Jersey City Council Passes RUBS Transparency Laws, Denies Cannabis Lounge, Honors Robotics Team on May 21, 2026
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Jersey City Municipal Council Regular Meeting - May 21, 2026
The Jersey City Municipal Council convened a regular meeting on May 21, 2026 at 6:04 p.m., with all nine council members present after Councilperson Gilmore arrived at 6:05 p.m. The meeting, which lasted until 9:19 p.m., saw the passage of two landmark tenant-protection ordinances addressing ratio utility billing systems (RUBS), a unanimous resolution honoring a local robotics team, and the defeat of a proposed cannabis consumption lounge license. Numerous residents spoke on topics including public safety, housing, parks, and municipal services.
Consent Calendar
- Ordenances 3.1–3.4 were introduced on first reading unanimously (9-0). Ordinance 3.3 was amended to set agenda deadlines: items due 12 days before each meeting, with an agenda meeting the next business day.
- Claims and addendum one were approved initially 8-0 (Gilmore absent) and later 9-0 after Gilmore's return.
- Resolutions 10.1–10.7, 10.10–10.12, 10.13–10.16, 10.18–10.20, 10.23, 10.24–10.26, 10.28–10.31 were all approved unanimously. 10.27 was withdrawn by the administration as it was under the bid threshold.
Public Comments & Testimony
- RUBS transparency ordinances (4.1 and 4.2): More than a dozen tenants and residents spoke in support, describing "black box" utility bills, inability to verify charges, and fear of hidden fees. Michelle Hirsch, a tenant association president, detailed landlord non-disclosure and a 15% common-area allocation change. One homeowner, Yvonne, opposed the ordinances, calling rent-controlled tenants "privileged" and urging council to address her own PSE&G bill comprising mostly fees.
- Public safety and fireworks: Laverne reported 30–40 kids with fireworks on MLK/Ocean Avenue, and no police presence. Councilperson Brooks acknowledged meeting with Director Ambrose; foot patrols were promised.
- Goya Foods/World Cup: Augusto asked council to request a public LGBTQ+ statement from Goya Foods, sponsor of the Flag Cities event. Councilperson Little offered to send a letter.
- Franklin Street bike lane: Yvonne claimed the city withheld a fire union study, and threatened legal action if information wasn't provided.
- 417 Communipaw redevelopment: Two residents urged reintroduction of a resolution to revise the redevelopment plan, arguing for more housing and tax revenue.
- Parks and fields: Eric Fleming, president of Jersey Lacrosse, reported fireworks and e-bike dangers at Barry Lane Park, and requested funding for park staff and restroom maintenance.
- Team Wilderness: Students and a parent advocated for expanding outdoor youth programs.
- Via service: Robert urged council to avoid eliminating the Via microtransit service, suggesting fare increases or service reductions instead.
- Animal shelter: Councilperson Zupa expressed regret over settling with Liberty Humane, speaking on the shelter's poor conditions.
- Miscellaneous: Speakers also addressed spray parks, density/ADU issues, budget suggestions, and the Liberty Science Center.
Discussion Items
- RUBS Ordinances: The council deliberated on ordinances 26-027 and 26-028. Councilperson Efros noted a full ban on RUBS was preempted by state law, so the council passed transparency and rent-control inclusion measures instead. All members spoke in favor, citing tenant rights and common-sense accountability.
- Cannabis Consumption Lounge (Resolution 26-300): The council defeated the license for "Other Side" dispensary on a 1-8 vote, with Councilperson Efros the sole yes. Members cited tax delinquency, the business being non-operational, and equity concerns for other dispensaries.
- Franklin Street Bike Lane Extension (10.21): Approved 8-0-1 (Lavaro abstained), with assurances the extension would not cause a full six-month delay.
- Other resolutions: Councilperson Lavaro voted no on 10.8 and 10.9 (related to a camera system and another contract) and on 10.22 (open-end contract with large increase), and abstained on 10.21.
Key Outcomes
- Ordinance 26-027 adopted unanimously (9-0): Requires landlords using RUBS to provide itemized utility billing details, allocation formulas, and contact information.
- Ordinance 26-028 adopted unanimously (9-0): Classifies RUBS charges as rent for rent-controlled units, preventing them from circumventing rent control caps.
- Robotics Team Resolution (10.3) passed unanimously: Honored Team 10997 from St. George and St. Shinuda Coptic Orthodox Church for earning Rookie All-Star and finalist awards at the FIRST robotics competition.
- Cannabis lounge license defeated (1-8): Resolution 26-300 failed; only Councilperson Efros voted in favor.
