Meeting record
Planning Board, January 27, 2026
- Body
- Planning Board
- Date
- January 27, 2026 (regular meeting)
- Video
- city recording, 3h 13m
- Called to order
- 0:00:00
- Adjourned
- 3:13:39
- Agenda
- data.jerseycitynj.gov
- Memorialized resolutions
- jerseycitynj-energovpub.tylerhost.net
- Votes
- 12 confirmed
The Planning Board publishes no written minutes, so the votes and attendance on this page are as heard on the video and are marked unconfirmed until a memorialized resolution confirms them (see the
vote rule).
Attendance
Items
9 P2025-0086 case
Announced under correspondence by staff (addressed as 'Cam'): carried with preservation of notice to February 10, 2026 (0:01:42; repeated at 0:02:53). The chair told those present for it that it would not be heard (0:03:17). No motion or vote was heard.
10 P20-168 case
Preliminary and Final Major Site Plan, 417-427 Hoboken Avenue
Announced under correspondence by staff (addressed as 'Cam'): carried with preservation of notice to February 24, 2026 (0:02:04). No motion or vote was heard. The minutes file gives no case number for this item; P20-168 is from its agenda title.
20 P2024-0240 case
Minor Site Plan with ‘s’ Variances, 916A & 918 West Side Avenue
Announced under correspondence by staff (addressed as 'Cam'): carried with preservation of notice to February 24, 2026 (0:02:22), read as 'a minor site plan with C variances'. No motion or vote was heard.
6 other
Cases listed on the agenda as already carried (items 6a to 6aa)
Listed on the agenda under Adjournments as carried with preservation of notice; not read on the video, which moved past them to old business at 0:03:44. Carried to February 10, 2026: 6a P2025-0199; 6b P2025-0182; 6c P2024-0088; 6d P2024-0182; 6e P2024-0229; 6f P2024-0219; 6g P2024-0099; 6h P2025-0130; 6i P2025-0113; 6j P2025-0099; 6k P2025-0062; 6l P2025-0167; 6m P2024-0064; 6n P2025-0067; 6o P2025-0143; 6p P2025-0144; 6q P2024-0111; 6r P2024-0112; 6s P2024-0113; 6t P23-043; 6u P2024-0206; 6v P2024-0219 (listed twice, as 6f and 6v); 6w P2025-0091. Carried to February 24, 2026: 6x P2025-0150. Carried to March 10, 2026: 6y P2024-0008; 6z P2025-0073; 6aa P2024-0226. No motion or vote was heard.
7a P2025-0249 case
5-0-0 5 ayes, 0 nays, 0 abstentions, roll call at 0:09:03Roll call read by staff from 'Acting Vice Chair, Gungadin' (0:09:03); Gangadin 'Aye' (0:09:05, p 0.62); Wick, Stamato, Patel and Langston 'Aye' (p 0.93 to 1.00); a second 'Aye.' right after Stamato's (0:09:09, p 0.13) is credited to no one. 'Motion carries all in favor with conditions' (0:09:12); no count announced. Rests on the full pass. Motion to approve with staff recommendation and all conditions (0:08:52); mover and seconder not named. Second record: RESO P2025-0249 on EnerGov (date of hearing January 27, 2026; memorialized February 10, 2026), 'VOTE: 5-0-0' (5 ayes, 0 nays, 0 abstentions), YES for Langston, Gangadin, Wick, Stamato and Patel. The resolution's vote table does not list Commissioners Gonzalez or Desai; absent as heard on the video.
- 0:05:14 Attorney: The applicant's attorney said the approval expires on March 9, 2026 and asked for a further one-year extension under N.J.S.A. 40:55D-52e, available for projects of more than 100 units.
- 0:08:39 Staff: Staff (addressed as 'Cam') asked the applicant's attorney to agree to all conditions of the original resolution and recommended approval; the attorney agreed.
Old business. The attorney introduced themselves as 'Charles Harrington of Conalfoli' (0:03:56); the agenda names Jennifer Bogdanski. Notice marked A-1 (0:04:45). Public portion: no member of the public spoke; closed on a motion and second at 0:08:27 to 0:08:34, with no roll call.
