Jersey City Planning Board Meeting – July 29, 2026

The Jersey City Planning Board convened virtually on July 29, 2026, at 5:34 p.m. to consider several applications including site plan approvals, subdivisions, and variances. The board approved a two-year vesting extension for a 150-unit residential project at 405 Route 440, granted amendments to a nearly completed 55-unit building at 342 Johnston Avenue, and approved a major mixed-use development at 597 Marion Boulevard featuring 344 residential units (15% affordable) and a 371-room hotel. The board also unanimously approved a transformative redevelopment of the Holland Gardens public housing complex, which will deliver 753 units (40% affordable), a public library, senior housing, and a restored street grid. Numerous other cases were carried to future meetings.

Consent Calendar

• All routine carries and correspondence items were approved by consent, including: a carry of case P2025-0133 (547–555 Summit Avenue) to August 11; carries of cases P2025-0172 (219 Freeman Avenue), P2025-046 (250 Fairmount Avenue), P2025-0253 (1721 Kennedy Boulevard), P23-043 (300 Communipaw Avenue), and P2025-0004 (278 Pine Street) to August 25; and carries of several other cases listed in correspondence.

Public Comments & Testimony

• No public comments were received during the public portions of any applications heard this evening.

Discussion Items

• 405 Route 440 – One-Year Extension (Case P2026-0064): Applicant Rebecca Mariello (Connell Foley) requested a two-year extension of preliminary/final site plan approvals (originally granted Oct. 27, 2020) for an eight-story, 150-unit residential building with 108 parking spaces. She cited the need to tie into Bayfront development infrastructure (sewer, highway access) that is not yet constructed. Board attorney affirmed that the MLUL allows discretionary extensions for projects with 100+ units. Commissioner Conway asked about affordable housing; none is required under the waterfront plan zoning. Staff recommended approval. Vote: 6‑2 (Commissioners Conway and Barnaby dissenting). Motion carried.

• 342 Johnston Avenue – Site Plan Amendments (Case P2025-0106): Applicant Tom Lean (Connell Foley) and architect Richard Garber presented amendments to an eight-story, 55-unit building (nine affordable, plus a 400 sq ft resiliency space for OEM). Changes included enlarging the ground‑floor retail space (from 2,289 to 2,476 sq ft) to accommodate a restaurant tenant, reducing parking from 14 to 12 spaces, and reducing bike parking from 55 to 30 spaces (still above the 0.5‑to‑1 requirement). A door added without prior board approval was acknowledged with apology. The board added conditions: explore on‑street bike parking and a weather monitoring station. No new variances were created. Staff supported approval. Vote: unanimous (all in favor).

• 597 Marion Boulevard/166 Ford Street – Preliminary & Final Major Site Plan with Variances (Case P2025-0068): Applicant Charles Harrington (Connell Foley) presented a 17‑story mixed‑use project with 344 residential units (52 affordable, 15%) and 371 hotel rooms, plus retail. Variances sought: building height (14 stories/160 ft permitted; 17 stories/169.9 ft proposed), street tree count (20 required, 15 proposed), front yard setback on Marin/14th, and sidewalk width deviation on Marin (following Traffic Department recommendation to not add a travel lane). Planner John McDonough testified that the height increase allows a U‑shaped courtyard and better zoning alternative. Board members discussed bike lane connectivity, parking‑free design (no on‑site parking for hotel/guests), and loading operations. Staff recommended approval with conditions including adding trees if possible and coordinating bike‑lane extension to 12th Street. Vote: 8‑4‑1 (Commissioner Conaway voted no; Vice Chair Wick and Chair Gangadin voted yes after expressing initial hesitation). Motion carried.

• 53 Beacon Avenue – Preliminary & Final Major Site Plan (Case P2025-0099): Applicant Benjamin Wine (Primo Valen Maselli) proposed a two‑unit addition to an existing single‑family home, creating three units total on a 2,500‑sq‑ft lot. No variances were required; non‑conforming curb cut and front‑yard parking would be removed, and four street trees would be added. Staff supported approval. Vote: unanimous.

• Holland Gardens Redevelopment – Subdivision (Case P2026-0184) & Site Plan (Case P2025-0185): Applicant Benjamin Wine (Primo Valen Maselli) presented a two‑phase subdivision of the 3.3‑acre site into two lots, dedicating a restored 15th Street right‑of‑way to the city. The site plan includes a 24‑story north tower (621 units, 40% affordable), a south parcel with an eight‑story senior building (102 units), an eight‑story family building (30 units), and a five‑story public library/community center. Total of 753 units (40% affordable), 24,000 sq ft commercial, 385 parking spaces. Executive Director Steven Cea (Jersey City Housing Authority) testified that the resident‑driven process included 20 meetings and ensures one‑for‑one replacement of 192 public housing units with no credit checks for returning families, plus additional affordable condominiums. Architect Jesper Ryberg detailed the design (red brick, step‑backs, green roofs). Civil engineer Mark Sefeli explained subdivision, street vacation, and phasing (three phases). Planner Kate Keller addressed variances (building height +9.9 ft, step‑back on Erie Street, curb cut width, loading space dimensions, lighting intensity). Staff recommended approval. Vote: unanimous for both cases.

• Resolutions: The board approved memorialization of resolutions for cases P2024-0088, P2026-0062, P2025-0087, P2025-0269, P2026-0094, P2024-0229, and P2024-0182. Vote: unanimous.

Key Outcomes

• 405 Route 440 (P2026-0064): Two‑year extension of vesting period to Oct. 27, 2027, granted 6‑2.
• 342 Johnston Avenue (P2025-0106): Site plan amendments approved unanimously with added conditions for bike parking and weather station.
• 597 Marion Boulevard (P2025-0068): Preliminary and final major site plan with variances approved 8‑4‑1; applicant to work with city on bike‑lane extension, tree planting, and loading zone on Marin Boulevard.
• 53 Beacon Avenue (P2025-0099): Two‑unit addition approved unanimously; removal of non‑conformities and four new street trees required.
• Holland Gardens (P2026-0184 & P2025-0185): Subdivision and site plan approved unanimously; 40% affordable housing, library, senior housing, and restored 15th Street to be dedicated to the city.
• All remaining items not heard were carried to August 25, 2026 (with preservation of notice).
• The meeting adjourned at approximately 10:15 p.m.