Public Meetings - Jersey City, New Jersey

The Jersey City Planning Board convened on January 28, 2026, at 5:30 p.m. (with a notice of January 27, 2026, per the transcript) to consider several applications. The meeting included approvals for a major redevelopment at 880-900 Garfield Avenue, a minor site plan at 391 Fairmont Avenue, a subdivision at 99 Arlington Avenue, and a site plan at 87 Van Horn Street. Public comments focused on environmental concerns at the Garfield Avenue site. All items were approved with conditions. Consent Calendar - No separate consent calendar was presented. Routine approvals were handled individually. Public Comments & Testimony - 880-900 Garfield Avenue: Multiple residents expressed concerns about hexavalent chromium contamination from the former PPG site. Joyce Willis (191 Randolph Ave) asked about protections during construction, air monitoring, and the water filtration system. Sunita Davis (139 Stevens Ave) supported the project but noted prior safety measures. Christopher Perez (69 Union St) asked about piling methods, barrier integrity, and the step-back requirement. Felicia Collis (189 Clerk St) emphasized the history of the contamination and the need for ongoing monitoring. In response, PPG’s attorney Dorothy Laguza stated that soil remediation was complete, DEP issued a compliance judgment, groundwater remediation continues, and air monitors will remain during construction. The board’s attorney noted that the cleanup is under a court order with a site administrator. - 99 Arlington Avenue: Christopher Perez raised concerns about the historic status of the existing building and the Palisade rock wall. The applicant agreed to consult the historic preservation officer the next day. Discussion Items - 198 Academy Street Extension (P2025-0249): Applicant Charles Harrington requested a one-year extension under NJSA 40:55D-52E for a project with over 100 units. The extension was needed because the approval expires March 9, 2026, and the developer is focused on another project; also, potential redevelopment plan amendments may require affordable housing. The board approved the extension unanimously. - 880-900 Garfield Avenue (P2024-0171): Preliminary and final major site plan with C variances for two residential buildings (Building A: 6 stories, 215 units; Building B: 10 stories, 293 units) with 20% affordable units (exceeding the 9% requirement). The project includes new streets, a canal way greenway, and a park. Variances were requested for curb cut width, step-back setbacks, glazing percentages, and minimum elevation of residential floors. The board discussed last-minute changes to gas meter locations and roof amenity size, which were not submitted beforehand. The board decided to proceed with the original submitted plans and require the applicant to return for an amendment if PSE&G dictates changes. The board also required that affordable units be mixed throughout the buildings and built to the same finish. The project was approved with conditions, including a traffic signal at Carteret and Garfield. - 391 Fairmont Avenue (P2025-0134): Minor site plan for a four-unit building (all 3-bedroom) on an oversized lot. No variances sought. The existing single-family home will be renovated and expanded. Approved unanimously. - 99 Arlington Avenue (P2023-010): Preliminary and final major subdivision of a 50’x100’ lot into five townhouse lots (each 20’x50’). Two variances for lot area: total lot 4,988 sq ft (required 5,000) and one lot 988 sq ft (required 1,000). The planner testified the variances are de minimis and the lots are buildable. Approved unanimously. - 87 Van Horn Street (P2025-0039): Preliminary and final major site plan with C variances for a six-story, 170-unit building (down from eight stories previously approved). Includes 21% affordable units (18 on-site, remainder via contribution). Variances for setbacks (0.3 ft vs. 5 ft on new street, step-back of 0.2 ft vs. 5 ft along light rail) and impervious coverage (72.2% vs. 70%). The board noted the benefits of new road connectivity, stormwater improvements, and affordable housing. Approved unanimously. Key Outcomes - Case P2025-0249 (198 Academy Street): Approved with conditions (unanimous). - Case P2024-0171 (880-900 Garfield Avenue): Approved with conditions, including mixing of affordable units, same finish, and traffic signal at Carteret/Garfield (unanimous). - Case P2025-0134 (391 Fairmont Avenue): Approved with staff conditions (unanimous). - Case P2023-010 (99 Arlington Avenue): Approved with staff conditions (unanimous). - Case P2025-0039 (87 Van Horn Street): Approved with staff conditions (unanimous). - Resolutions: Several previously approved resolutions were memorialized (unanimous). - Carry-overs: Several items were carried to February 10, 2026, or February 24, 2026, with preservation of notice.