18 P2024-0171 case
5-0-0 5 ayes, 0 nays, 0 abstentions, roll call at 2:12:07Roll call read by staff from 'Acting Vice Chair Gankanen' (2:12:07; recorded as Gangadin, see needs_checking). Gangadin 'my vote is aye' (2:12:32, p 0.90); Wick 'Aye' (2:12:34) at p 0.34 in the full pass and p 0.94 in the re-transcription of 7920-7975 s; Stamato 'Aye' (2:12:37, p 0.98); Patel 'Aye' (2:12:39, p 0.96); Langston 'my vote is aye' (2:13:25, p 0.79). 'Motion carries. All in favor on a motion to approve with conditions.' (2:13:29); no count announced. Rests on the full pass and, for Wick, the 7920-7975 s re-transcription. Motion (2:11:45) to approve on the original plans with staff recommendation, conditions and the chair's condition on the affordable units; mover and seconder not named. Second record: RESO P2024-0171 on EnerGov (date of hearing January 27, 2026; memorialized February 10, 2026), 'VOTE: 5-0-0' (5 ayes, 0 nays, 0 abstentions), YES for Langston, Gangadin, Wick, Stamato and Patel. The resolution's vote table does not list Commissioners Gonzalez or Desai; absent as heard on the video.
- 0:51:22 Unidentified: A speaker said the revised roof plan and gas-meter exhibits were received on the night of the hearing and that gas meters facing the street are not allowed.
- 0:56:34 Applicant: A representative of the applicant, Omar Mansour, said PSE&G no longer allows gas meters inside buildings and that the five meters serve the retail spaces.
- 1:38:49 Public: Members of the public spoke on the site's chromium contamination, groundwater treatment, pile foundations, dust control and the sixth-floor stepback.
- 1:42:44 Attorney: Counsel for PPG, Dorothy Laguza, described the soil remediation, air monitoring and continuing groundwater remediation under DEP and, at 1:58:26, the 2009 judicial consent order.
- 2:03:52 Staff: Staff (addressed as 'Matt') recommended approval of the plans as submitted with the conditions in a memo dated January 27, 2026, including a traffic signal at Carteret and Garfield Avenues.
Moved up by the chair (0:09:09). Attorney Jennifer Bogdanski. The applicant's attorney described Building A (six storeys, 215 units, 68 parking spaces) and Building B (ten storeys, 293 units, 59 affordable, 168 bicycle spaces), with 20% affordable units under the state ASPIRE program (0:10:48 to 0:11:52). After the new exhibits were questioned, the board proceeded on the plans as originally submitted; the applicant's attorney agreed to return for an amendment if PSE&G requires changes (1:11:01 to 1:12:53). Recess called at 1:14:26; the meeting returned to order at 1:14:49. Public portion opened at 1:38:36 and closed on a motion and second at 2:01:08, with no roll call. Condition proposed at 2:11:02 and included in the motion at 2:11:45: affordable units distributed throughout the building and built with the same fit and finish as the market-rate units.
11 P2025-0134 case
5-0 5 ayes, 0 nays, roll call at 2:23:08Roll call read by staff from 'Acting Vice Chair Gungadin' (2:23:08); every answer heard, p 0.95 to 1.00 (2:23:10 to 2:23:16). 'All right, motion carries all in favor with conditions' (2:23:17); no count announced. Rests on the full pass. Motion read as 'case B2025-0134' with staff recommendation and conditions (2:22:56); mover and seconder not named. RESO P2025-0134 on EnerGov (date of hearing January 27, 2026; memorialized March 10, 2026) prints 'VOTING: 5' and 'unanimously approves' and lists Langston, Gangadin, Stamato, Patel and Wick, but its YES/NO/ABSTAIN/ABSENT marks are not in the PDF text, so it does not yet confirm each answer (see needs_checking). The resolution's reading (resolution page read as an image (tick marks not in the PDF text)) agrees in outcome, tally and every member's answer. Published as heard on Adam Hanford's Review Desk decision of 2026-10-22 (card planning-2026-01-27__11).
- 2:22:26 Staff: Staff (addressed as 'Cam') asked the applicant to agree to the conditions of the planning staff memo dated November 20, 2025 and recommended approval; the applicant's attorney agreed.
The attorney was heard as 'Gino Collins' (2:13:49); the agenda names Eugene O'Connell. Architect Jeffrey Lewis described keeping the existing three-storey building and adding to it for four three-bedroom units, with no variances requested (2:15:20). Public portion: no member of the public spoke; closed at 2:22:16 to 2:22:20 ('motion is made and seconded'), with no roll call.
