for M&T Partners LLC to April 9, 2026 with preservation of notice.

The Jersey City Municipal Council met on Wednesday, February 25, 2026 (recorded as February 26 per official notice) at 6:08 p.m. All nine council members were present, achieving a quorum. The meeting included the addition of late agenda items, introduction and adoption of ordinances, public hearings, extensive public comment, and votes on resolutions. Key topics included a transitional aid application, a payroll tax administrative fee, a Franklin Street safety project, kindergarten relocation at PS16, bird-friendly design standards, and a cannabis dispensary proposal. Late Items & Procedural Motions - Agenda items 3.5, 3.6, and 10.26 were added by a 9-0 vote. - Items 3.1 and 3.4 were withdrawn by the administration. - Agenda item 10.3 (Chinese New Year resolution) was deferred and unanimously adopted after public comment. Public Comments & Testimony - PS16 Kindergarten Relocation to Danforth: Numerous parents and children spoke against moving kindergarten from the PS16 annex to the Danforth building, citing long bus rides (20–30+ minutes), safety concerns (asbestos, gun shop nearby), disruption to community, and lack of planning. Several speakers noted 9,000+ residential units added downtown without corresponding school capacity. Parents demanded a permanent neighborhood school and transparency. - Franklin Street One-Way & Protected Bike Lane: Over a dozen residents, including representatives from Bike JC and Hudson County Complete Streets, urged support for ordinance 3.2. They cited 800+ petition signatures, a $680,000 state grant, safety data (Franklin Street is on the city's High Injury Network), and that traffic deaths in 2025 (6 fatalities, 45 serious injuries) far exceeded fire deaths. Concerns from the fire department were addressed through design modifications. - Payroll Tax 3% Administrative Fee (Ordinance 26-006): Several speakers (Ivan Bolson, Noemi Velasquez, Matt Schneider, Jim Nelson, Taylor, David Putnins) offered perspectives. Some opposed the full 3% as a loss to schools; others supported it as necessary to improve tax compliance. Matt Schneider, a BOE trustee, requested an MOU for transparency. Taylor, a finance analyst, recommended automation. The council discussed the percentage cap and reporting. - Bird-Friendly Glass Ordinance: Speakers Jonathan Schwedell and Lauren Morse debated the ordinance's costs and benefits. Schwedell supported the concept but urged exceptions for affordable housing and alternative methods. Morse emphasized that costs are typically under 1% and the ordinance is urgently needed to prevent bird collisions. - Cannabis Dispensary at 415 Monmouth Street (Resolution 10.18): Residents and church leaders (Alex Paez, Amir Ismael) opposed the dispensary, citing proximity to a daycare (180 feet away), existing density of dispensaries (7 within 10 blocks), and building insurance concerns. Jamie Moran, owner of Warrior Weed, supported it, emphasizing veteran benefits and community support. - Portside Towers Tenant Issues: Multiple tenants (Kevin Weller, Erica Blanco, Barbara Goldberg, Tara Smythe, Mark, Danilo Kirshner, others) addressed ongoing building safety, billing fraud (RUBS), rent control violations, and the council president's request to reduce their speaker numbers. They cited First Amendment concerns and noted 300+ days of daily reports. The council president responded, stating the request was not a limitation but a suggestion. - Youth Engagement: Paveet Takar, a 12-year-old, proposed a youth liaison position to help kids implement environmental projects. The council expressed support. - Other Topics: Laverne Washington requested space for furniture donation; Gina Davidson opposed a bollard ordinance; Catherine Moore raised environmental concerns about 95 Morgan Street; various speakers supported Franklin Street bike lane, opposed the dispensary, or called for school capacity planning. Discussion Items - Ordinance 26-006 (Payroll Tax Administration): Council debated the 3% cap. The administration argued it is needed to fund compliance efforts (an RFP for software is out) and noted payroll tax revenues fluctuated from $66.8M (2021) to $103.7M (2024). After discussion, council voted to adopt, with some members signaling intent to revisit the percentage via future amendments. - Ordinance 26-007 (Bollard at 1075 West Side Ave): A lit bollard requested by Avenir West Side Square LLC. Councilmember Zupa confirmed the developer pays for electricity and that the design was coordinated with infrastructure. Adopted 9-0. - Ordinance 26-008 (Bird-Friendly Design): Replaced by newly introduced 3.6; council voted 9-0 to defeat it. A public hearing on 3.6 will occur March 11. - Resolution 10.26 (Transitional Aid Application): The administration requested authority to apply for state transitional aid, potentially over $100 million, due to a structural deficit. Council expressed concerns about state oversight (a monitor with veto power over hiring, procurement, etc.) and the late submission. Ultimately approved 9-0 after some members voiced reservations. - Resolution 10.18 (Cannabis Dispensary): After public opposition and concerns about density and proximity to a daycare, the resolution was defeated 0-9. - Resolution 10.25 (EV Charging): Withdrawn after councilmember Griffin requested more information on revenue and costs. The RFP committee recommended a vendor; some members wanted to explore higher-revenue options. - Resolution 10.17 (Journal Square Redevelopment Plan): Approved unanimously, with councilmember Zupa highlighting it as a step toward affordable housing. Key Outcomes - Adopted Unanimously: Resolutions 10.1-10.10, 10.12-10.16, 10.17, 10.20-10.24, 10.26; Ordinances 26-004 (95 Morgan St), 26-006 (payroll tax), 26-007 (bollard). - Defeated Unanimously: Ordinance 26-008 (bird-friendly glass) and Resolution 10.18 (cannabis dispensary). - Withdrawn: Resolution 10.25 (EV charging) on a 7-2 vote; will be resubmitted. - Abstentions: Councilmember Brooks abstained on 10.19; Councilmember Singh abstained on 10.11. - Next Steps: The public hearing on ordinance 3.6 (bird-friendly design) will be held March 11, 2026. The transitional aid application will be filed by February 27. The council will continue discussions on PS16 school capacity, Franklin Street safety, and rent-leveling board appointments. - First Amendment Clarification: Corporation counsel affirmed the council's actions were lawful and will provide a legal memo on public comment rules.

