Jersey City Planning Board Meeting – October 9, 2025

The Jersey City Planning Board met on October 9, 2025, to consider a full agenda including two one-year extensions, a major two-tower residential project, a zoning overlay for the Hackensack River Greenway, a comprehensive sign program, a three-phase mixed-use development, a hotel conversion, a minor site plan for a new residential building, and several other items. The board approved all applications with conditions, including a three-year preliminary approval for the 660 Grove Street project, and recommended the Greenway overlay to the City Council.

Public Comments & Testimony

• 394 Summit Avenue (extension): Danielle Damo (72 Hopkins Avenue, Ward C) asked about the planned retail space, its activation, and conditions to prevent vacancy. The applicant's attorney, Tom Lean, stated the retail use is as approved and any change would require a board amendment.
• 660 Grove Street (preliminary site plan): Page Keck (157 Sussex Street) expressed concern about the reduced number of street trees (15 proposed vs. 23 required) and urged the board to require more trees. Danielle Damo (second appearance) spoke in favor of sustainability, urging a robust urban forestry plan, native species, green infrastructure, and a stronger focus on transit and bike/pedestrian access over parking, noting the 350-car garage could conflict with Vision Zero and climate goals.
• 590 Grand Street (preliminary subdivision and site plan): No public speakers.
• 240 Terrace Avenue (minor site plan): Stephanie Farhey (700 First Street, Hoboken) and her husband, under contract to purchase 238 Terrace Avenue, raised concerns about fencing and access to their property due to the proposed fence on the shared property line. They spoke with the applicant's team and agreed to work toward a solution.
• Other items: No public comments on the one-year extensions, 10 Exchange Place sign program, 76 Carthage Street hotel conversion, 712-714 Brighton Avenue, 195 Hudson Street amendments, or 25 Lumbeck Avenue subdivision.

Discussion Items

• Old Business – One-Year Extensions:
  • 50 Day Street (P2025-0171): Applicant requested a second one-year extension for a final approval to renovate the American Can Company tower. The board approved unanimously.
  • 394 Summit Avenue (P2025-0188): Applicant requested a one-year extension for a previously approved five-story, 17-unit mixed-use building. The board approved unanimously.
• 660 Grove Street (P2024-0236) – Preliminary Major Site Plan with Deviations: The applicant presented a two-tower, 1,000-unit residential project (17 stories, 169.9 ft) with 15% affordable units, 350 parking spaces, ground-floor retail, and a bike path. Deviations requested: height (14 stories/160 ft permitted), front yard overhangs, street tree count and spacing. The board debated the requested 10-year preliminary approval protection. Commissioners expressed that 10 years was too long; the board agreed to a statutory three-year preliminary approval with possible extensions. The applicant accepted. The board approved 7-0 with conditions.
• New Business – Hackensack River Greenway Overlay (P2025-0197): Planning staff presented a zoning map and LDO amendment to create a 30-foot conservation easement along the Hackensack River for a multi-use trail and linear park. The overlay would apply to developable private and public land within the city's jurisdiction. The board voted unanimously to recommend the overlay to the City Council.
• 10 Exchange Place (P2024-0199) – Minor Site Plan with Variances: The applicant sought approval for a comprehensive sign program including flush-mounted facade signs, blade signs, a monument sign, and two masthead signs for an anchor tenant. The board discussed the monument sign's aesthetics and the masthead sign's potential to rename the building. The applicant clarified that the monument sign would retain the building name, and the masthead sign would be for a large tenant. The board approved 6-0 with conditions.
• 590 Grand Street (P2025-0048 and P2023-0107) – Preliminary Major Subdivision and Preliminary/Final Major Site Plan with Variances: The applicant presented a three-phase, six-story mixed-use development totaling 235 units (60+60+115) with ground-floor retail, affordable housing (24 units), and a cycle track along Grand Street. Variances requested: stilted building, loading space dimensions, and landscape buffer. The board approved the preliminary subdivision and the site plan (phase one final, phases two/three preliminary) with conditions, including a three-inch balcony bottom rail.
• 76 Carthage Street (P2024-0247) – Preliminary and Final Major Site Plan: The applicant sought to convert 42 residential units to 42 hotel units in an existing nine-story building. No variances required. The board approved 6-0 with conditions.
• 240 Terrace Avenue (P2025-0083) – Minor Site Plan: The applicant proposed demolishing an existing two-family dwelling and building a new five-unit dwelling and an accessory dwelling unit (ADU) with four off-street parking spaces. No variances required. The board approved with conditions, including working with the neighbor on the side fence.
• 712-714 Brighton Avenue (P2025-0043) – Preliminary and Final Major Site Plan: The applicant sought approval to add a fifth story to an existing building, creating 36 residential units and ground-floor retail. No variances. The board approved 6-0 with conditions.
• 195 Hudson Street (P2025-0096) – Site Plan Amendments and Extension: The applicant (Urby 2 & 3) requested a two-year extension, a phasing plan, and minor amendments including a reduction in podium amenity space and an increase of 27 units (total 1,537). No variances. The board approved 6-0 with conditions.
• 25 Lumbeck Avenue (P2025-0100) – Minor Subdivision with Variances: The applicant sought to subdivide an oversized lot into two conforming lots, with variances for side yard setbacks for the existing building. The board approved 6-0 with conditions.

Key Outcomes

• 660 Grove Street: Approved preliminary major site plan with C variances for height, overhangs, and street trees, with a three-year statutory preliminary approval (not 10 years). (Vote: 6-0)
• Hackensack River Greenway Overlay: Recommended to City Council for adoption. (Vote: 6-0)
• 10 Exchange Place: Approved minor site plan with variances for sign program, including masthead signs for anchor tenant. (Vote: 6-0)
• 590 Grand Street: Approved preliminary major subdivision and site plan (phase one final, phases two/three preliminary) with conditions. (Vote: 6-0 on each)
• 76 Carthage Street: Approved change of use from residential to hotel. (Vote: 6-0)
• 240 Terrace Avenue: Approved minor site plan with condition to work with neighbor on fence. (Vote: 6-0)
• 712-714 Brighton Avenue: Approved preliminary and final major site plan. (Vote: 6-0)
• 195 Hudson Street: Approved site plan amendments and two-year extension. (Vote: 6-0)
• 25 Lumbeck Avenue: Approved minor subdivision with variances. (Vote: 6-0)
• Extensions: Both 50 Day Street and 394 Summit Avenue one-year extensions approved unanimously.
• Carryovers: Several items were carried with preservation of notice to November 25, 2025 (items 14, 17, 20, 22, 23) and item 24 to October 28, 2025.