Jersey City Planning Board Meeting – September 30, 2026

The Jersey City Planning Board convened on Tuesday, September 30, 2026 (noting the transcript indicates the meeting began on September 29, 2026, but the official date provided for this summary is September 30, 2026). The board addressed several agenda items, including two one-year site plan extensions, a contested major site plan with a landscaping variance, approval of the Let's Move JC Transportation Master Plan, a scatter site redevelopment study, and multiple minor and major site plan applications. Six commissioners were present, establishing a quorum.

Consent Calendar

• Case B2026-0133 (381 Route 440): One-year extension of a preliminary site plan approval for a retail pad on a former bank drive-thru site. Applicant's attorney Tom Lean stated the extension was needed due to completion of a nearby Target building. The board approved the extension unanimously with conditions from the original approval (P23-072).
• Case P2026-0100 (535 Monmouth Street): One-year extension of a site plan approval for a 246-unit mixed-use building in Newport. Attorney Ronald Shalgin cited economic conditions. Approved unanimously with conditions from original case P22-030.

Public Comments & Testimony

• Case P2025-0138 (292 Van Horn Street): Several residents spoke in opposition: Juan Davila (353 & 355 Holiday Street) cited property tax increases, traffic, safety, and neighborhood character; Marie Celestin (daughter of adjacent property owner) feared foundation damage to her mother’s home and parking/traffic impacts; Franny Salcedo (300-302 Van Horn Street) expressed emotional opposition about losing community legacy; Terrain Fillmore (142-144 Maple Street) noted flood zone concerns and incompatibility with existing low-rise homes; Marlin Manegro (296-298 Van Horn Street) read a prepared statement opposing the project’s scale and requesting denial of the C variance; Clarissa Fillmore Brown (142-144 Maple Street) questioned the completeness checklist and compliance with redevelopment plan requirements.
• Case B2026-0117 (Scatter Site Study Area 6): Property owners and their counsel objected to inclusion: Tom Lean (for owner of 185 Bidwell Avenue) argued the owners are active developers ready to move forward; Nicholas Carrado (for owner of 358 Central Avenue) said his client was stalled by historic preservation requirements; Jimmy Gindy (owner of 358 Central Avenue) detailed his investment and efforts to demolish an unsafe structure; Charles Kim (97 Charles Street) stated his renovation is 70% complete and requested removal from the plan.
• Case B2025-0255 (26 Bright Street): Nicholas Wilk (28 Bright Street, unit 507) expressed support on behalf of the homeowners association after collaborative design changes; Sarah Angelini (28 Bright Street, unit 405) supported the current plans and asked about the construction timeline.
• Case P2024-0008 (33 Division Street): Robin Chu (396 7th Street) requested that a high wooden fence be erected during construction to prevent graffiti and encroachment; applicant’s counsel agreed to accommodate the request.