The Jersey City Municipal Council held a virtual caucus meeting on February 24, 2026, starting at 4:03 p.m. and adjourning at 6:50 p.m. All nine council members were present. The meeting covered a range of ordinances and resolutions, with significant discussion on a Franklin Street bikeway project, a fire department equipment lease, new permit parking zones, and several financial and grant items. Several items were withdrawn or will be amended for the public meeting on February 26. Consent Calendar (Items Withdrawn or No Questions) - Ordinance 26-009 (Chapter 160 fees) was withdrawn to a future meeting for further refinements. - Ordinance 26-012 (fixed salary modifications) was withdrawn for further administration-council discussions. - Second Reading Ordinance 26-004 (acceptance of 95 Morgan Street) – Councilperson Brooks noted she had received a 5,000-page environmental report and was still reviewing; no objections to proceed. - Second Reading Ordinance 26-006 (payroll tax administrative expenses) – Council requested five-year payroll tax collection data; administration will compile. - Second Reading Ordinance 26-007 (bollard franchise) – No questions. - Second Reading Ordinance 26-008 (bird ordinance) – Council discussed amendments to raise the square footage threshold to 5,000 sq ft and adjust height from 100 ft to 85 ft. Because changes are considered substantial, the ordinance will be introduced as a new late item for first reading on Wednesday, and the current second reading will be moved to defeat. - Resolutions 26-068 through 26-076 (recognitions, reappointments to Rent Leveling Board, etc.) – Approved without discussion. - Resolution 26-079 (Verizon claim) – Discussion on billing discrepancies; original bill adjusted from $374,000 to $246,000 after audit, but actual amount due is $359,782.22 for the period including additional months. Council asked for a clarifying memo by Wednesday. - Resolution 26-082 (Summer Food Service Program grant) – No questions. - Resolution 26-083 (Civitas HUD grant management) – Council asked about staff utilization and past HUD compliance issues; law department will provide a memo. - Resolutions 26-085 through 26-092 (cannabis support, Millennium Strategies payment, various appointments, salt contract with Atlantic Salt, financial advisory services to Acacia Financial, and shared service agreement with school board) – Discussed and will be moved to vote Wednesday. Public Comments & Testimony - No public comments were taken; this was a caucus meeting. Discussion Items - 3.2 – Franklin Street One-Way and Protected Bike Lane (Ordinance 26-010): Acting Director Drew Banghart (Infrastructure) presented a $670,000 NJ DOT bikeways grant project to create a parking-protected bike lane on Franklin Street between Palisade Avenue and Central Avenue. Council members Zupa and Efros reported a town hall where the primary concern was fire response time increases (approximately one minute for some addresses). Deputy Chief Hart confirmed an uptick in response times but noted they remain within the national average. Infrastructure committed to working with the fire department on minor edits, including removing a few parking spaces and hardening curb intersections. Councilman Lavaro asked how the proposal aligns with the 2019 Bike Master Plan. Director Banghart and Lindsay Schofield explained that Franklin Street was identified as a key east west corridor connecting parks, schools, and businesses. Councilman Gilmore inquired about the grant deadline (June 11, 2026) and confirmed no extra costs for design changes. Councilman Zupa also asked about potentially reversing Manhattan Avenue traffic direction to reduce congestion; infrastructure will study the idea. - 3.3 – Fire Department Warehouse Lease (Ordinance 26-011): Peter Horton (BA) presented a two-year lease extension with 18 Ash Street Realty for 46 State Street, costing $105,000 per year (triple net, including 40% of property taxes – approximately $10,000 annually). Deputy Chief Hart stated the facility stores six pieces of spare apparatus and rescue equipment. Councilman Gilmore expressed