Jersey City Planning Board Meeting – September 24, 2025

This meeting of the Jersey City Planning Board convened at 5:30 p.m. on September 23, 2025 (the transcript indicates September 23, but the meeting date was provided as September 24, 2025 – a discrepancy noted). Seven commissioners were present, establishing a quorum. The board addressed several agenda items, including the certification of artists, a major site plan for 829 Bergen Avenue, a proposed bird-friendly design standard amendment, and three additional site plan applications. Key outcomes included approvals with conditions and recommendations to the city council.

Consent Calendar

• Correspondence & Carries: Five items were postponed to October 28, 2025, with preservation of notice: 427 Bergen Avenue (P2025-0038), 86-92 Ocean Avenue (P2024-011), 90 Ocean Avenue (P2024-012), 86 Ocean Avenue (P2024-0113), and 69 Lake Street (P2025-0091).

Public Comments & Testimony

• Certified Artists (Item 9): Public speaker Mike Kulowski supported Juan Nieves, stating his work would enhance cultural life in Jersey City. No other public comment.
• 829 Bergen Avenue (P2025-0071): Multiple public speakers commented on the revised plans. Pam Andes (council aide to Councilman Boggiano) urged the board to apply strictest standards for fire safety, noting the community did not have a meeting with the developer. Fady Habil, a licensed engineer and churchgoer, requested proper documentation for demolition and excavation plans. Danielle Damo expressed concerns about fire safety, construction safety, and lack of community meeting. Mike Kulowski alleged money laundering and asbestos issues, but the board limited testimony to the new changes (fire-rated windows and window well enlargement). The board overruled testimony on unrelated topics.
• Bird-Friendly Design Standards (Item 10): Many public speakers testified in support. Angeline Jacques (licensed architect, AIA member) provided cost data (0.38% of total cost) and noted NYC's Local Law 15 did not hinder housing growth. Catherine Chen (NYC Bird Alliance) explained the science of collisions and cited a 90% reduction with bird-safe glass. Kim Carrero (Jersey City Birds, Feminist Bird Club) described recovering dead/injured birds. Lauren Morse (Jersey City Birds) emphasized the emotional impact and youth engagement. Danielle Damo (Environmental Commissioner) urged adoption before large projects break ground. Mike Kulowski opposed, questioning the billion-bird statistic and enforcement feasibility. Additional speakers from Rutgers, student groups, and architects supported the amendment.
• 24 Bright Street (P2024-0117): Mike Kulowski again raised the issue of public notice and due process, but the board noted proper notice was given. No other public comment.
• 54 Jones Street (P2025-0019): Mike Kulowski alleged lack of public notice, fraud, and infrastructure issues. The board noted proper notice was given and dismissed the allegations. No other public comment.
• 975 Newark Avenue (P2024-0203): Mike Kulowski objected to lack of public notice and the proposed parking garage, citing traffic safety concerns. No other public comment.

Discussion Items

• Certified Artists (Item 9): The board reviewed four artists certified by the Artist Certification Board. Commissioner Gungadin praised Juan Nieves’ cultural contributions. The board voted unanimously to approve and recommend to city council.
• 829 Bergen Avenue (P2025-0071) – Preliminary and Final Major Site Plan with C Variances: The applicant’s architect, Ahmed Amara, testified that the ground floor windows along the church property line were eliminated, the window well was enlarged to 29.5 inches, and two windows on the second and third floors would be fire-rated (a fourth-floor window was later added). A one-inch seismic gap was agreed upon. The board added conditions: seismic gap, abandonment of prior approval if no appeal, and a deed restriction prohibiting cannabis, liquor store, and adult uses. Staff recommended approval with conditions. Vote: 7-1 in favor (Commissioner Patel initially not present, vote struck, later voted; final count 7-1).
• Bird-Friendly Design Standards – Amendment to LDO (Item 10): Sophia presented the amendment, which would require bird-friendly materials (threat factor ≤25) on all new construction, rehabilitation, and additions requiring site plan approval, up to 100 feet. Definitions of threat factor, bird-friendly material, and bird hazard installations were added. The board debated applicability: staff proposed exempting projects not requiring site plan review, but commissioners, led by Chairman Langston, argued for universal application. The board adopted a floor amendment to remove the site plan exemption, making the standards apply to all new construction, rehabilitation, and additions. The board voted unanimously to recommend the amended ordinance to city council.
• 24 Bright Street (P2024-0117) – Preliminary and Final Major Site Plan: The applicant proposed a four-story rear addition to an existing three-unit building in the Van Vorst Historic District. No variances were requested. The Historic Preservation Commission had issued a certificate of appropriateness. Staff recommended approval. The board voted unanimously to approve.
• 54 Jones Street (P2025-0019) – Preliminary and Final Major Site Plan with C Variances: The applicant proposed a 29-story, 190-unit building (21 affordable) on an irregular L-shaped lot. Variances included height (30 stories vs. 28 permitted), setbacks, ground floor transparency (64% vs. 80%), floor-to-ceiling height (18 ft vs. 20 ft), and rooftop amenity coverage. Planner Charles Height justified the variances as necessary due to the small lot and adjacent buildings. Staff recommended approval. The board voted unanimously to approve.
• 975 Newark Avenue (P2024-0203) – Preliminary and Final Major Site Plan with C Variances: The applicant proposed a six-story, 19-unit mixed-use building on a triangular lot. Variances included rear yard setback, height (6 stories vs. 5 permitted), rooftop appurtenance setback (3 inches off), rooftop coverage (21% vs. 20%), and parking aisle width (22 ft vs. 24 ft). Planner Carolyn Wurstell testified that the variances were de minimis and supported by the lot’s shape. Staff recommended approval. The board voted unanimously to approve.
• Carries: Cases P2024-0236 (660 Grove Street) and P2025-0108 (231 First Street) were carried to October 28, 2025, with preservation of notice.

Key Outcomes

• Certified Artists: Approved and recommended to city council (unanimous).
• 829 Bergen Avenue: Approved with conditions (7-1 vote).
• Bird-Friendly Design Standards: Recommended to city council with a floor amendment for universal application (unanimous).
• 24 Bright Street: Approved (unanimous).
• 54 Jones Street: Approved (unanimous).
• 975 Newark Avenue: Approved (unanimous).
• Memorialization of Resolutions: Nine resolutions were memorialized (unanimous).
• Executive Session: None.

Note: The transcript places the meeting on September 23, 2025, but the provided date for the meeting is September 24, 2025. This discrepancy is noted per instructions.