This caucus meeting covered a wide range of topics, including a detailed review of snow operations after a major storm, discussions on cannabis licensing, a late proposal to switch health insurance providers, and numerous routine resolutions. The meeting was the first for several new council members, leading to extensive questioning. Most items will be voted on at the following day's council meeting. Note: The transcript indicates the meeting began on Tuesday, January 27, 2026, but the provided metadata specifies January 28, 2026. This summary uses the provided date. Snow Operations Review - Director Kears presented on the January 25-26 snowstorm, noting a statewide salt shortage (Morton Salt failed to deliver, leading to an emergency contract with Atlantic Salt for $190,000) and the challenges of extremely low temperatures. He detailed that 2,500 tons of salt were used, with 650 tons received from Morton before the storm. He announced an after-action report and plans to improve coverage. - Council members raised concerns about plowing in the Heights (especially slopes), crosswalks, bike lanes, Route 139, and the need for a senior shoveling program. Councilman Efros questioned plow height and salting techniques. Councilman Griffin asked about crosswalk and school drop-off zone clearing. Councilman Zupa highlighted the need for better communication and enforcement of parking rules. Councilman Brooks advocated for exploring a volunteer-based senior shoveling program. Director Kears acknowledged issues and thanked DPW workers. Consent Calendar (Routine Approvals Discussed) - Resolution 26-021: Open-end contract with Persistent Construction for snow removal (up to $2,104,800). Questions raised about a single bid and pricing. - Resolution 26-025: Authorizing public sale of 213 motor vehicles via auction. - Resolution 26-026: Ratifying emergency salt contract with Atlantic Salt ($190,000) due to Morton's failure. - Resolution 26-027: Payment of $30,683 to AT&T; transition to Verizon saved $160,000. - Resolution 26-028 & 26-037: Workers' compensation physical therapy services – claim ($125,000) and new contract ($275,625). Councilman Lavaro criticized month-to-month contracts and urged proper budgeting. - Resolution 26-038: Renewal of contract with Dr. Gonzalez (Life Mod LLC) for city clinic services. - Resolution 26-016: Grant of $40,000 from Hudson County for Meals on Wheels peer group. - Resolution 26-017: Acceptance of $350 pastry donation for senior center. - Resolution 26-036: Three-month extension for Clark Moynihan Landscaping for park maintenance. Councilman Gilmore and Councilwoman Little advocated bringing services in-house. - Resolution 26-011: Veterans tax exemption (refund $1,220.82). - Ordinance 26-002: First reading for disabled parking spaces. - Resolution 26-015: Amendment to NY Waterway agreement for Port Liberte ferry (additional $325,000 from federal grant). Council members questioned fairness of subsidizing a wealthy area; Director Banghard explained ridership increase and goals for sustainability. - Resolution 26-013: Corrected discharge of mortgage for affordable housing property (payoff reduced from $110,137.59 to $91,137.59). Councilman Brooks and others discussed the 95-5 recapture policy; Corporation Counsel noted a new state rule allowing municipalities to set recapture percentages. - Resolution 26-018: CDBG funds for St. Joseph's School for the Blind lighting improvements. - Resolution 26-019: CDBG funds for purchase of high-water rescue vehicle ($515,000). Councilman Lavaro argued capital dollars should be used; BA Peter said discussions would follow. - Ordinance 26-001: First reading to reform off-duty police and public works rental fees for nonprofit/cultural events. City will cover 25-50% of costs. - Ordinance 26-004: Conveyance of 95 Morgan Street to the city; council discussed potential lease to Boys and Girls Club. - Ordinance 26-005: Franchise for stairs at 20 Van Wagoner Avenue – withdrawn for further review. - Resolution celebrating Muslim Heritage Month (sponsored by Councilman Zupa). Cannabis Licensing Discussion - Director Woodson provided an overview: 54 applications approved, 26 dispensaries opened, 3 closed. A cap of 48 licenses citywide (8 per ward) was set in April 2025, but applications submitted before the cap are grandfathered. Three new applications (two retailers, one delivery) were withdrawn to allow council more review time. - Council members raised concerns about oversaturation, closures, and the cap per ward. Councilwoman Little questioned the Warrior Weed application in Ward E (already at cap). Councilman Efros noted two closings in Ward D and asked about city follow-through. The city has collected $984,000 in cannabis tax (2% tax). Litigation and Claims - Corporation Counsel Murray presented multiple claims for legal services and settlements, including a $670,000 settlement with Direct Energy for unpaid electric services (due to a breakdown in billing) and ongoing litigation over police officers terminated for marijuana use. Councilman Lavaro expressed frustration over claims without prior council approval. A closed session will be scheduled to discuss litigation in detail. Department Director Nominations (Withdrawn) - Two nominations were introduced but withdrawn to allow council members more time: Bill (candidate for a director role) with a background in finance and NJ Transit, and Sarah Levine (candidate for Corporation Counsel), a Jersey City native with extensive public sector litigation experience. Both briefly introduced themselves; council members were encouraged to meet with them. Health Insurance Provider Change (Late Item) - The administration proposed switching from Horizon Blue Cross to Aetna/Meritain for medical coverage, projecting $2.5 million monthly savings. The resolution was added as a late item for the next day's council meeting. Consultant Robert Parisi explained the RFP process and that benefits would remain equal or better. Employee contributions would stay nearly flat. The administration had met with union leaders and set up employee information sessions. Council members requested written materials and union contact information. Key Outcomes - Most resolutions and ordinances will be voted on at the council meeting scheduled for January 28, 2026. - The three cannabis applications were withdrawn for further review. - The health insurance resolution will be voted on as a late item at the council meeting. - A closed session will be scheduled for litigation discussions. - The administration will issue an after-action report on snow operations and explore a senior shoveling program. - The 95-5 recapture policy will be updated following new state guidance. - Council members will receive detailed information on the cannabis cap and list of operating dispensaries.