concern about the long‑term cost ($1 million over 10 years) and asked about city-owned alternatives. Hart noted the city has been leasing since 2011 and has limited options due to weight and garage dimensions. Councilman Efros questioned the property tax payment; BA explained it is part of the triple net lease. Councilman Zupa noted the square footage decreased over time and annual rent dropped from $255,000 in 2019 to about $96,000 currently. The ordinance will be voted on Wednesday. - 3.5 – Permit Parking Zone 20 (Ordinance 26-013): Proposed new permit parking zone near Liberty State Park Hudson‑Bergen Light Rail station (east of Pacific Avenue, south of Ash/Johnston, north of Communipaw). Four-hour parking limit Monday–Saturday without a permit. Council President Ridley noted the zone mirrors other light rail parking areas. Councilman Brooks asked about a similar zone for the West Side Avenue station; Director Banghart agreed to explore. Councilman Griffin asked why four hours rather than two; Council President Ridley explained it was based on existing zones near other light rail stations to accommodate businesses and visitors. The ordinance will be voted Wednesday. - 4.4 – Bird Ordinance (Ordinance 26-008): Councilwoman At‑Large explained amendments to set a 5,000‑sq‑ft threshold and reduce height from 100 ft to 85 ft to address cost and affordable housing concerns. Corporation counsel advised these changes are substantial, requiring a new first reading. Council will introduce a new version as a late item Wednesday and move to defeat the current second reading. - 10.15 – UEZ Summer Youth Works Program (Resolution 26-082): Mira Prinzeri (JCEDC) and Deputy Mayor Bryant presented a grant application for up to $900,000 to fund 250 summer jobs (ages 15–24) at $17/hour, within the Urban Enterprise Zone. Stipends will be $2,550/student for up to 25 hours/week. Councilman Lavaro raised equity concerns, asking that underserved youth also have access to quality placements. Deputy Mayor Bryant confirmed an inclusive outreach plan via social media, CBOs, and schools. - 10.25 – EV Charging Station Contract (Resolution 26-092): Contract awarded to Jolt Charge for installation and operation of at least 12 (up to 25) EV charging stations citywide at no cost to the city. Revenue will come from licensing fees ($10,000/year) and per‑charger fees. Users will pay Jolt through their app. Councilman Griffin and Councilwoman Singh asked about advertising revenue and community benefits. Director Amanda Diamond noted the primary goal is expanding access. Councilman Lavaro requested bid documents, previous contract data, and utilization rates; administration will provide. The contract is for two years with renewal options. - Late Item – Transitional Aid Resolution: BA announced a one‑page resolution that the council must pass by February 27 to apply for state transitional aid due to the city’s $254 million budget deficit. The resolution will be uploaded to iCompass that evening and will be a late item for Wednesday’s meeting. Key Outcomes - Ordinance 26-010 (Franklin Street bike lane) will proceed to a vote on Wednesday, with further refinements from fire department and traffic studies to be shared via memo. - Ordinance 26-011 (fire warehouse lease) will be voted Wednesday. - Ordinance 26-013 (permit parking zone 20) will be voted Wednesday. - Ordinance 26-004 (95 Morgan Street) – Councilperson Brooks is still reviewing the environmental report; vote expected Wednesday. - Ordinance 26-008 (bird ordinance) – Will be withdrawn as a second reading; new version introduced as late item Wednesday for first reading. - Resolution 26-082 (UEZ summer youth works) – Approved by council; application to be submitted. - Resolution 26-092 (EV charging contract) – Council asked for additional documentation (bid, contract, prior utilization data) before Wednesday’s vote. - Late Resolution – Transitional Aid – Will be introduced as a late item Wednesday; council must pass by February 27. - Claims and other resolutions – All will be voted on at the public meeting Wednesday, February 26, 2026, unless withdrawn.

