Jersey City Planning Board Meeting - August 27, 2025

This meeting of the Jersey City Planning Board was held on August 27, 2025, beginning at 5:30 PM. Five commissioners were present, establishing a quorum. The board addressed multiple applications including subdivisions, site plan extensions, and major site plans, with significant public testimony regarding a proposed 11-story building at 829 Bergen Avenue. The meeting also included several carries to future dates and unanimous approvals of less contentious items.

Consent Calendar

• Case P2024-0219 (115 Giles Avenue): Carried to October 28, 2025, with preservation of notice.
• Case P2025-0108 (612 Pavonia Avenue): Carried to September 23, 2025.
• Case P2025-0027 (Bay Street Redevelopment Plan amendments): Carried to September 9, 2025.

Public Comments & Testimony

• Councilman Rich Boggiano expressed strong support for the 595 Norwick Avenue park subdivision, noting it has been in process for three years and the community wants the park.
• Mike Golowski argued the city fails to post public notices at construction sites, calling it a violation of the 14th Amendment, and requested that future notices be placed at the site. His comments were directed at several applications.
• On 829 Bergen Avenue: Approximately 15 members of the public spoke, primarily from the St. George & St. Shenouda Coptic Church and the local community. They raised concerns about parking, traffic (citing a lack of proper traffic study during high-usage times), safety (fire egress, window proximity, demolition risks), and the building's height and density on a 40-foot wide lot. Several speakers emphasized that the prior developer had agreed to include parking, but the current developer omitted it. A request was made for a mandatory community meeting requirement and for a non-scalable wall along the property line. One speaker, Magdi Youssef, a licensed engineer, claimed the proposed window well violates building code regarding fire separation and seismic gap requirements. Father Thomas Nashid and Father David Habib also testified on safety and process concerns.
• On 111 Colden Street: No public comments.
• On 194-196 Culver Avenue: Jonathan McCaulay (Eggsy Mallory Block Association) and two neighbors spoke in support, highlighting the developer's work with the community, sustainability features (green roof, bioswale), and the reduced height (4 stories vs. 6 allowed).

Discussion Items

• Case B2025-001 (595 Norwick Avenue) – City Subdivision: The city and county seek to subdivide a 5.45-acre parcel to create a 3.2-acre public park. The parcel currently houses the Brennan Courthouse and administration building; the new courthouse across the street will allow relocation and demolition for the park. A C2 variance is needed because the preservation zone prohibits subdivision. Director Barca Patel testified that the city has conducted community engagement, and the county will maintain the park. Staff recommended approval. The board voted unanimously to approve.

• Case P2025-0135 (173 Academy Street) – One-Year Extension: Applicant requested an extension to August 10, 2026, due to potential redevelopment plan amendments. No opposition beyond Mr. Golowski's general notice complaint. Staff recommended approval with prior conditions. Unanimously approved.

• Case P2025-0153 (306 Newark Avenue) – One-Year Extension: Extension to July 20, 2026, sought due to delays in historic review. Similar public comment on notice. Unanimously approved.

• Case P2025-0071 (829 Bergen Avenue) – Major Site Plan: Proposed 11-story, 77-unit residential building with 10% affordable housing (8 units), retail on ground floor, and no parking (previously approved plan had 20 spaces). Variances requested for lot area, lot width, rear yard setback, and rooftop coverage. Traffic engineer Nicholas Kennedy testified that the area is highly walkable with transit access, and that removing the driveway improves pedestrian safety. Planner Carolyn Worstell argued the project meets MLUL criteria and that the variances are justified. The board, however, heard extensive public safety concerns, particularly regarding a 1-inch gap between the new building and existing church, fire code compliance for windows adjacent to the church's fire escape, and demolition safety. Board members expressed that the community's issues had not been resolved despite prior meetings. The applicant requested a carry to September 23, 2025, for further discussions. The board granted the carry with preservation of notice.

• Case P2024-012 (111 Colden Street) – Final Major Site Plan: Five-story, 16-unit residential building with five parking spaces. One variance for 14-foot aisle width (required 22 feet) due to floodplain-related elevation of electrical room. Architect and civil engineer testified that the arrangement is safe for low traffic. Public had no comment. Staff recommended approval with condition that roof and balcony railings have no more than 2-inch gap. Unanimously approved.

• Case P2024-0242 (194-196 Culver Avenue) – Preliminary/Final Major Site Plan: Four-story, nine-unit residential building with six parking spaces, located in the Route 440/Culver Redevelopment Plan Mid-Rise A district. Five deviations from the plan (lot area, lot width, side yard setback, rear yard setback, building coverage). Applicant built four stories instead of six and included sustainability features (green roof, bioswale, car share, EV charging). Planner Worstell testified that the benefits outweigh detriments. Public testimony was supportive. Staff recommended approval. Unanimously approved with conditions.

• Additional Carries: Case P2025-0038 (427 Bergen Avenue) and Case P2024-0236 (660 Grove Street) were both carried to September 23, 2025, at the applicants' request.

Key Outcomes

• Approved (all unanimous):
  • Case B2025-001 (595 Norwick Avenue) – Park subdivision.
  • Case P2025-0135 (173 Academy Street) – One-year extension.
  • Case P2025-0153 (306 Newark Avenue) – One-year extension.
  • Case P2024-012 (111 Colden Street) – Final major site plan with variance (aisle width) and railing gap condition.
  • Case P2024-0242 (194-196 Culver Avenue) – Preliminary/final major site plan with deviations.
  • Resolutions for Case P2025-010 (252 Monticello Avenue) and Case P2025-0118 (535 Monmouth Street / 354 10th Street) were memorialized.
• Carried:
  • Case P2025-0071 (829 Bergen Avenue) – Carried to September 23, 2025, for further community discussions.
  • Case P2024-0219, P2025-0108, P2025-0027, P2025-0038, P2024-0236 – All carried to various dates as noted in consent calendar and discussion.
• Next Meeting: Scheduled for September 9, 2025 (resolutions and likely additional carries).