On January 18, 2026, Jersey City held its inauguration ceremony at New Jersey City University (NJCU) for Mayor James Solomon and the newly elected city council members. Crystal Makia Asky, incoming Deputy Chief of Staff and chair of the inauguration committee, opened the proceedings, followed by City Clerk Sean Gallagher as master of ceremonies. The event featured the presentation of colors by the Jersey City Police and Fire Honor Guards, the Pledge of Allegiance, a national anthem, and an invocation. All council members and the mayor were sworn into terms commencing January 15, 2026, and ending January 14, 2030. Swearing-In of Council Members - Denise Ridley (Ward A) – Council President; first three-term Ward A council person and first African American woman to hold that role. Sworn in by the City Clerk. - Joel A. Brooks (Ward B) – Sworn in by Hudson County Commissioner Bill O'Day. - Thomas Zupper (Ward C) – Sworn in by the City Clerk. - Jake Ephros (Ward D) – Sworn in by friends Carol and Roger Kieran. - Elena Little (Ward E) – Sworn in by Assemblywoman Katie Brennan. - Frank E. Gilmore (Ward F) – Returning council member; sworn in by Mayor Ross J. Baraka. - Michael Oliver Griffin (At-Large) – Sworn in using former Mayor Glenn Cunningham's Bible; administered by Reverend Rufus Struther. - Rolando R. Lavaro Jr. (At-Large) – Returning council member; sworn in with his mother holding the Bible. - Matama Singh (At-Large) – First Indian‑descent woman elected to the municipal council; sworn in using the Bhagavad Gita. Appointment of Chief of Staff Laura Bustamante was introduced as the new Chief of Staff—the first Latina to hold that position. She previously served as Deputy State Director to Senator Andy Kim, whom she praised as a mentor committed to good government and anti‑corruption. Remarks by Senator Andy Kim Senator Kim emphasized that good government requires good people—those who believe in public service, empathy, and humility over ego and power. He expressed excitement about the new generation of leadership in Jersey City and pledged to work with Mayor Solomon on affordability and building a city for future generations. Inaugural Address by Mayor James Solomon Mayor Solomon shared a personal story of his cancer diagnosis a decade ago, crediting Jersey City’s community for lifting him up. He vowed to give back by building a government “as good as its people.” Key themes included: - Putting working families first, not developers: “The era of putting developers first ends today.” - Ensuring affordability for current residents while welcoming newcomers. - Transparency and trust: promising an honest budget, noting that the city’s financial situation is worse than previously believed, requiring hard choices. - Anti‑corruption: His campaign took no developer money, and his first policy platform was an anti‑corruption plan. - Doing both “big things and basics” to improve quality of life across all neighborhoods. - Ending with a call for residents to hold his administration accountable. Key Outcomes - The new administration officially began: Mayor James Solomon and all nine council members took the oath of office, marking the start of their four‑year terms. - Mayor Solomon committed to releasing a detailed financial picture soon and pursuing policies that prioritize residents over developers. - The council and mayor will work together under a pledge of transparency and public trust.

Note: The meeting transcript identifies the date as Thursday, January 15, 2026; however, the provided timestamp indicates January 17, 2026. This summary uses the given timestamp as instructed but notes the discrepancy. The Jersey City Municipal Council held a reorganization meeting on this date, beginning with the swearing-in of Mayor James Solomon (the 50th mayor) and all nine council members. Following the ceremony, the council conducted its first official business, including the election of officers, approval of a temporary budget, and consideration of resolutions. Public comment focused overwhelmingly on tenant advocacy, code enforcement, and accountability. Swearing-In Ceremony - Denise Ridley (Ward A) – sworn in by Newark Municipal Council President C. Lawrence Crump; noted as first African American councilwoman in Ward A to receive three consecutive terms. - Joel Brooks (Ward B) – sworn in with partner holding the Bible. - Thomas Zupper (Ward C) – sworn in by Judge Ayed with his wife holding the Bible. - Jake Efros (Ward D) – sworn in solo by the clerk. - Elena Little (Ward E) – sworn in with fiancé holding the Bible. - Frank E. Gilmore (Ward F) – sworn in by Judge Cynthia Jackson. - At-large members: Michael O. Griffin (sworn in by Judge Jackson), Rolando Lavaro (sworn in by Hudson County Clerk E. Junior Maldonado), and Matama Singh (sworn in by the city clerk). - Each member received certificates of election from the city and the county clerk. Public Comments & Testimony - Charlene Burke (West Side Community Alliance, Bayfront Committee, Parks Coalition) – Offered congratulations and urged the council to engage community experts, especially on parks and shared services. - Mary Cruz – Spoke on behalf of her sister regarding persistent violations of a no-smoking policy at the municipal courthouse; requested enforcement to protect employees with illnesses. - David Tennant (Contractors Community Action Association, CCA) – Advocated for inclusion of minority contractors in city development; thanked Councilwoman Ridley and Councilman Gilmore for support. - Richard Green (CCA) – Called for specific, enforceable legislation to ensure local contractors have meaningful access to projects, not just broad language about inclusion. - Jeff Kaplowitz (Society Hill 1, Bayfront Commission, Cannabis Control Board) – Nominated Denise Ridley for Council President, citing her record on affordable housing (35% inclusion at a groundbreaking) and responsiveness. - Kevin Weller (Portside Towers East, Ward F) – Asked the council to reinstate Resolution 25564 (Renter Protection Special Investigation Committee); criticized the previous committee for issuing zero subpoenas and holding zero hearings; highlighted uncollected fines estimated at over $35 million. - Jessica Rasula (Portside Towers tenant) – Expressed hope for accountability; pledged continued advocacy. - Daniel Feldman (Portside Towers tenant) – Detailed 269 consecutive days of documented code violations, including lack of uniformed security guards; cited a September 2023 incident of indecent exposure; alleged systematic dismissal of fines by municipal prosecutors. - Marshall Feit (Portside Towers tenant, first-time speaker) – Called for meaningful enforcement of existing tenant protection laws. - Barbara Goldberg (Portside Towers tenant) – Stated the previous council did nothing in response to three years of tenant requests; referenced a Rent Leveling Board ruling confirming rent control coverage. - Shannon Ray (Portside Towers tenant) – Shared personal story of moving to Jersey City as a travel nurse; committed to ongoing tenant advocacy. - Susan Roca (Portside Towers tenant) – Urged the council to hold large landlords accountable, especially regarding illegal rent hikes and enforcement of fines. - Michelle Hirsch (Portside Towers West Tenant Association) – Presented a "word of the day" – renaissance; called for cleaning house in the Fulop administration, investigating financial irregularities, and using Faulkner Act powers. - Paula Mahayosan (Jersey City Parks Coalition) – Raised concerns about the temporary budget allocation for Veterans Affairs: salary/wages listed at $60,000 (down from six figures) and operating expenses at $25,000; noted her nonprofit spent over $46,000 on veteran programs in 2025 with volunteer labor; urged budget increase. - Eve Taylor (Ward E resident) – Criticized the temporary budget's lack of a revenue plan; highlighted net debt increase of $327 million (78% from 2013 to 2024) and collapse of municipal court fine collections from $16–18 million to $9–10 million per year; alleged "systematic ticket fixing" by the municipal prosecutor; demanded immediate corrective action. Discussion Items - Temporary Budget (Resolution 26-006) – Proposed $220 million in temporary appropriations through March 31, 2026. Council members expressed dissatisfaction with having no caucus or time to review the budget before voting. Councilwoman Little and others noted the change in swearing-in date (January 15 instead of January 1) left no opportunity for pre-meeting questions. Finance staff explained the budget was developed by consulting departments for first-quarter needs and is below the 35% statutory cap. Discussion focused on the council office budget, initially set at $120,000 annually for staff salaries (total for all nine offices). Several members argued this amount is insufficient to hire the maximum allowed (four full-time aides at $75,000 each per office). It was clarified that the council could amend the budget later via an emergency temporary appropriation requiring a two-thirds vote. Council President Ridley suggested deferring adjustments to the next regular meeting on January 28, after a caucus on January 26. - CDBG Grant for Pershing Field (Item 10.4) – $165,000 in Community Development Block Grant funds to repair HVAC and pool systems at Pershing Field. Finance staff confirmed the work will be done through existing open-ended vendor contracts; no city taxpayer funds are involved. Council members welcomed the swift action for the Heights recreation facility. - Claims and Addendums – The council voted on claims lists and addendums 1–3, representing unpaid bills from the prior administration, including property taxes to the Board of Education. Council members Brooks and Efros abstained, citing lack of time to review; the vote passed 7–0–2. Key Outcomes - Election of Council President – Denise Ridley (Ward A) was nominated by Councilman Griffin, seconded by Gilmore, and approved unanimously (9–0). She became the first African American councilwoman to hold the presidency after three consecutive terms in Ward A. - Election of Council President Pro Tempore – Frank E. Gilmore (Ward F) was nominated by Griffin, seconded by Ridley, and approved unanimously (9–0). - Resolutions 10.3–10.5 – Approved unanimously (9–0): Temporary budget (10.3, $220 million), CDBG grant for Pershing Field (10.4), and a third resolution (likely routine; not detailed). - Claims and Addendums – Approved 7–0–2 (Brooks and Efros abstained). - Reinstatement of Renter Protection Committee – Several council members (including Councilman Lavaro and Councilwoman Ridley) expressed support for reinstating Resolution 25564. No formal vote was taken, but the sentiment indicated the committee would be revived. Councilwoman Ridley stated she would also join the committee. - Next Steps – Council President Ridley announced upcoming training sessions for new members and staff on budgeting and council procedures. The next caucus is scheduled for January 26, 2026, with the next regular council meeting on January 28, 2026, where amendments to the temporary budget may be considered. - Adjournment – The meeting adjourned at 5:32 PM.