This was the regular meeting of the Jersey City Municipal Council, held on February 12, 2026, starting at 6:04 p.m. The meeting included the introduction and adoption of several ordinances, public hearings, and votes on resolutions, notably including the creation of a Rent Protection Special Investigation Committee and a resolution opposing ICE. The council also addressed a $254 million budget deficit inherited from the prior administration. All nine council members were present. Agenda Adjustments - Items 10.23 (resolution opposing ICE), 10.24 (grant application), and 10.25 (rent protection committee) were added to the agenda by unanimous vote (9-0). - Item 10.3 (resolution 26-045) was withdrawn by motion of the council (9-0). - Item 10.19 was withdrawn by the administration. - Items 10.4, 10.5, and 10.9 were deferred and then voted on individually: the appointments of William Vacara as Director of Finance (9-0), Sarah M. Levine as Corporation Counsel (9-0), and William Vacara as Acting CFO (9-0) were all approved unanimously. First Reading Ordinances Ordinance 3.1, 3.2, 3.3 (all introduced) - 3.1: Authorizes use of up to 3% of payroll taxes for administrative expenses and provides a waiver for out-of-state payroll tax entities. - 3.2: Grants a franchise to Avnir West Side Square LLC for installation of a lit protective bollard at 1075 West Side Avenue. - 3.3: Amends the Land Development Ordinance regarding bird-safe building design standards. Councilwoman Little noted the ordinance was a surprise to advocates and the planning department; it will be amended at second reading. Councilman Zupa expressed concerns about potential cost increases and impact on affordable housing tax credits. Introduced unanimously (9-0) with intent to amend before second reading. Second Reading Ordinances (Public Hearings and Votes) Ordinance 4.1: Off-Duty Police & Public Works Fees for Nonprofit/Cultural Events - Public hearing held. Yvonne Bolser questioned the lack of a cap on city spending. Philip Carrington supported the ordinance, noting high costs burden nonprofits. Edward urged thinking outside the box on police staffing. - Hearing closed (9-0). Two typographical amendments were made (page one and page three) – declared non-substantial by Corporation Counsel (amendment passed 9-0). - Final adoption passed 9-0. Council members highlighted the importance of supporting cultural diversity and affordability. Councilman Lavaro pledged to introduce an ordinance establishing a matching fund. Councilman Zupa suggested using Class II officers to reduce costs. Councilman Efros requested quarterly cost updates, which the Business Administrator agreed to provide. Ordinance 4.2: Disabled Parking Spaces - Public hearing held. Philip Carrington questioned the number of spaces on Garfield Avenue. Hearing closed (9-0). Adopted unanimously (9-0). Ordinance 4.3: Acceptance of 95 Morgan Street - Carried to February 25, 2026, meeting pending receipt of an environmental report (9-0). Ordinance 4.4: Franchise for Stairs at 20 Van Wagon Avenue - Public hearing held. Philip Carrington asked about sidewalk encroachment. Councilman Lavaro clarified the stairs are existing and no further extension is proposed. Hearing closed (9-0). Adopted unanimously (9-0). Public Comments & Testimony Over 50 speakers addressed the council, with the majority focusing on tenant rights, enforcement failures, and the budget deficit. Key themes: - Tenant Advocacy (Portside Towers): Multiple residents detailed violations by landlord Equity Residential: lack of on-site superintendent, improper rent increases, unenforced fines, and a disputed RUBS (ratio utility billing) system. Speakers urged the council to enforce existing laws and support the Rent Protection Special Investigation Committee. - Budget and Financial Oversight: Several speakers highlighted the $254 million deficit, criticized the previous administration, and called for rigorous oversight of claims, fines, and audits. Yvonne Bolser presented debt figures; others noted uncollected fines and pilot revenue. - Support for Bird-Safe Building Ordinance: Lauren spoke in favor of the proposed standards, citing the Atlantic Flyway and noting that New York City successfully implemented similar rules. - Community Assistance: Laverne requested a warehouse for donated Marriott furniture; Lamont introduced his new plumbing business; Tina and others thanked the council for cold-weather outreach. - Accountability and Justice: Gina and Edward urged the council to learn from past failures; Kevin and Michelle called for a 'Watergate Committee' style investigation into enforcement gaps. Discussion Items Claims and Addendums (Items 9.1-9.3) - Claim 9.1: Approved (9-0). - Claims 9.2 ($103 million) and 9.3 ($13 million): Approved with a 5-0-4 vote (5 aye, 4 abstentions from council members Brooks, Efros, Little, and Lavaro on portions). Council members cited insufficient time to review the large sums before the vote. Councilman Brooks requested a briefing from the Finance Director for future meetings. Resolutions (Items 10.1-10.25) - 10.1-10.14: Approved unanimously (9-0), with exceptions noted for 10.3 (withdrawn) and 10.4/5/9 (already approved). - 10.15 (NW Financial Group contract): Defeated 0-9. Council members expressed lack of confidence in the firm due to its 22-year tenure during which the city incurred a massive deficit. - 10.16 (Cannabis license – Michael): Approved 6-1-2 (Councilman Singh voted no; Brooks and Lavaro abstained). - 10.17 (Cannabis license – other): Same vote as 10.16. - 10.18 (Damo Brothers construction): Withdrawn by administration after prevailing wage concerns raised by Councilman Zupa. - 10.20-10.22 (various): Approved unanimously (9-0). - 10.23 (Resolution opposing ICE): Approved unanimously (9-0). Council members spoke passionately about protecting immigrant communities and denouncing ICE's tactics. - 10.24 (Grant application): Approved unanimously (9-0). - 10.25 (Rent Protection Special Investigation Committee): Approved unanimously (9-0). Council members pledged to enforce housing laws and investigate enforcement failures. Key Outcomes - The council established the Rent Protection Special Investigation Committee (Resolution 26-067) to investigate enforcement of rent control and housing laws, with subpoena power. Committee members will be named later. - The council passed a resolution opposing federal immigration enforcement policies and calling for the abolition of ICE (Resolution 26-065). - The appointment of William Vacara as Acting CFO was confirmed, along with his role as Finance Director, and Sarah M. Levine as Corporation Counsel. - Bird-safe building ordinance (Ordinance 26-008) was introduced; amendments will be negotiated before second reading. - Off-duty police/cultural event fee reform (Ordinance 26-001) was adopted, with the city to pay 50%-75% of costs for nonprofit cultural events. The administration will provide historical cost figures and quarterly updates. - The contract with NW Financial Group was rejected; the administration will seek new financial advisory services. - Several cannabis dispensary licenses were approved over some abstentions and one 'no' vote. - The council expressed commitment to transparency and due diligence on claims, with requests for earlier submission of bills and briefings from the Finance Director.