13 P2023-0100 case
5-0 5 ayes, 0 nays, roll call at 2:37:14Roll call read by staff from 'Acting Vice Chair Yankinan' (2:37:14; recorded as Gangadin, see needs_checking); every answer heard, p 0.99 to 1.00 (2:37:15 to 2:37:24). 'Motion carries. All in favor.' (2:37:24); no count announced. Rests on the full pass. Motion read as 'case B2023-0100' with staff recommendation and conditions (2:37:02); 'Motion is made and seconded' (2:37:11); mover and seconder not named. Second record: RESO P2023-0100 on EnerGov ('Decided on Tuesday, January 27th, 2026', memorialized March 24, 2026), 'Vote: 5-0 in favor', Yes for Langston, Gangadin, Stamato, Patel and Wick; tools/resolutions.py matched it as a hearing (date decided January 27, 2026); vote table checked against the PDF text. The resolution's vote table does not list Commissioners Gonzalez or Desai; absent as heard on the video.
- 2:33:22 Public: A member of the public asked about the historic status of the existing building, the Palisade rock wall at the front and the treatment of the corner lot's two facades.
- 2:35:05 Attorney: The applicant's attorney, Stephen Joseph, said the applicant held a demolition determination and would ask the Historic Preservation Officer whether the wall must be preserved, and that no construction is proposed in this application.
- 2:36:30 Staff: Staff (addressed as 'Matt') said this would be the first townhouse lot subdivision in the city and recommended approval.
Called after a short recess announced at 2:23:04. Subdivision of a 50 by 100 foot lot into five townhouse lots; variances for total lot area (4,989 square feet where 5,000 is required) and for the area of lot 4.01 (988 square feet where 1,000 is required) (2:24:56). Public portion opened at 2:33:11 and closed at 2:35:02 ('motion is made and seconded'), with no roll call.
17 P2024-0223 case
Carried at the request of the applicant's attorney; staff (addressed as 'Cam') said it could be heard at the February 24, 2026 meeting (2:37:25). Preservation of notice was not stated; the agenda says the applicant will re-notice. No motion or vote was heard.
12 P2025-0039 case
5-0-0 5 ayes, 0 nays, 0 abstentions, roll call at 3:06:24Roll call read by staff from 'Acting Vice Chair Gungadin' (3:06:24); Gangadin 'My vote is aye' (3:06:36, p 0.94), Wick 'Aye' (3:06:38, p 0.99), Stamato 'Aye' (3:06:40, p 0.97), Patel 'Aye' (3:06:42, p 1.00), Langston 'My vote is aye' (3:06:53, p 0.94). 'Motion carries all in favor with conditions' (3:06:54); no count announced. Rests on the full pass. Motion to approve with staff recommendations and conditions (3:06:12); mover and seconder not named. Second record: RESO P2025-0039 on EnerGov (date of hearing January 27, 2026; memorialized March 10, 2026), 'VOTE: 5-0-0' (5 ayes, 0 nays, 0 abstentions), YES for Langston, Gangadin, Wick, Stamato and Patel. The resolution's vote table does not list Commissioners Gonzalez or Desai; absent as heard on the video.
- 2:38:09 Attorney: The applicant's attorney, Charles Harrington, said the 2019 approvals had expired and the new plan reduces the building from eight to six storeys with the same 170 units and 18 affordable units on site.
- 3:05:08 Staff: Staff asked the applicant to agree to the conditions of the planning staff memo dated September 29, 2025 and recommended approval with conditions; the applicant's attorney agreed.
Variances described: setback from the new street (0.3 feet where 5 feet is required), stepback along the light rail right-of-way (0.2 feet where 5 feet is required) and coverage (72.2% where 70% is required) (2:47:01 to 2:49:35). 109 parking spaces in the garage where 108 are required, and 25 public parking spaces on the lots to be dedicated (2:48:39). Public portion: no member of the public spoke; closed on a motion and second at 3:05:08, with no roll call. Recess of two minutes announced at 3:07:03.
M1 P2024-0213 case
5-0 5 ayes, 0 nays, roll call at 3:12:18Consent roll call with items M1 to M7 (agenda item 21, memorialization of resolutions). Resolutions read by an unidentified speaker (3:08:42 to 3:11:04); 'do I have a second? ... Second.' (3:11:10); roll call read by staff from 'Acting Vice Chair Congradin' (3:12:18; recorded as Gangadin, see needs_checking); every answer heard, p 0.87 to 1.00 (3:12:20 to 3:12:26). 'Motion carries all in favor to memorialize resolutions.' (3:12:26). Rests on the full pass. Eligibility: heard on 2026-01-13, where the record planning-2026-01-13 (item 15) has all five members present and voting. RESO P2024-0213 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/5a3346f1-96d7-4958-b78d-9bb6f3d59c83?tab=attachments) gives date of hearing January 13, 2026 and memorialization January 27, 2026; its vote table is the January 13 roll call.