The Jersey City Planning Board met on January 14, 2026 (transcript notes the meeting was called to order on Tuesday, January 13, 2026 at 5:30 p.m. – a discrepancy in the recorded date is noted). The meeting was chaired by Chairman Langston with Acting Vice Chair Gongadin and Commissioners Wick, Stamato, Patel present (5 members, quorum). Staff and counsel were sworn. A security reminder was issued: no testimony after 10 p.m. and no new matters after 9:30 p.m. The board considered multiple applications including extensions, artist certifications, site plans, variances, and a subdivision. Consent Calendar - Case P2025-0219 (200 Kellogg Street / 1 Bayfront Avenue): One-year extension for a previously approved six-story mixed-use building (210 units, 74 affordable, 52 parking spaces, ground floor retail) from November 15, 2025 to November 15, 2026. The developer closed with the JCRA before the new year. Staff recommended approval with prior conditions. Motion carried unanimously. - Artist Certification: Jazz Graf and Chantel Martin were certified as artists for artist housing, meeting criteria 1-5. Approved unanimously. Public Comments & Testimony - For each agenda item, the Chair asked if any member of the public wished to comment. In every case, no one from the public came forward. The public portion was closed by motion and second for each item. Discussion Items - Case P2024-0215 (231st Street, Harsmus Cove Historic District): Minor site plan with two C variances for a four-story, four-unit infill building on a vacant parking lot. Variances: height (43’11” vs. 40’) and building coverage (63% vs. 60%). The height increase was to align the first floor with adjacent historic buildings. Applicant’s architect William Weckenman and planner Samuel Bellamy testified that the design meets historic district standards and reduces impervious coverage. Staff recommended approval with conditions from a September 18, 2025 memo. Motion carried unanimously. - Case P2025-0038 (427 Bergen Avenue, R3 zone): Preliminary and final major site plan with one C variance (bicycle storage location in rear shed). Four-story, 23-unit building (one studio, 16 one-bedroom, five two-bedroom, one three-bedroom) using affordable housing overlay resulting in two affordable units (one three-bedroom, one two-bedroom). Applicant Thomas Lean and architect Jeffrey Lewis presented. The building is fully conforming except for bike storage. Staff noted the variance poses no egress issues and recommended approval with conditions. Motion carried unanimously. - Case P2025-0025 (114 Lincoln Street, R1 zone): Minor site plan for a three-story, eight-unit building with ground-floor adult daycare. One affordable unit (three-bedroom) provided via affordable housing overlay. The applicant worked with staff on design (red brick, street trees). The adult daycare is a permitted use (supervised care for adults with physical/mental limitations). Staff found the use inherently beneficial and recommended approval. Motion carried unanimously. - Case P2025-0070 (28-30 Winfield Avenue, R1 zone): Minor site plan for a three-story, five-unit building (all three-bedroom) on a 40’x125’ lot, replacing a single-family home. No variances. Includes a four-car garage, private yards, roof decks. Applicant Jeffrey Lewis testified. Staff noted compliance with R1 design standards and recommended approval. Motion carried unanimously. - Case P2025-0141 (421 New York Avenue, R1 zone): Minor site plan with two C variances for adaptive reuse and expansion of an existing four-family house (no density increase). Variances: number of stories (four vs. three, but height remains 35’) and front yard lot coverage (66% proposed vs. 50% max, down from existing 100%). Applicant Benjamin Wine, architect Arlenis Dominguez, and planner Carolyn Worstell testified. Improvements include reducing non-conformities, adding green roof, French drain, and screening. Staff recommended approval with conditions, adding a condition for French drain and revised plans. Motion passed 4-1 (Commissioner Gongadin voted no). - Case P2024-0213 (33 Pacific Avenue, Canal Crossing Redevelopment Area): Preliminary and final major site plan with deviations for a pioneering eight-story, 99-unit building (15 affordable) with ground-floor retail and 29 parking spaces. Applicant Tom Lean, civil engineer Rocco Marucci, and architect Jim Monteford testified. The site required DEP flood hazard permit (building at elevation 14, 1’ above base flood). Deviations: two curb cuts (one for garage, one for loading) and 24’ two-way egress width (vs. 20’ max). The project is the first in the redevelopment area; infrastructure improvements will be coordinated with JCMUA and JCRA. Staff supported the deviations. Motion carried unanimously. - Case P2024-0109 (3169 JFK Boulevard, R1 zone): Conditional use for a three-story building with ground-floor retail (café, retail, or office) and two residential units above. Variances: rear yard setback (3’ vs. 24’ required) and roof deck setback (3’ from Floyd Street vs. 10’). Applicant Tom Lean, architect Jeffrey Lewis, and planner Samuel Bellamy testified. The site is an undersized corner lot (25’x80’). Staff found the project meets conditional use criteria and that variances do not impair the zone plan. Motion carried unanimously. - Case P2025-0216 (2030 Danforth Avenue): Minor subdivision – two-lot subdivision of a 50’x110’ lot into two conforming 25’x110’ lots. No variances, no curb cuts. Applicant Mr. Burke noted straightforward compliance. Staff recommended approval. Motion carried unanimously. Key Outcomes - Case P2025-0219: Approved (5-0). - Artist Certifications: Approved (5-0). - Case P2024-0215: Approved (5-0) with conditions. - Case P2025-0038: Approved (5-0) with conditions. - Case P2025-0025: Approved (5-0) with conditions. - Case P2025-0070: Approved (5-0) with conditions. - Case P2025-0141: Approved (4-1) with conditions (Commissioner Gongadin opposed). - Case P2024-0213: Approved (5-0) with conditions (including railing spacing ≤2 inches). - Case P2024-0109: Approved (5-0) with conditions. - Case P2025-0216: Approved (5-0) with conditions. - Memorialization: Resolutions for previously approved cases (P2025-0038, P2023-0107, P2023-0013, P2023-0014, P2025-0048) were adopted unanimously. - Carried Items: Cases P2024-0008 (33 Division St.) and P2025-0073 (569 Palisade Ave.) carried to March 10, 2026; Case P2025-0150 (202 Plainfield Ave.) carried to February 24, 2026; Case 22 (item 22) was withdrawn. - Adjournment: The meeting adjourned after executive session was waived.