The Jersey City Planning Board held a regularly scheduled meeting on February 11, 2026, at 5:30 p.m. with five commissioners present (Gangadin, Wick, Stamato, Patel, Gonzalez). The board addressed several applications, including two Section 31 courtesy reviews for institutional signage and a school expansion, a contentious extension request for a long-delayed workforce housing phase, a fire escape dispute on a previously approved project, and two major site plan approvals for mixed-use residential developments. Correspondence items included numerous carry requests to future meetings. Consent Calendar (Unanimous Carries & Approvals) - Multiple applications were carried with preservation of notice to future hearings: 373 Communapal Ave (Feb 24), 69 Lake (Feb 24), 626 Communipall (Mar 24), 53 Beacon Ave (Mar 10), NJ State Highway Route 440 & 185 (Mar 24), 300 Third St (Feb 24), 103-107 Monticello Ave (Mar 10), 8-16 Lot St & 625-639 Newark Ave (Mar 10), 500 Washington Ave (Mar 24), 39 Regent St (Feb 24), 300 Communical Ave (Mar 24), 176 West Side (Feb 24). - Case P2024-0182 (200 Chapel Ave) and P2024-0229 (Chapel Ave) were carried to March 10. - Several cases from attorney Joseph (565 Communapal, 86-92 Ocean Ave, 90 Ocean Ave, 86 Ocean Ave, 208 Thorn St) were carried to February 24 or March 24. Public Comments & Testimony - No members of the public spoke during any of the public comment periods. Discussion Items 1. Hudson County Community College Wayfinding Phase 3 (Case P2025-0182) – Section 31 Review - Applicant: Hudson County Community College, represented by Jennifer J. Bogdansky. Architect Ralph Rosenberg testified that the project installs signage (including a large jumbotron and crest) on the new Center for Student Success building at 14 Enos Place, continuing a unified campus wayfinding program. Phases 1 and 2 were previously approved. - Staff (planner Matt) noted the signs do not strictly conform to the sign ordinance but support the anchor institution’s mission, consistent with the Journal Square 2060 Redevelopment Plan and Master Plan. The board found consistency. - Outcome: Approved 5-0 with staff recommendations and conditions. 2. Golden Door Charter School Multi-Purpose Room (Case P2025-0206) – Section 31 Review - Applicant: Golden Door Charter School, represented by Joseph Wenzel. Architect Travis New presented a new 1,800 sq ft building (with a 1,200 sq ft multi-purpose room) on an existing parking lot at 3044 Kennedy Boulevard. The school serves 660 K-8 students and lacks gym space. The historic preservation staff memo (dated February 10, 2026) found the accessory structure consistent with Secretary of Interior Standards, subject to four non-binding advisory conditions. - Outcome: Approved 5-0 with staff recommendations and conditions. 3. 352 Luis Munoz Marin Boulevard – Extension Request (Case P2025-0199) - Applicant: 352 Marin LLC, represented by James McCann. This is a one-year extension with C variances for phase four of a previously approved project. The applicant initially requested relief from a condition to file a final site plan, citing a pending redevelopment plan amendment that was later defeated by City Council in December 2025. The applicant then shifted to requesting a 45-day adjournment to allow time to file a final site plan for the required 32-unit workforce housing building. Staff (Matt Ward) recommended denial, noting the applicant had not filed the final site plan after 15 years and lost the board’s trust. The board also heard that the developer had paid $2.8 million to the affordable housing fund and contributed $1.1 million to a nonprofit for a theater, but the 32 units were never built. - Procedural Note: The board first voted on the request to carry (adjourn) the application for 45 days. That motion to deny the carry was approved 5-0. Then the board considered the underlying one-year extension request. A motion to deny the extension was also approved 5-0, with commissioners citing the long delay and lack of progress. - Outcome: Both the adjournment request and the one-year extension were denied (5-0). 4. 87 Bright Street – Amendment to Previous Approval (Case P2024-0088) - This matter had been pending for over a year with four prior hearings. The board recalled architect George Weiner to address questions about the fire escape design and a variation from the Hoboken Building Department. The discussion became contentious after drawings presented as “as-built” were found to contain inaccuracies compared to field conditions. The architect acknowledged a field change (moving a drop ladder) that was not reflected in the submitted plans. The applicant’s attorney (Stephen Joseph) initially refused to introduce a corrected drawing, leading the chair to state the board could not move forward with inaccurate information. After exchanges, the board decided to carry the matter to April 14, 2026, with instructions for counsel to confer on exhibit lists and for the applicant to provide an accurate as-built drawing. - Outcome: Carried to April 14, 2026, with preservation of notice. No further testimony was taken. 5. 