The first resolution read, as 'GND Pacific Holding LLC' (3:08:42); applicant name from RESO P2024-0213. Not on the agenda.
M2 P2024-0215 case
5-0 5 ayes, 0 nays, roll call at 3:12:18Consent roll call with items M1 to M7 (agenda item 21, memorialization of resolutions). Roll call read by staff from 'Acting Vice Chair Congradin' (3:12:18; recorded as Gangadin); every answer heard, p 0.87 to 1.00. 'Motion carries all in favor to memorialize resolutions.' (3:12:26). Rests on the full pass. Eligibility: heard on 2026-01-13, where the record planning-2026-01-13 (item 10) has all five members present and voting. RESO P2024-0215 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/31946a68-bddf-442b-80a5-86a68781a360?tab=attachments) gives hearing January 13, 2026 and memorialization January 27, 2026.
The second resolution read, as 'Mason Ambassadors LLC ... with C Variation' (3:08:42 to 3:09:07); applicant name from RESO P2024-0215. Not on the agenda.
M3 resolution
2026 fiscal year Planning Board agreement for 'Synergrafx Services' (as read)
5-0 5 ayes, 0 nays, roll call at 3:12:18Consent roll call with items M1 to M7 (agenda item 21, memorialization of resolutions). Roll call read by staff from 'Acting Vice Chair Congradin' (3:12:18; recorded as Gangadin); every answer heard, p 0.87 to 1.00. 'Motion carries all in favor to memorialize resolutions.' (3:12:26). Rests on the full pass. Not an application; no earlier hearing.
The third item read: '2026 Physical Year, Planning Board Agreement for Synergrafx Services' (3:09:07). The vendor's name is as transcribed and not confirmed (see needs_checking). Not on the agenda.
M4 P2023-0107 case
4-0 4 ayes, 0 nays, roll call at 3:12:18Consent roll call with items M1 to M7 (agenda item 21, memorialization of resolutions). Roll call read by staff from 'Acting Vice Chair Congradin' (3:12:18; recorded as Gangadin); every answer heard, p 0.87 to 1.00. 'Motion carries all in favor to memorialize resolutions.' (3:12:26). Rests on the full pass. Eligibility: RESO P2023-0107 (corrective) on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/0d491d34-d8f4-4ec2-a809-b99f72663e0f?tab=attachments) gives 'Decided on Tuesday October 7, 2025', memorialized January 13, 2026, corrective resolution memorialized January 27, 2026; its vote table (7-0) lists Gangadin, Torres, Lipski, Stamato, Patel, Wick and Lewis and not Langston. Langston answered 'Aye' (3:12:26, p 1.00) but is recorded not-voting because the hearing's vote table does not list him (EDITORIAL.md section 4, eligibility, rule A); no record of the October 7, 2025 hearing or of a certification is in this repository; published on Adam Hanford's Review Desk decision of 2026-10-20 (needs_checking entry, resolved).
The fourth resolution read (3:09:07 to 3:09:37), as a corrective resolution. A resolution for the same case was memorialized on 2026-01-13 (planning-2026-01-13, item M2). Not on the agenda.
M5 P2025-0219 case
5-0 5 ayes, 0 nays, roll call at 3:12:18Consent roll call with items M1 to M7 (agenda item 21, memorialization of resolutions). Roll call read by staff from 'Acting Vice Chair Congradin' (3:12:18; recorded as Gangadin); every answer heard, p 0.87 to 1.00. 'Motion carries all in favor to memorialize resolutions.' (3:12:26). Rests on the full pass. Eligibility: heard on 2026-01-13, where the record planning-2026-01-13 (item 7a) has all five members present and voting. RESO P2025-0219 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/05600ba0-e388-47de-bf83-b44e7bdd404b?tab=attachments) gives hearing January 13, 2026 and memorialization January 27, 2026.
The fifth resolution read (3:09:37 to 3:10:07); lots read as 'Lot 01, Lot 601, also known as Portion of Lot 6'. Not on the agenda.