The Jersey City Zoning Board of Adjustment held its first meeting of 2026 on January 9, 2026 (note: the raw transcript states January 8, 2026, but the provided timestamp is used as instructed). The meeting included roll call, staff reports, consideration of two applications (a one-year extension and a major site plan with variances for 30 Clinton Avenue), and the memorialization of four resolutions from a prior meeting. No members of the public spoke. Consent Calendar - Z2025-0089 – One‑Year Extension: Approval of a one‑year extension for a prior subdivision approval. The applicant agreed to all original conditions. Staff recommended approval. Motion to approve carried 7‑0. Public Comments & Testimony - No members of the public provided comments or testimony during the meeting. Discussion Items - Annual Zoning Board Report for 2025: Staff presented the annual report, noting that the board heard 45 applications in 2025, approving 42 (93% approval rate) and denying 3. The board approved 198 residential units, including 20 affordable units. The report also detailed the types of D‑variances granted (12 D1 use variances, 1 D2, 5 D5 density, 8 D6 height) and their geographic concentration in downtown, the Heights, and McGinley Square. Staff recommended continued analysis to implement the Master Plan. - Z2025‑0035 – 30 Clinton Avenue: Application for preliminary and final major site plan approval with variances to construct a four‑story, 22‑unit residential building with ground‑floor parking for 15 cars on a vacant corner lot in the R1 zone. Variances sought: D5 density (22 units vs. 9 permitted), D6 height (42.5 ft vs. 35 ft), and bulk variances for front yard (zero setback at one pinch point), rear yard (small encroachment due to irregular lot shape), and a 15‑ft rooftop bulkhead (10 ft permitted). The applicant’s team testified that the project resulted from extensive community outreach—two initial meetings and a third on December 30, 2025—during which neighbors opposed a five‑story design and stressed the need for on‑site parking. The team revised to four stories, increased parking from 12 to 15 spaces, and added six new street trees, green roof, and stormwater management. Architect Avart Patel stated the building’s red brick and mansard roof mimic nearby structures. Traffic engineer Connor Hughes reported only six peak‑hour vehicle trips, well below NJDOT’s 100‑trip significance threshold, and noted the Garfield Avenue Light Rail station (1/3 mile away) and multiple bus routes. Planner Carolyn Worstell argued the density and height variances meet positive criteria because the large lot (9,270 sq ft) can absorb impacts, the additional story enables parking, and the design enhances a vacant, overgrown corner. Staff (Miss Marion) recommended approval, citing the long history of the site and community support. Board commissioners praised the inclusion of parking and affordable units (two on‑site plus a payment‑in‑lieu for 0.2 of a unit). Commissioner Coyle dissented, stating the project required too many variances. The board voted 6‑1 to approve, with conditions from staff accepted. Key Outcomes - Z2025-0089 (Extension): Approved 7‑0. - Z2025-0035 (30 Clinton Avenue): Approved 6‑1 (Commissioner Coyle dissented). Conditions as per staff memo were accepted. - Memorialization of Resolutions: Four resolutions from the December 11, 2025 meeting (cases Z2025-0087, Z2025-0086, Z2025-0083, and Z2024-0012) were memorialized unanimously. - New Commissioners: The board welcomed new alternate members Rocco Coviello and Patrick Patel.

This was the final regular meeting of the outgoing Jersey City Municipal Council, held on January 6, 2026, starting at 6:01 p.m. and adjourning at 7:15 p.m. All nine council members were present. The meeting featured unanimous approval of consent items, extensive public testimony decrying the lack of enforcement of recently passed tenant protection ordinances, and farewell statements from council members, including outgoing Council President Warderman and Councilperson Rivera. Consent Calendar - The council voted unanimously (9-0) to defer to claims and resolutions, as no ordinances were on the agenda. - Claims were approved unanimously (9-0). - Three resolutions were approved unanimously: Resolution 26-001 (rescheduling the reorganization meeting from January 15, 2026 at 6 p.m. to 4 p.m.); Resolution 26-002 (ratifying a contract with Royal Printing Service for election ballots for the December 4, 2025 runoff); and Resolution 26-003 (reimbursing the Hudson County Clerk for services rendered for the December 4, 2025 runoff). Public Comments & Testimony Approximately 15 members of the public spoke, with nearly all addressing the persistent failure to enforce housing and tenant protection laws, particularly at Portside Towers. Key speakers and positions: - Gina Davison (resident) thanked outgoing Councilman Boggiano but criticized other council members for being co-opted by developers and a “power machine.” - Tina Knowles (resident) expressed disappointment with “sneaky” backroom meetings and called for honest community collaboration. - Yana (Journal Square resident) recounted a 22-minute delayed police response to a violent assault on December 16, 2025, despite calling 911 three times. She called for police reform. - Kevin Weller (James Solomon Civic Association) acknowledged the council’s passage of four landmark tenant protection ordinances (algorithmic rent‑fixing ban, mandatory disclosure, exemption scope clarification, mandatory minimum fines) but documented 259 days of violations, 68 consecutive meetings, and over 1,000 speeches without enforcement. He presented “attempt medals” from the Guinness Book of World Records to each council member. - Daniel (resident) urged the incoming administration to enforce four specific ordinances: 25‑057 (ban on algorithmic rent‑fixing), 25‑098 (sworn disclosure requirement), 25‑099 (clarification of exemptions), and 25‑105 (mandatory minimum fines). He emphasized that without enforcement, the laws are symbolic. - Bob (Portside Towers resident) said 2025 was another year of inaction, resulting in neighbors being forced out by illegally high rents. - Jessica (resident) noted 250 days of documented violations, 515 concealed code violations at Portside (including 14 life‑safety hazards), and a potential $10 million exposure from unenforced superintendent requirements. She demanded an audit and replacement of officials who prioritize landlords. - Connor Sears (first‑time speaker, Portside tenant) reported unresolved service requests, rising amenity fees, and illegal utility charges through RUBS. He expressed cautious optimism