115 Giles Avenue – Major Site Plan (Case P2024-0219) - Applicant represented by Charles Harrington (Connell Foley). Project: a 17-story mixed-use building (490 dwelling units, including 49 affordable units – 10% of total) on a 1.07-acre site in the Fayette Broadway Redevelopment Plan area. The building steps down to 5 stories facing Broadway. Amenities include 25,000 sq ft of indoor/outdoor space, pickleball courts, and 193 parking spaces (stacked mechanical). No variances were requested. Staff recommended conditions, including a redevelopment agreement and contribution to the Van Wagoner Avenue pedestrian bridge restoration. The applicant agreed to all conditions except for moving the driveway access from Giles Avenue (staff had suggested Wales Avenue, but the board accepted Giles due to adjacent single-family homes). - Outcome: Approved 5-0 with staff recommendations and the caveat that the garage access remains on Giles Avenue. 6. 480 Washington Boulevard – Office-to-Residential Conversion (Case P2025-0143) - Applicant: Knock Seven Land LLC, represented by Everett D. McCullough. The project converts the top nine floors of an existing 29-story office building into 288 residential units (108 one-bedroom, 162 two-bedroom, 18 three-bedroom). No variances were required. The building remains mixed-use with office on lower floors. Minor exterior improvements include a new residential entrance canopy, louver additions for mechanical systems, and landscaping upgrades. Plancher Charles Heydt confirmed compliance with density (111 units/acre vs. 243 max) and parking maximums. Staff noted the project exemplifies adaptive reuse and meets redevelopment plan objectives. - Outcome: Approved 5-0 with staff recommendations and conditions. Key Outcomes - Approvals: All six applications heard were approved (HCCC wayfinding, Golden Door charter school, 115 Giles, 480 Washington) or carried (87 Bright Street). The only substantive denial was the extension request for 352 Marin Boulevard. - Votes: All approvals were 5-0; the two denials for 352 Marin (adjournment and extension) were also 5-0. - Next Steps: The 87 Bright Street matter is continued to April 14, 2026, with a conference call among counsel required. Multiple routine carries set for February 24 and March 10/24, 2026. - Resolutions: The board memorialized seven resolutions (listed on transcript) unanimously.

This caucus meeting, originally scheduled for February 9, 2026, was postponed due to a water pipe burst at City Hall. All nine council members were present. The meeting covered a wide range of topics including budget transfers, contract awards, grant acceptances, a bird-friendly design ordinance, appointments, and late resolutions regarding ICE enforcement and a rent protection investigation committee. No formal votes were taken; these will occur at the February 12 council meeting. Bird-Friendly Design Ordinance (Item 3.3) - Planning staff’s Cameron Black presented the ordinance, which had been vetoed by the mayor after prior passage. The planning board removed a site plan approval threshold, making the ordinance apply to all development. Planning staff prefers the threshold (capturing 60–70 projects per year) for easier enforcement. Black stated that brick is cheaper than glass by $100 per square foot and that claims of high costs are false. Council members discussed threshold options (100 ft vs. 75 ft) and requested cost analysis and prior meeting transcripts. Monticello Court Improvements (Item 10.18) - Brian Weller recommended awarding a $495,138 contract to Adam or Brothers Construction for park improvements. Councilman Zupa raised concerns about the contractor’s wage violation claims filed with the state. Council requested the law department investigate whether these violations disqualify the contractor. The item may be tabled pending a report. Disabled Parking Reserved Spaces (Item 4.2) - Drew Banghart explained a second-reading ordinance designating six new accessible parking spaces. Council discussed the lengthy approval process, the need to re-establish a committee, and the possibility of expediting permits for urgent cases. Budget Transfer Resolution (Item 10.1) - Danny Bage presented a resolution transferring unexpended 2025 balances to cover contractual obligations. The largest transfer ($2.17 million) addresses underbudgeted health benefits. Councilman Lavaro questioned whether this contributes to the city’s budget deficit. Administration confirmed the deficit includes health benefit shortfalls. Transfers also cover electricity and street lighting increases due to a 17% rate hike. Emergency Temporary Appropriation (Item 10.2) - Danny Bage also presented a resolution to establish 11 new grant accounts, including UEZ staff support, electric charging stations, and the Edward Byrne grant for police overtime. Council clarified that the Byrne grant reimburses the city for already-incurred overtime costs. Summer Food Service Program (Item 10.11) - Offer Cohen explained the closeout of grant accounts and a $41,327 carryover. The program serves over 3,000 children at up to 58 sites. The state reduced an initial award, but all food costs are fully reimbursed. Lead Remediation and Abatement Grant (Item 10.14) - Director Richardson reported a state grant reduced from $2 million to $1.5 million due to low homeowner participation. Council suggested including program information with property tax bills to boost applications. The council may consider tabling the resolution to explore restoring the full amount. Financial Advisory Services Contract (Item 10.15) - The council considered a resolution to award NW Financial Group a one-year contract (up to $300,000) with four optional renewals. Several council members expressed lack of confidence given the city’s $254 million deficit and NW Financial’s long tenure. Acting BA Horton stated the contract will be used only for specific tasks (pilot and abatement analysis) while a broader RFP for financial services is prepared. Council requested copies of NW Financial’s prior analyses on selected tax abatements. Cannabis Business Licenses (Items 10.16 and 10.17) - Director presented two resolutions providing local support for retail cannabis businesses: one at 523 Tunnel Avenue (Class 5) and one at 488-492 Communipaw Avenue (Class 6 – delivery). Council noted that 18 Class 5 licenses have been approved, with three closed and one reopening. The 600-foot distance rule was removed after the cap was instituted. Councilwoman Little expressed support for the Tunnel Avenue location. Fire Department Grant (Item 10.10) - Deputy Chief Hart presented a $939,000 FEMA grant for equipment and training. Councilwoman Little and others raised concerns about grant language requiring cooperation with ICE, conflicting with Jersey City’s sanctuary city executive order. The law department will provide a memo on the issue by the council meeting. Tax Assessor Appraisal Contracts (Items 10.6 and 10.7) - Laura Takuri requested approval of contracts with two appraisal firms (up to $80,000/year each) to defend property tax appeals. She noted over 2,300 pending cases, many from COVID-era office vacancies. Council asked for data on appeal outcomes and budget adequacy. The tax appeal underfunding is part of the budget deficit. Park Maintenance Contracts (Item 10.12) - Keith presented a resolution renewing an open-ended contract with Clark Moynihan for Pershing and Gateway parks. Councilman Gilmore questioned the contractor’s daily presence and requested the maintenance schedule. Acting BA Horton clarified the contract has a one-year term and no without-cause termination clause. A cost analysis for bringing services in-house is underway. Local Recreation Improvement Grants (Items 10.13 and Late Item) - Keith presented two grant applications: one for a vandal-proof bathroom at Pershing Field and repairs to splash pads, and a second for additional splash pad work. The second application was added as a late item because the consultant discovered it recently. The deadline is February 13. Council approved adding it to the agenda. Jackson Hill Neighborhood Preservation Program Grant (Item 10.21) - Vivian Webb presented a resolution to accept a $125,000 state grant with a $25,000 city match for the Jackson Hill Special Improvement District. Gillian Sergeant-Allen detailed that the five-year grant targets a seven-block area for beautification, safety, and sanitation improvements. Council discussed prior grant compliance issues. Payroll Tax Administration Ordinance (Item 3.1) - Peter introduced an ordinance allowing up to 3% of payroll tax collections to fund administration, in accordance with a new state law. Council discussed the potential for increased compliance and revenue. The administration has an open RFP for software to track uncollected taxes. Franchise Ordinance for Bollard (Item 3.2) - A franchise granting permission for a lit protective bollard at 1075 West Side Avenue was presented. The bollard was required by the site plan approval to separate pedestrian and vehicular traffic. Clearance of 15 feet for disabled access was confirmed. Off-Duty Police and Public Works Fees Ordinance (Item 4.1) - This second-reading ordinance reforms fees for nonprofit and cultural events. Council discussed the discount structure (25% for events under $10,000; 50% over $10,000), administrative fee (10% of gross cost), and definition of nonprofit. Marathon and 5K events are exempt. Minor corrections were noted. Acceptance of Morgan Street Property (Item 4.3) - Ordinance authorizing acceptance of 95 Morgan Street. Councilwoman Little requested an environmental report before moving forward. The item will be carried to the next meeting rather than tabled. Van Wagonen Avenue Stairs Franchise (Item 4.4) - A franchise for concrete stairs extending into the right-of-way at 20 Van Wagonen Avenue. No questions. Appointments - Bill Vicura as Director of Finance and acting CFO. Vicura answered questions about his background and his approach to the budget crisis. Council encouraged formation of a task force with council representation. - Sarah Levine as Corporation Counsel. Levine described the law department’s five core functions, severe understaffing (10 attorneys for over 100 litigations and 2,500 tax appeals), and lack of case management systems. She committed to transparent communication and equal service