- Claims and addendum approved (8-0 initially, then 9-0).
- Resolutions 10.1–10.12 (excluding 10.3): 10.1–10.7, 10.10–10.12 passed 9-0; 10.8 and 10.9 passed 8-1 (Lavaro no).
- Resolutions 10.13–10.23: 10.13–10.16, 10.18–10.20, 10.23 passed 9-0; 10.21 passed 8-0-1; 10.22 passed 8-1; 10.17 defeated.
- Resolutions 10.24–10.31: 10.27 withdrawn; all others passed 9-0.
- Adjourned at 9:19 p.m.
Note: The transcript records the meeting date as May 20, 2026, but the official timestamp indicates May 21, 2026; this summary uses the official date.
Meeting Transcript
Good evening, everyone. We are on the record. Today is Wednesday, the 20th day of May in the year 2026. This is a regular meeting of the Jersey City Municipal Council. We had a scheduled 6 p.m. start. The clock on my cell phone is showing 6 04 p.m. May I have a roll call for the commencement of this meeting? Councilperson Brooks. Present. Councilperson Zufa. Present. Councilperson Efros. Present. Councilperson Little. Present. Councilperson Gilmore is not here yet. Councilperson Singh. I'm here. Councilperson Griffin. Councilperson Lavaro. And Council President Ridley. We have eight council members in attendance at 6.04 p.m. Can we kindly rise for a moment of silence, please? Jersey Battalion Chief Brian Scotch. Thank you very much. On behalf of Council President Ridley and the members of the municipal council and the coordinates with New Jersey Public Laws of 1975, Chapter 231, the Open Public Meetings Act, also known as the Sunshine Law. Adequate notice of this meeting has been provided by the posting on the bulletin board of the first floor of City Hall, the annual notice, which is the schedule of meetings and caucuses of the municipal council for the calendar year 2026, and filed in the office of the city clerk on Tuesday, November 25th, 2025. In addition, at its time of its preparation, the agenda of this meeting was similarly disseminated on Friday, May 15th, 2026 at 5 56 p.m. to the mayor, municipal council, business administrator, corporation council, and the newspapers and posted on the city's website so I can certify as to our total compliance with the Sunshine Law. Okay. On to our first reading ordinances. If you allow me to read them into the record, item 3.1, City Ordinance 26029 is a franchise ordinance granting permission to 24 Bright Street LLCs, its successors and assigns to construct private improvements within the 204 square feet of Bright Street public right of way adjacent to lot 37 block 14106 on the official tax assessment map of the city of Jersey City. Item 3.2 City Ordinance 26030 is an ordinance authorizing an easement with exchange place alliance district management corporation regarding a park to be located at 95 Morgan Street. Item 3.3 City Ordinance 26031 is an ordinance of the Jersey City Municipal Council of the City of Jersey City, amending chapter A350 rules of order of the city excuse me of the Jersey City Code to establish the Tuesday prior to caucus meeting as the deadline to distribution of the municipal council meeting agenda. And item 3.4 city ordinance 26032 is an enabling ordinance of the municipal council of the city of Jersey City. Amending chapter 122-2 public assemblies permission required hours of can hours, excuse me, hours and conditions of operation to change the permit hours during the 2026 FIFA World Cup for related events. Council members, just note that as per the caucus meeting, there were some edits to item 3.3. If councilperson Lavara would just like to go over the edits, they're pretty straightforward, but it is part of the discussion that happened during the caucus, and we call them edits because the ordinance hasn't been introduced yet. But before you vote on them, I would just like Councilperson LeBaro just to briefly state what was edited. Sure. Thank you. Thank you, Sean. Um, so the edits take into account the uh input from the city council from councilwoman Little. Um, rather than originally said 14 days preceding each council meeting, um, and changes it to the 12th day preceding each council meeting on your normal Wednesday schedule uh for a council meeting. And and then the additional change, which is kind of a domino effect of the uh the change to the 12th day, is that the agenda meeting um rather than being convened, I think originally it read on uh a Thursday or something to that effect. It says uh the city clerk of Jersey City shall convene an agenda meeting at 12 p.m. on the business day immediately succeeding the dead deadline for the submission of agenda items. So on your normal schedule of a Friday, um I mean sorry of a Wednesday council meeting, uh that submissions would be due on all a Friday, um, 12 days in advance of that council meeting, and the agenda meeting would happen on the subsequent Monday, the next business day at 12 p.m., giving it sufficient time for the clerk to be able to also from 12 p.m. till 10 a.m.
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