Jersey City Municipal Council Regular Meeting – November 13, 2025

The Jersey City Municipal Council held its regular meeting on Wednesday, November 12, 2025 (continuing into the early hours of November 13). All nine council members were present. The meeting featured the introduction and adoption of numerous ordinances, including a landmark settlement for the Sixth Street Embankment, a ban on retail sales of dogs/cats/rabbits, and a defeated rent control measure. Extensive public testimony addressed housing affordability, tenant protections, Christ Hospital, and the embankment project.

Consent Calendar

• Resolution 25-727 recognizing November as Puerto Rican Heritage Month was added to the agenda and passed 9-0.
• Claims and addendums number one and two were approved unanimously 9-0.
• Resolutions 10.1–10.15 (with two noted exceptions), 10.16–10.25, 10.26–10.35, 10.36–10.44 (with one abstention), and 10.46–10.59 were adopted, mostly unanimously.

Public Comments & Testimony

• Embankment Settlement (Ordinances 25-117 & 25-118): Dozens of residents, including Stephen Gucciardo (president, Embankment Preservation Coalition), Maureen Crowley, Bethany Wall, and representatives from neighborhood associations, voiced strong support. They highlighted public open space, historic preservation, ecological benefits (267 tons of carbon sequestered, 8.7 million gallons stormwater interception), and connections to the East Coast Greenway. A few speakers opposed the tax abatement, calling it a giveaway with only 5% affordable housing (30 of 604 units). Law department clarified the pilot would yield ~$122M over 30 years vs. ~$213M conventional taxes. The settlement also includes a 30-foot public right-of-way, grand staircase, public elevator, park, and refurbished Roberto Clemente Field.
• Rent Control & Portside Towers: Tenants from Portside Towers spoke for the 66th consecutive meeting, reporting zero enforcement of violations since 2022. They criticized the city’s failure to act despite a special investigative committee formed in August. Speakers noted 71 guilty pleas by landlord Equity Residential in municipal court (with fines later discounted) and over 2,800 violation reports. They urged the council to use subpoena power.
• Christ Hospital (Ordinance 25-124): Union nurses, community leaders, and residents urged support for rezoning the medical zone to prevent luxury senior housing and assisted living, aiming to preserve the hospital’s acute care services. They described the owners’ history of alleged fraud, RICO lawsuits, and layoffs.
• Other comments: Concerns were raised about tax abatements (Yvonne Bolston, Edward Perkins, Natalie Limone), the need for community meetings on the Hackensack River Greenway Overlay (Charlene Burke), bird-friendly building standards (Lauren), and the proposed Franklin Street bike lane (Beatrice).

Discussion Items

• First Reading Ordinances (Items 3.1–3.8): Introduced with votes: 3.1 (bond reappropriation) 9-0; 3.2 (franchise for 201 Newark Ave) 8-1 (Solomon no); 3.3–3.5 unanimous; 3.6 (medical zone amendments) 8-0-1 (Soleil abstain); 3.7 (rent control update) 8-1 (Bajiano no); 3.8 (30-year tax exemption for 30/40 Newport Parkway) 6-1-1 (Bajiano, Gilmore no; Solomon abstain). Councilperson Bajiano explained 3.6 would strike senior/assisted living to ensure 100% medical use.
• Second Reading Ordinances:
  • 4.1 (25-106) Bright Street Redevelopment Plan: Adopted 9-0.
  • 4.2 (25-107) Rent Control Amendment: Defeated 8-0 without public hearing after introduction of replacement ordinance.
  • 4.3 (25-108) Inclusionary Zoning: Adopted 9-0 after brief public comment.
  • 4.4 (25-110) Lease for Jackson Square Office: Carried to December 10 meeting due to council term limits; motion carried 8-0.
  • 4.5 (25-111) Emergency Appropriation for Severance ($14M): Adopted 7-1 (Solomon no, Gilmore abstain). Discussion included state cap of $15,000 (pre-2011 employees grandfathered) and no-interest bonding.
  • 4.6 (25-113) Ban Retail Sale of Dogs/Cats/Rabbits: Amended to align definitions with state code and exempt rescue organizations; adopted 8-0. Councilperson Soleil noted future conversations on broader animal welfare.
  • 4.7 (25-114) Affordable Housing Compliance Update: Adopted 9-0. Councilperson Solomon explained it updates chapter 188 to match state UHAC rules.
  • 4.8 (25-115) Hackensack River Greenway Overlay: Adopted 8-1 (Bajiano abstain). Some speakers asked for community meetings before passage.
  • 4.9 (25-116) Bates Street Redevelopment Plan: Adopted 9-0. Councilperson Gilmore highlighted 10% affordable units and community benefits from developer.
  • 4.10 (25-117) Embankment Settlement Agreement: Adopted 9-0 after extensive public comment. Many speakers called it a historic moment.
  • 4.11 (25-118) Tax Abatement for Embankment Project: Adopted 8-1 (Council President Waterman abstain). Waterman expressed concerns about uneven application of tax abatements across wards.
• Resolutions: Items 10.2 and 10.10 drew single no votes from Councilperson Solomon.

Key Outcomes

• Adopted Ordinances: 25-106, 25-108, 25-111, 25-113 (as amended), 25-114, 25-115, 25-116, 25-117, 25-118 (8-1). Also resolution 25-727.
• Defeated Ordinance: 25-107 (rent control) defeated 8-0.
• Carried Ordinance: 25-110 carried to December 10 meeting.
• Introduced Ordinances: 25-119 through 25-126 (first readings passed, with noted objections).
• Embankment Settlement: Litigation concluded; city acquires blocks 2–6 and portions of 7–8 for public open space; 30-year tax abatement granted for development on block one (604 units, 30 affordable).
• Medical Zone: First reading of ordinance to limit medical zone to hospital uses passed; community urged permanent protections for Christ Hospital.
• Portside Towers: Council created a special investigative committee in August but no subpoenas or hearings yet; tenants demanded action.
• Meeting adjourned at 12:10 a.m. on November 13, 2025.