M6 P2025-0216 case
5-0 5 ayes, 0 nays, roll call at 3:12:18Consent roll call with items M1 to M7 (agenda item 21, memorialization of resolutions). Roll call read by staff from 'Acting Vice Chair Congradin' (3:12:18; recorded as Gangadin); every answer heard, p 0.87 to 1.00. 'Motion carries all in favor to memorialize resolutions.' (3:12:26). Rests on the full pass. Eligibility: heard on 2026-01-13, where the record planning-2026-01-13 (item 19) has all five members present and voting. RESO P2025-0216 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/d0d0e192-4954-4a27-a023-8e9730d32aba?tab=attachments, p. 4) gives 'DATE PROPOSAL APPROVED: JANUARY 13, 2026' and 'DATE PROPOSAL MEMORIALIZED: JANUARY 27, 2026'.
The sixth resolution read. The case number was read as 'P2025, 5-016' (3:10:07 to 3:10:37); RESO P2025-0216 (Case No. P2025-0216, 203 Danforth, Block 28102, Lot 17, memorialized January 27, 2026) confirms P2025-0216. Not on the agenda.
M7 P23-085 case
Resolution: preliminary and final major site plan approval with conditions, Journal Square Improvement LLC, 549-551 Pavonia Avenue, Block 9606 (as read 'Pavoni')
2-0 2 ayes, 0 nays, roll call at 3:12:18Consent roll call with items M1 to M7 (agenda item 21, memorialization of resolutions). Roll call read by staff from 'Acting Vice Chair Congradin' (3:12:18; recorded as Gangadin); every answer heard, p 0.87 to 1.00. 'Motion carries all in favor to memorialize resolutions.' (3:12:26). Rests on the full pass. Case number corrected to P23-085 (older numbering) from EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/3ea80ae3-3956-442d-a8eb-ac6cff610f2d?tab=attachments); RESO P23-085 prints a corrective memorialization date of January 13, 2026, while the roll call is on this January 27 video and the document is signed January 28. Published on Adam Hanford's decision of 2026-10-20 under rule A: of the five who answered aye, only Langston and Gangadin voted at the June 25, 2024 hearing (RESO P23-085, _live/planning-2026-01-27.resolutions/P23-085.bba82efe-bd1f-4745-984e-0400ebc031f1.txt). The resolution is a corrective memorialization (lots 38-39 in the August 6, 2024 original).
The seventh resolution read; lots read as '4142' and the case number as 'P2023085. 8-5' (3:10:51 to 3:11:04). Not on the agenda. EnerGov case P2023-0085 holds a 2024 resolution for 155 Newark Ave, Block 11405, Lot 6, not this address; no resolution of it uploaded since 2026-01-27.
14 P2025-0068 case
Preliminary and Final Major Site Plan with variances, 597 Marin Boulevard aka 166 4th Street
Carried with preservation of notice to February 24, 2026 at the request of the applicant's attorney (3:12:35); staff (addressed as 'Cam') confirmed the date (3:13:04). No motion or vote was heard.
19 P2024-0106 case
Preliminary and Final Major Site Plan with ‘c’ variances, 120 Theodore Conrad Drive (aka 120 Edward Hart Drive)
Carried with preservation of notice to February 24, 2026 at the request of the applicant's attorney (3:12:35); staff (addressed as 'Cam') confirmed the date (3:13:04). No motion or vote was heard.
15 P2025-0101 case
Carried with preservation of notice to March 10, 2026, together with item 16, at the request of the applicant's attorney, Charles Harrington (3:13:09 to 3:13:23). No motion or vote was heard.
16 P2025-0102 case
Carried with preservation of notice to March 10, 2026, together with item 15, at the request of the applicant's attorney, Charles Harrington (3:13:09 to 3:13:23). No motion or vote was heard.
22 other
Executive Session, as needed, to discuss litigation, personnel or other matters
The chair asked 'Okay, executive session, anybody?' and was answered 'No' (3:13:32 to 3:13:35); no executive session was held.
23 motion
Adjournment
The chair asked for a motion to adjourn (3:13:35); 'Motion to adjourn' (3:13:38) and 'Second' (3:13:39), speakers not named; no vote was taken; 'we're adjourned, everybody' (3:13:40). adjourned.t is the seconded motion; no clock time stated.
Record drafted 2026-10-19, checked 2026-10-21, reviewed by Adam Hanford (review pending).