for the new administration. - Another speaker (name not given) thanked the council for its work but stressed that the Korean War memorial deed restriction (ordinance 07‑153) remains ignored, and that mandatory minimum fines have not been collected. - Jesus Vasquez (attorney, Portside resident) quoted incoming Mayor Solomon’s May 2025 statement that “this city belongs to the people… not to landlords gaming the system.” He argued that Equity Residential’s use of algorithmic price‑fixing constitutes illegal collusion, and that Jersey City now has among the highest rents in the country. He warned of impending legal action. - Susan Roca (Portside resident) asked whether laws serve anyone when unenforced. She cited a rumor that the outgoing mayor told council members to ignore Portside residents, saying “they’ll eventually go away.” She affirmed that residents are not going away. - Lucas Roca (Fordham student, son of Portside resident) described visiting his mother over Christmas and finding no mandatory security guard or superintendent on site during a fire alarm. He called for enforcement. - Joel (resident) reviewed the council’s powers under the Faulkner Act, noting it failed to override the bird‑safety veto, never exercised advice and consent, and launched a late lame‑duck investigative committee that issued no subpoenas. - Michelle (resident) accused the outgoing administration of corruption, including fraudulent determinations by Dinah Hendon and “sweetheart deals” that dismissed millions in fines. She called for accountability. Council Member Statements Nearly every council member delivered farewell remarks: - Councilperson Ridley thanked colleagues, acknowledging disagreements but emphasizing family-like bonds. - Councilperson Hewlings praised the council’s hard work and expressed hope for incoming Mayor Solomon’s success. - Councilperson Boggiano said it was a pleasure working with everyone and noted he would return to life in the hilltop. - Councilperson Soleil noted it had been the honor of his life, recalling the tragic passing of Councilman Michael Yun and his decision to leave Wall Street to serve during COVID. He thanked colleagues for supporting him as the first Muslim and Palestinian American elected official. - Councilperson Solomon (incoming mayor) thanked each member and presented tokens of appreciation, acknowledging that while they disagreed, everyone cares about Jersey City. - Councilperson Gilmore declined additional remarks. - Councilperson DeGeece said the experience was an honor, and she looked forward to returning to the citizen side of the microphone. - Councilperson Rivera delivered a emotional speech, thanking his wife, family, colleagues, and city workers. He noted he was the longest‑serving Latino elected official in Jersey City history (12 years) and would return to being a community safety director at the Roberto Clemente Little League. - Council President Warderman reflected on the city’s progress toward diversity, credited Mayor Fulop for bold changes, and took pride in being the first African American female council president. She thanked residents, staff, and God, and urged support for the new administration. Key Outcomes - Claims approved unanimously (9-0). - Resolutions 26-001, 26-002, and 26-003 approved unanimously (9-0). - Motion to adjourn passed by acclamation at 7:15 p.m. - Multiple public speakers called on the incoming Solomon administration to rigorously enforce existing tenant protection laws, audit past enforcement failures, and replace officials who failed to act. - Several council members acknowledged the public’s frustration and expressed hope that the new administration would address enforcement gaps.

The Jersey City Zoning Board of Adjustment met on December 12, 2025, to consider several extension requests for previously approved site plans, memorialize two previous decisions, and reorganize board officers for the upcoming year. All votes were unanimous except one recusal. Note: The transcript gives the meeting date as December 11, 2025, but per instruction the date used is December 12, 2025; this is a discrepancy. Correspondence - A request from the applicant for case Z 2025-0035 (30 Clinton Avenue) to be carried to January 8, 2026, with preservation of notice, was noted. Discussion Items 321 Old Bergen Road – Site Plan Extension (Case Z 2025-DF085) - Applicant requested a one-year extension due to COVID and financial difficulties. The applicant agreed to all original conditions. The extension was approved 5-0, with Commissioner Allen recused. (Staff recommended approval.) 139 Realty LLC – Extension (Case Z 2025-0083) - One-year extension request to August 10, 2026. The applicant needed more time to pull permits. Unanimous 6-0. 847 Communipaw Avenue – Site Plan Extension (Case Z 2025-0086) - Two-year extension request for a six-story, 35-unit building with three workforce units originally approved in March 2021. The applicant had exhausted standard extensions under the Local Land Development Law but asked the board for an additional two-year variation, citing other active projects and that the project (six stories) is now largely consistent with the new zoning (five-story as-of-right). Two public speakers (Camille Gonzalez and Steven Ortiz) expressed strong support, noting the area's need for improvement and housing. The applicant agreed to original conditions. Unanimous 6-0. 79 Romaine Avenue – Extension (Case Z 2025-0087) - One-year extension to November 10, 2026, due to financing difficulties. Unanimous 6-0. 1811 JFK Boulevard – Extension (Case Z 2025-0084) - Two-year extension request. The applicant had financing lined up and permits in process, but needed more time. Unanimous 6-0. Resolutions to Memorialize - Case Z 2024-0011 (626 Palisade Group LLC) – Heard October 9, 2025. Application for preliminary and final major site plan with C and D variances. Passed 5-0 (acting chair Allen, acting vice chair Barron, commissioners D'Angelo, Patel, Shadid). Unanimous vote to memorialize. - Case Z 2024-001 / Z 2025-001 (Goodka Holdings Inc.) – Heard October 23, 2025. Application for minor site plan, use variance, bulk variance, and design waiver. Passed 6-0 (chair Coyle, vice chair Arroyo, commissioners Shade, Zablicki, Barron, D'Angelo). Unanimous vote to memorialize. Board Reorganization - The board voted to continue the same slate for the upcoming year: Catherine Coyle as Chair, Sonia Arroyo as Vice Chair, and Joseph Pali Pang as Secretary. Unanimous. Key Outcomes - All four extension requests granted unanimously. - Both prior decisions memorialized unanimously. - Board leadership remained unchanged for the next year.

