Jersey City Planning Board Meeting – March 11, 2026

The Jersey City Planning Board met on March 11, 2026, at 5:30 PM. The meeting covered site plan amendments, extensions, new residential projects, artist certifications, and scheduling of future hearings. The board approved several items, including a major site plan amendment for 176 West Side Avenue, a one-year extension for 369 Whiton Street, certified three artists for affordable housing, a new mixed-use development at 373 Communipaw Avenue, a subdivision and site plan for 455 Third Street, and minor site plans for 208 Thorne Street and 300 Third Street. Multiple applications were carried over to future dates due to time constraints.

Public Comments & Testimony

• Don Odom (resident at 361-363 Whiton Street) spoke on the extension for 369 Whiton Street. He expressed cautious support for the project, emphasized concerns about debris, parking impacts, and requested renderings. He noted the neighborhood's parking issues due to proximity to the light rail.
• Cynthia Hajiannis (address 25 Sabisky Street) commented on the accessory dwelling unit (ADU) at 208 Thorne Street. She argued that if the ADU is sold as a separate condo, it ceases to be an accessory use and contravenes ordinance intent.
• Cynthia Scott (63 Sherman Place) echoed concerns about ADUs, noting that they were originally promoted as garage conversions for rentals, but now appear in new developments as potentially separate condos, raising stormwater and tree canopy issues.
• Randy Stoll (21B Bleaker Street) asked about stormwater management for ADUs, loss of tree canopy, and how green roofs or underground tanks mitigate flooding. The architect explained the project's green roof and downspout system.

Discussion Items

• 176 West Side Avenue (Site Plan Amendment, Case P2025-0086): Applicant sought approval for changes including a relocated transformer room, loss of three parking spaces, gym moved to ground floor, removed balconies replaced with picture windows (39 windows resized), rooftop mechanicals added. The architect, Irwin Kaisell, testified. Discussion covered roof screening color, elevator bulkhead visibility, trash and recycling logistics, and dog run fencing. The board requested matching or dark screening and compliance with city compactor ordinance. Approved with conditions.
• 369 Whiton Street (One-Year Extension, Case P2025-0252): Applicant Rebecca Maior requested a second one-year extension due to financing timelines on multiple properties. No objections from staff. Public speaker Don Odom expressed continued interest. Approved.
• Certified Artists (Review and Discussion): Three artists (Philip Bogatti, Hugh Hales Tuck, Teresa Bonner) certified by the artist certification board were presented for approval to apply for artist housing. Planning staff recommended approval. The board approved and forwarded to City Council.
• 373 Communipaw Avenue (Preliminary/Final Major Site Plan, Case P2024-0206): Applicant Walker Foundation proposed a five-story addition to an existing three-story building, creating 28 dwelling units (6 affordable). Architect Dennis DeVino presented: first floor parking (12 spaces, 6 EV-ready), retail, bike parking, green roof (1,025 sq ft), and a garden grow zone. A zoning variance for drive aisle width (20 ft 4 in) was deemed de minimis by traffic engineer Lee Klein. The board discussed affordable unit placement, interior vs. exterior garage exhaust duct, and material choices for spandrel panels. Approved with conditions including coordination with staff on duct location.
• 455 Third Street (Minor Subdivision & Major Site Plan, Cases P2025-0101 & P2025-0102): Applicant proposed subdividing into three lots and constructing three buildings: a 26-unit building (with 15% affordable housing overlay, 4 affordable units), a 3-unit building, and a 10-unit townhome building (with 11 parking spaces). Engineers and architects testified about site constraints (adjacent to NJ Turnpike, flood zone, dead-end street). Variances sought for elevator bulkhead height (14 ft vs. 10 ft permitted) and front yard setback (5 ft vs. 0 ft). Design waiver for lighting intensity. Public safety concerns about fire truck access and hydrant coverage. Applicant agreed to sprinkle all townhomes and work on sidewalk connections and with JCMUA on flooding mitigation. Approved with conditions including full sprinklering and sidewalk improvements.
• 208 Thorne Street (Minor Site Plan, Case P2025-0113): Applicant Stephen Joseph proposed a three-story, three-unit building with a detached ADU. Architect Avart Patel presented: site is irregular, parking tandem in garage, ADU 820 sq ft, green roof. Compliance with setbacks and flood zone. Public comments raised concerns about ADU ownership and stormwater management. Approved with conditions.
• 300 Third Street (Minor Site Plan, Case P2025-0062): Applicant Benjamin Wine proposed a four-story, four-unit building in RC3 zone, fully conforming. Architect Martin Moreno presented: brick and fiber cement facade, large windows, roof terraces, green roof, refuse handled via rear alley. Board requested brick continue to ground level. Approved with condition to extend brick base.

Key Outcomes

• Approved (all with conditions):
  • Case P2025-0086 (176 West Side Ave) – Site plan amendment, approved 5-0.
  • Case P2025-0252 (369 Whiton St) – One-year extension, approved 6-0.
  • Certified Artists – Approved and forwarded to City Council, 6-0.
  • Case P2024-0206 (373 Communipaw Ave) – Preliminary/final major site plan, approved 6-0.
  • Case P2025-0101 (455 Third St subdivision) – Approved 6-0.
  • Case P2025-0102 (455 Third St site plan) – Approved 6-0.
  • Case P2025-0113 (208 Thorne St) – Minor site plan, approved 5-0 (Chair recused).
  • Case P2025-0062 (300 Third St) – Minor site plan, approved 6-0.
• Carried to future dates (with preservation of notice):
  • Case P2024-0248 (364 6th St extension) – Carried to March 24, 2026.
  • Cases P2024-0008 (33 Division St) and P2024-0226 (3085 JFK Blvd) – Carried to May 12 and April 28 respectively.
  • Pulte Homes cases (items 22/23) – Carried to April 28, 2026 (top of agenda).
  • Case P2025-0099 (53 Beacon Ave) – Carried to April 14, 2026.
  • Cases P2025-0150 (202 Plainfield Ave) and P2025-0091 (69 Lake St) – Carried to May 12, 2026.
  • Case P2024-0099 (565 Communipaw Ave) – Carried to May 12, 2026.
  • Items 18/19 (66 and 68 Wayne St) – Carried to April 14, 2026.
• Memorialized Resolutions: Approved for 480 Washington Blvd, 115 Giles Ave, 87 Van Horn St, 391 Fairmount Ave, and 176 West Side Ave – 5-0 (Commissioner Kaplan abstained).
• Executive Session: Entered after adjournment to discuss litigation.

Note: The transcript identifies the meeting date as March 10, 2026, but the instruction specified March 11, 2026. This summary uses the latter per directive.