Discussion Items

• Case P2025-0138 (292 Van Horn Street) – Preliminary & Final Major Site Plan with C Variance: Architect Russell Bond testified that the required 525 sq ft of landscaping could not be fully provided on-site due to a rear easement; they achieved 22.4% of the requirement on-site and proposed additional measures including grass pavers (180 sq ft credited) and a planting bed in the public right-of-way (125 sq ft), bringing the total to 51.5% of the requirement. Applicant argued that reducing parking to meet landscaping would create a parking variance, and the neighborhood preferred maximum parking. Board discussed flood zone compliance (GAR increased from 30 to 44) and safety concerns. Public testimony was strongly opposed. The board voted 5-1 to approve, with Commissioner Conway opposed; a condition was added for the applicant to offer a community meeting prior to construction.
• Case B2026-0114 (Certified Artist Designation – Joe Velez): Staff recommended approval based on criteria 1–5. No public comment. Approved unanimously.
• Case P2026-0120 (Let's Move JC Transportation Master Plan): Transportation planner Eli Goosman presented a year-long study with extensive public outreach (over 4,000 participants). Key findings: 51% of trips by driving, 49% by other modes; biking tripled since 2019; population projected to grow 25% more over 25 years. Seven “big moves” were identified: Journal Square improvements, expanded greenway network, community rounds/low-traffic neighborhoods, parking system overhaul, policy/governance strategies, bus rapid transit on JFK Boulevard, and redesign of Route 440. Public comment from Jack McKee (Hudson County Complete Streets) supported the plan, emphasizing parking management and regional transit. Staff confirmed alignment with city master plan. Board voted unanimously to recommend approval to City Council (Commissioner Kaplan recused).
• Case B2026-0117 (Scatter Site Study Area 6 – Redevelopment Determination): Principal Planner Joseph Penlin presented the study of seven vacant/blighted properties citywide, each meeting at least two of the eight statutory criteria (A, B, D) for an area in need of redevelopment, including condemnation. Properties: 97 Charles Street, 358 Central Avenue, 195 Baldwin Avenue, 221 Olean Avenue, 205 Clinton Avenue, 479 Bramhall Avenue, and 185 Bidwell Avenue. Objections from owners led to testimony about stalled projects and historic preservation conflicts. Staff recommended approval, noting that the City Council will make the final determination. The board voted unanimously to make a favorable recommendation to City Council.
• Case B2025-0255 (26 Bright Street) – Minor Site Plan with C Variance: Proposed four-story, four-unit building in Van Vorst Park Historic District, requiring a height variance of 3 ft 11 in (43 ft 11 in proposed vs. 40 ft permitted) due to flood zone elevation requirements (base flood elevation 7 ft; first floor at 12 ft). Architect Prital Shukla testified that the design matches the historic streetscape and received HPC approval. Issues discussed: cellar in flood zone used for storage, utility meters below floodplain (gas meters flagged as potential code issue), trash storage, and secondary egress. Engineer Guy Lagomarsino testified the design meets code. Planner Carolyn Worstell argued the variance meets hardship and positive/negative criteria. Neighbors spoke in support after design modifications. The board approved 5-1 with one abstention (Commissioner Stamato expressed concerns about floodproofing but ultimately voted in favor; the chair noted one abstention).
• Case B2024-0198 (300 Central Avenue) – Preliminary & Final Major Site Plan: Proposed two-story addition to existing three-story building, creating 16 one-bedroom units and ground-floor commercial space in the NC zone. No variances requested. Architect Richard Garber presented the design, which preserves historic facade elements. MUA comments and staff conditions were accepted. No public comment. Approved unanimously.
• Case B2025-0161 (146 Academy Street) – Preliminary & Final Major Site Plan with C Variances: Proposed four-story, 13-unit building with cellar in the Journal Square redevelopment plan and Palisade Protection Overlay District (Peapod). Variances sought: front yard setback (to match existing retaining wall), height (2.8 ft above 44 ft maximum), and Peapod buffer setback (within 30 ft of cliff face). Engineer Guy Lagomarsino testified the cliff is stable and excavation feasible. Architect Jeffrey Lewis presented plans with a trash chute and direct cellar access to the street (alternate plan with ramp). Planner Carolyn Worstell argued the Peapod variance is minimal due to existing disturbance and topography-driven height. Staff recommended approval. No public comment. Approved unanimously.
• Case P2024-0008 (33 Division Street) – Preliminary & Final Major Site Plan with C Variances: Proposed eight-story, 115-unit building with 86 parking spaces (stacker system), 58 bike spaces, and ground-floor retail. Variances: curb cut width (16 ft vs. 14 ft), sixth-floor step-back (0 ft vs. 8 ft), and height (90 ft vs. 88 ft above VFE). Community input led to relocation of garage entrance to Division Street and additional parking. Architect Anthony Vandermark presented a contemporary design. Planner Samuel Bellamy argued benefits outweigh detriments. Public comment from adjacent neighbor Robin Chu requested a construction fence; counsel agreed. Staff recommended approval with conditions including a payment schedule for the $1.68 million park improvement contribution. Approved unanimously.

Key Outcomes

• Case P2025-0138 (292 Van Horn Street): Approved 5-1 (Commissioner Conway opposed) with conditions; applicant to meet with community prior to construction.
• Case B2026-0114 (Certified Artist): Approved unanimously.
• Case P2026-0120 (Transportation Master Plan): Approved unanimously (Commissioner Kaplan recused) and recommended to City Council.
• Case B2026-0117 (Scatter Site Area 6): Board voted 6-0 to forward a favorable recommendation to City Council.
• Case B2025-0255 (26 Bright Street): Approved 5-1 (one abstention) with staff conditions and HPC conditions.
• Case B2024-0198 (300 Central Avenue): Approved unanimously.
• Case B2025-0161 (146 Academy Street): Approved unanimously.
• Case P2024-0008 (33 Division Street): Approved unanimously with conditions including payment schedule for park contribution.
• Case B2025-0169 (506 Summit Avenue): Carried to October 13, 2026 with preservation of notice.
• Resolutions: 13 resolutions approving prior meeting decisions were adopted unanimously.