to both council and administration. Executive Orders (Items 8.1 and 8.2) - Sean Gallagher reported two executive orders signed by former Mayor Fulop that were discovered via an OPRA request. One bars discrimination against contractors associated with Israel; the other pertains to anti-Semitism. Councilman Efros expressed opposition and urged the administration to strike them. Copies were distributed to all council members. Late Items Added to Agenda - Three items were added by motion: (1) Resolution 26-065 expressing opposition to federal ICE enforcement policies; (2) a resolution establishing a Rent Protection Special Investigation Committee with a 12-month term, first meeting within 30 days, and regular public meetings; (3) an additional Local Recreation Improvement Grant application for splash pad repairs. Council discussed the parameters of the rent committee, including scope, meeting frequency, and legal support. Key Outcomes - Formal votes on all ordinances and resolutions will be held at the February 12, 2026 council meeting. - The following items are expected to be withdrawn: Resolution 26-045 (council office staffing) and Resolution 26-061 (duplicate claim payment). - Ordinance 26-004 (95 Morgan Street) will be carried to the next meeting pending environmental review. - The council will vote on a motion to add the three late items (requires six votes). - The Rent Protection Special Investigation Committee will be established upon passage, with at least five council members. Its first meeting will be scheduled within 30 days, and it will operate under the Open Public Meetings Act, with minutes and recordings archived. - The law department will provide a memo on grant language regarding ICE cooperation and on the legality of reappointing holdover directors. - Requests for documents (cost analysis, prior meeting transcripts, NW Financial analysis, etc.) will be circulated to the entire council. - The city is actively seeking alternative funding sources to address the $254 million budget deficit, with an emphasis on grant applications.

The Jersey City Zoning Board of Adjustment met on February 6, 2026, with six commissioners present (Acting Chair Arua, Acting Vice Chair Shadid, Commissioners D'Angelo, Chaplicki, Burns, and Coviello). The meeting handled correspondence, an appeal continuance, a variance application, memorialization of multiple prior resolutions, and approval of a stenographic services contract. Correspondence - The board acknowledged a request from the applicant for Project Z 2025-0094 (amendment to case Z20-043 to eliminate permanent elevated outdoor seating at 201 Newark Avenue) to carry the case to May 7, 2026, with preservation of notice. The request was accepted. Appeal Case Z 2025-0082 – 6 Stegman Place - Applicants Joel Arceo and Deborah Laurel requested a continuance to obtain legal representation, stating they had been unable to find an attorney available to appear before the board. Developer's representative, Mr. Lean, opposed a further delay but deferred to the board. The board granted the continuance to March 5, 2026, with preservation of notice. The developer may proceed at his own risk. Variance Case Z 2024-0063 – 100 DeKalb Avenue - The applicant sought a rear yard setback variance (10'1" proposed vs. 19' required) to demolish an existing garage and construct a three-story, two-family dwelling with a roof deck. Architect Donald Chin presented plans, including Japanese-inspired landscaping, permeable pavers, and solar panels. Staff recommended approval subject to conditions in a memo dated February 2, 2026. The board voted unanimously (6-0) to approve the variance and application. Memorialization of Prior Resolutions The board voted to memorialize several previously approved cases (all motions carried): - November 20, 2025: Case Z 22-028 (1-year extension for 32 Glenwood Ave) – approved 6-0. - November 20, 2025: Case Z 2025-0062 (D variance at 63 Hutton St) – approved 7-0. - November 20, 2025: Case Z 2025-0046 (preliminary and final major site plan with C and D variances at 292 Arlington Ave) – approved 5-2 (Commissioners Coyle and Burns opposed). - December 11, 2025: Case Z 2025-0084 (2-year extension at 1811 JFK Blvd) – approved 6-0. - January 8, 2026: Case Z 2025-0035 (preliminary and final major site plan with use variance, bulk variance, and design waiver) – approved 6-1 (Chairwoman Coyle opposed). - February 23, 2023: Case Z 22-056 (appeal at 83 Monitor St) – two motions: (1) to deny appeal (affirm zoning office on illegal parking) passed 5-1 (Commissioner Shadid dissenting); (2) to affirm appeal (reverse on front yard landscaping) passed 4-2 (Chairman Jacobs and Commissioner Park opposed). Stenographic Services Contract - The board approved a resolution for stenographic services from Bridget Lombardozzi, amending the contract to reflect a corrected hourly rate. The motion carried. Key Outcomes - Appeal continuance granted to March 5, 2026, with notice preservation. - Variance at 100 DeKalb Ave approved (6-0) with staff conditions. - Six prior resolutions memorialized as detailed above. - Stenographic services contract approved. - Meeting adjourned.