Jersey City Planning Board Virtual Meeting – August 26, 2026

The Jersey City Planning Board held a virtual meeting on Tuesday, August 26, 2026, starting at 5:32 p.m. The meeting was the board's last virtual session; future meetings will be held in person beginning September 8, 2026. The board considered multiple applications, including site plans, variances, fee updates, and administrative amendments. Key decisions included approvals for new residential and mixed-use projects, adjournments for further review, and a recommendation to the city council on fee schedule updates.

Consent Calendar

• Adjournments and Re-noticing: Several cases were adjourned and re-noticed for future in-person meetings: Case P2025-0253 (1721 Kennedy Blvd) to September 8; Case P2024-0008 (33 Division St) to September 29; Case P2025-0161 (146 Academy St) to September 8; Case P2025-0244 (3000 Kennedy Blvd) to September 8; Case P2025-0169 (506 Summit Ave) to September 8.

Public Comments & Testimony

• 130 Central Avenue (P2025-0186): Stephanie DeManuel, a neighbor at 114 Waverly, expressed concerns about an 80-year-old street tree on her property near the project site, requesting that trimming only occur with a permit from Forestry. She also raised concerns about potential damage to her roof and skylights during brick removal. The applicant agreed to coordinate and comply.
• 197 and 199 Webster Avenue: No public comments were made.
• 206 Owen Avenue: No public comments were made.
• 250 Fairmount Avenue: No public comments were made.
• Other cases: No public comments were heard for most applications.

Discussion Items

Fee Schedule Update (Case B2026-0130)

• The board reviewed a request from the administration to update the fee schedule for zoning, planning board, and zoning board applications. Staff presented a memo dated August 19, 2026, highlighting changes to Chapter 160 and Chapter 345 of the municipal code. The update aligns with the land use element of the master plan. The board voted to recommend the new fee schedule to the city council.

232-238 SIP Avenue – Extension Request (Old Business)

• Applicant Charles Harrington requested a one-year extension for a previously approved project. The property is in Zone 4 of the Journal Square 2060 Redevelopment Plan area. The approval expired on May 21, 2026; the extension would run to May 21, 2027. The applicant cited waiting for proposed amendments to the redevelopment plan, which may include affordable housing requirements. Staff recommended approval, and the board granted the extension with all existing conditions.

916A and 918 West Side Avenue (P2024-0240)

• The applicant proposed an eight-unit multifamily building with a single accessory dwelling unit (ADU) on a combined lot. The project utilizes the affordable housing overlay, with one of the eight units designated as affordable (a three-bedroom unit on the first floor). The only variance sought was to locate bicycle parking in the cellar instead of an exterior rack. Staff found no substantial detriment and recommended approval. The board approved unanimously (7-0, with one abstention from Councilwoman Little who arrived late).

219 Freeman Avenue (P2025-0172)

• A minor site plan for a new three-story dwelling with four units and one ADU. No variances were required. Staff recommended approval, and the board approved unanimously.

565 Communipaw Avenue (P2024-0099)

• A preliminary and final major site plan for a five-story mixed-use building with 21 dwelling units (two affordable) and ground-floor commercial space. The applicant sought a conditional use permit for residential units on the ground floor and a C variance for rooftop appurtenance coverage (proposed 37% vs. permitted 20%). The board discussed garbage chute systems, private commercial waste hauling, and a curb bump-out to improve pedestrian safety. Staff recommended approval with conditions, including the curb extension and utility meter placement. The board approved unanimously.

130 Central Avenue (P2025-0186)

• A major site plan to demolish the interior of an existing two-story building, add a third floor, and convert it to nine residential apartments (one affordable). The building, known as the Musicians Building, will be restored with historic preservation input. No variances were requested. Conditions included bird-safe window measures and a curb bump-out at the intersection. The board approved unanimously.

100 Kellogg Street – Administrative Amendment (P2026-0047)

• The applicant sought approval for a vinyl siding material in an interior courtyard of a 210-unit building (74 affordable) in the Bayfront Redevelopment area. The board expressed strong opposition to vinyl siding, citing quality and consistency with the redevelopment plan. The applicant requested an adjournment to work with staff on an alternative material, such as Hardy plank. The motion to adjourn to a date uncertain was granted.

530-548 Tunnely Avenue – Auto Repair Shop (P2023-073)

• The applicant proposed a new auto repair shop with eight service bays, second-floor office space, and 25 parking spaces (required 33). Variances were sought for rear yard and parking spaces. Board members raised concerns about turning radii, site circulation, stormwater management, ADA compliance, and the safe removal of automotive fluids. The applicant requested an adjournment to revise the site plan and address concerns. The board granted the adjournment to a date uncertain.

20 Long Slip – Limited Administrative Amendment (P2026-0023)

• The applicant proposed minor modifications to a previously approved major site plan in the Newport Redevelopment Area, including elimination of second-floor commercial space, relocation of bicycle parking, and reduction of parking spaces from 239 to 114 (now permitted zero parking). Staff recommended approval, and the board approved unanimously.

197 and 199 Webster Avenue (P2025-0239 and P2025-0240)

• Two adjacent minor site plans for four-story, four-unit buildings each (one unit through affordable housing overlay). No variances were required. Both buildings will replace dilapidated structures. Staff recommended approval, and the board approved both unanimously.

206 Owen Avenue (P2026-0049)

• A minor site plan for a three-story multifamily building with four units and an ADU. The applicant sought a variance for front yard coverage (62% vs. 50% permitted) to maintain two off-street parking spaces on a dead-end street. The overall lot coverage was under the maximum. Staff found the variance justifiable, and the board approved unanimously.

250 Fairmount Avenue (P2025-0246)

• A preliminary and final major site plan for a five-story, 16-unit mixed-use building with four ground-floor commercial spaces and 16 bicycle parking spaces. Variances were sought for a rooftop architectural element (height/setback) and for commercial signage (number and total area). Staff recommended approval, and the board approved unanimously.

Key Outcomes

• Fee Schedule Update: Recommended to the city council for adoption.
• 232-238 SIP Avenue: One-year extension granted.
• 916A and 918 West Side Avenue: Approved with conditions.
• 219 Freeman Avenue: Approved.
• 565 Communipaw Avenue: Approved with conditions including curb bump-out.
• 130 Central Avenue: Approved with conditions including bird safety measures and curb bump-out.
• 100 Kellogg Street: Adjourned; applicant to propose alternative material.
• 530-548 Tunnely Avenue: Adjourned for site plan revisions.
• 20 Long Slip: Approved with conditions.
• 197 Webster Avenue: Approved.
• 199 Webster Avenue: Approved.
• 206 Owen Avenue: Approved with conditions.
• 250 Fairmount Avenue: Approved with conditions including hardened curb bump-out.
• Future Meetings: The board will revert to in-person meetings starting September 8, 2026. All adjourned cases will require new public notice.
• Resolutions: Eight resolutions were approved, memorializing prior decisions.