Note: The transcript of this meeting states the date as Wednesday, December 10, 2025, but the provided metadata indicates December 11, 2025. This summary uses the provided date. The Jersey City Municipal Council held a regular meeting on December 11, 2025, beginning at 6:09 p.m. All nine council members were present. The meeting included recognition of two individuals/organizations, public hearings on several ordinances, extensive public comment on various issues, and votes on multiple resolutions and ordinances. Recognition Items - Resolution 25-820 (Item 10.51): Recognized Councilman Richard Boggiano's 50 years of public service with the city and designated the corner of Magnolia and Baldwin Avenue as "Richard Boggiano Junction." All council members spoke in praise, and the resolution was adopted unanimously (9-0). - Resolution 25-821 (Item 10.52): Honored HUD Post on its 10th anniversary for its contributions to community journalism. The resolution was adopted unanimously (9-0). Public Comments & Testimony - Christ Hospital/Ordinance 25-124: Over 20 residents, union representatives (HPAE, 1199J), and community advocates spoke in strong support of the ordinance to restrict medical zone uses to medical services. Many shared personal stories of care received at Christ Hospital, warned of the crisis from Hudson Regional Health's closure of inpatient services, and urged the council to protect the site. Several speakers also criticized the outgoing mayor’s administration and called for a full investigation. - Council Rules/Ordinance 25-127: Multiple speakers, including Gina Davison, Erica Walker, and Catherine Moore, supported the ordinance but requested hybrid meeting access and accommodations for seniors. The city clerk clarified that remote voting would be electronic while physical attendance remains required. - Parking Ordinance 25-128: Catherine Moore asked for immediate removal of no-parking signs on Steuben Street and relief for those ticketed due to a clerical error. - Zoning Map Amendment 25-129: Attorneys for two property owners (Adam Lazarus, Charles Harrington) requested a deferral, stating they were not notified of a community meeting and that the planning board had not reviewed the amendment. They argued the vote was premature. - Lease Ordinance 25-130: Catherine Moore requested that the Historic Preservation Commission be included in design reviews for the building at 335 Washington Street. - Accessibility Committee 25-131: Speakers (Catherine Moore, Danielle, Sherry Singh) praised the ordinance but called for transparent appointment processes and representation from people with disabilities. - Public Comment Period (Items 5.1–5.91): About 40 individuals addressed the council on a wide range of topics: - Tenant rights and enforcement: Multiple Portside Towers tenants and members of the Jersey City Tenants Union detailed years of alleged landlord noncompliance with rent control, security, and maintenance laws. They expressed frustration with the council’s inaction, though some acknowledged recent legislative steps. Many thanked outgoing members and called on Mayor-elect Solomon and the new council to enforce tenant protections. - Bird-friendly ordinance: Several speakers (Carol, Kim, Kevin, others) urged the council to override the mayor’s veto of Ordinance 25-123 on bird-friendly building standards. They cited data from the American Bird Conservancy showing no evidence of increased costs or housing delays in other cities. - Appointments and lame-duck actions: Speakers (Esther, Danielle, Joel, others) asked the council to vote no on resolutions 25-822 through 25-825 (reappointments to boards and authorities), arguing that the incoming administration should make those selections. - Other topics: Parking at light rail lots (David Clements), World Cup planning (Augusto), Hamilton Park restroom (Elna), community gardens (Karen), e-bike safety (Kevin), mental health crisis response (Bill Lillis), and concerns about the 50-story tower proposal at 156 Bay Street (Catherine Moore, Joseph Daniel, Bridget Siegel). Discussion Items - Ordinance 25-124 (Medical Zone Amendment): Introduced by Councilman Boggiano and Councilman Solomon. The ordinance removes senior housing and assisted living as permitted uses in the medical zone, intending to preserve the site for acute care after Christ Hospital’s inpatient services were shut down. The planning board had found the amendment inconsistent with the master plan, but council sponsors argued the medical district’s original purpose must take priority. Public hearing was held, and the council voted 8-0-1 (Councilman Soleil abstained) to adopt the ordinance. Councilman Soleil abstained due to his volunteer role on the Christ Hospital Board. - Ordinance 25-127 (Council Rules): Public hearing held. Questions about hybrid meetings and senior sign-up were addressed. The ordinance was adopted unanimously (9-0). - Ordinance 25-128 (Parking on Steuben Street): Public hearing. Catherine Moore explained the need to restore parking removed by a clerical error. The ordinance was adopted 8-1 (Councilman Boggiano voted no). - Ordinance 25-129 (Zoning Map Amendment): Public hearing. Attorneys for property owners requested a deferral due to lack of notice. The council voted to defeat the ordinance (1-6-2) with only Councilman Rivera voting yes, Councilmen Hewlings and Boggiano abstaining. - Ordinance 25-130 (Lease Agreement): Public hearing. Questions about historic preservation were raised. The ordinance was adopted unanimously (9-0). - Ordinance 25-131 (Accessibility Advisory Committee): Public hearing. Councilman Soleil, the sponsor, noted this was his last act on the council. The ordinance was adopted unanimously (9-0). Key Outcomes - Ordinance 25-124 adopted (8-0-1) – medical zone restricted to medical uses. - Ordinance 25-127 adopted (9-0) – council rules amended. - Ordinance 25-128 adopted (8-1) – parking restored on Steuben Street. - Ordinance 25-129 defeated (1-6-2) – zoning map amendment not passed. - Ordinance 25-130 adopted (9-0) – lease agreement authorized. - Ordinance 25-131 adopted (9-0) – Accessibility Advisory Committee established. - Resolution 10.4 (parking at Liberty State Park light rail lot) – defeated (1-8). - Resolution 10.16 (Powerhouse Arts District development plan) – defeated (0-9). - Resolution 10.56 (MUA appointments) – defeated (0-8-1). - All other resolutions (10.1-10.60 except as noted) were approved, mostly unanimously. - The council adjourned at 11:09 p.m. with a motion by acclamation.