Meeting record
Planning Board, February 10, 2026
- Body
- Planning Board
- Date
- February 10, 2026 (regular meeting)
- Video
- city recording, 2h 41m
- Called to order
- 0:00:00
- Adjourned
- 2:41:15
- Agenda
- data.jerseycitynj.gov
- Memorialized resolutions
- jerseycitynj-energovpub.tylerhost.net
- Votes
- 11 confirmed, 2 as heard, unconfirmed
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
19 P2024-0206 case
Announced under correspondence by staff (addressed as 'Cam', 0:01:32 to 0:05:48): the applicant requested to carry with preservation of notice to February 24, 2026, the next regular meeting (0:02:04). Read as '373 Communapol Avenue'. No motion or vote was heard.
20 P2025-0091 case
Minor Site Plan, 69 Lake Street
Announced under correspondence by staff: requested to carry with preservation of notice to February 24, 2026 (0:02:29). No motion or vote was heard.
21 P2025-0130 case
Preliminary and Final Major Site Plan, 626 Communipaw
Announced under correspondence by staff: requested to carry with preservation of notice to March 24, 2026 (0:02:29 to 0:03:01). No motion or vote was heard.
23 P2025-0099 case
Preliminary and Final Major Site Plan, 53 Beacon Avenue
Announced under correspondence by staff: requested to carry with preservation of notice to March 10, 2026 (0:03:01). No motion or vote was heard. Item 22 (P2025-0113) was not read here; it was carried later (1:34:42).
24 P2025-0167 case
Site Plan Amendment, NJSH Route 440 and 8 NJSH Route 185
Announced under correspondence by staff: requested to carry with preservation of notice to March 24, 2026 (0:03:50). No motion or vote was heard.
25 P2025-0062 case
Announced under correspondence by staff: carried with preservation of notice to February 24, 2026 (0:04:03). Address read as '303rd Street'. No motion or vote was heard.
26 P2024-0064 case
Preliminary and Final Major Site Plan, 103, 105 & 107 Monticello Avenue
Announced under correspondence by staff: requested to carry with preservation of notice to March 10, 2026 (0:04:13). No motion or vote was heard.
27 P2025-0067 case
Preliminary and Final Major Site Plan with ‘c’ variances, 8-16 Lott Street & 625-639 Newark Avenue
Announced under correspondence by staff: requested to carry with preservation of notice to March 10, 2026 (0:04:43). No motion or vote was heard.
29 P2025-0144 case
Preliminary and Final Major Site Plan, 500 Washington Blvd
Announced under correspondence by staff as 'KSP 2025-0144', '500 Washington Avenue': requested to carry with preservation of notice to March 24, 2026 (0:05:12). No motion or vote was heard.
30 P2025-0227 case
Announced under correspondence by staff as 'KSP 2025-0227': requested to carry to February 24, 2026 with preservation of notice (0:05:26). No motion or vote was heard.
31 P23-043 case
Preliminary and Final Major Site Plan with ‘c’ variances, 300 Communipaw Avenue
Announced under correspondence by staff: requested to carry with preservation of notice to March 24, 2026; 'that concludes correspondence' (0:05:48). The sunshine announcement was marked B-1 (0:05:56). No motion or vote was heard. The minutes file gives no case number for this item; P23-043 is from its agenda title.
9 P2025-0086 case
A speaker not named said the applicant's attorney agreed to carry 176 West Side with preservation of notice to the next available hearing, February 24, 2026 (0:06:35 to 0:06:43); confirmed as item 9, case P2025-0086 (0:06:54 to 0:07:05). No motion or vote was heard.
6 other
Agenda items not read on the video (6a to 6l and 33)
Never read on the video (one grouped line, Adam's rule, 2026-10-16). Listed on the agenda under '6. ADJOURNMENTS'; the correspondence report (0:01:33 to 0:05:48) did not mention them and the board moved to new business at 0:07:19. Carried with preservation of notice to February 24, 2026: 6a P20-168; 6b P2025-0068; 6c P2024-0223; 6d P2024-0106; 6f P2025-0160; 6g P2025-0150. Carried without preservation of notice to February 24, 2026: 6e P2024-0240. Carried with preservation of notice to March 10, 2026: 6h P2025-0101; 6i P2025-0102; 6j P2024-0008; 6k P2025-0073; 6l P2024-0226. Also not taken up: 33, Executive Session; the board adjourned after the memorialization roll call (2:41:15). No motion or vote was heard on any of them.
8 P2025-0182 case
Section 31 Review, 14 Enos Place
5-0 5 ayes, 0 nays, roll call at 0:17:18 as heard, unconfirmedTimes in this note are word timings. Roll call from 'Acting Vice Chair Gengenden?' (0:17:18; normalised to Gangadin): Gangadin 'Aye.' (0:17:20, p 1.00); Stamato called (0:17:21) and Patel called (0:17:23), no answer heard in the full pass, each 'Aye.' in the re-transcription of 1030-1060 s (0:17:22 and 0:17:24, p 1.00 each); Wick 'Aye.' (0:17:25, p 1.00); Gonzalez 'Aye.' (0:17:27, p 1.00). 'Motion carries 5-0.' (0:17:28). Rests on the full pass and, for Stamato and Patel, the re-transcription of 1030-1060 s. Motion to approve 'case B2025-0182 as presented to the board with staff recommendations and conditions' (0:17:07), 'Seconded.' (0:17:14); mover and seconder not named. RESO P2025-0182 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/0eca785d-7ae6-4cd5-9274-190f015dc2c5?tab=attachments; hearing and memorialization both February 10, 2026) prints 'VOTE: -0-0' with no answer marked, and its table lists Chairperson Langston, absent on the video, and not Gonzalez; it does not confirm this roll call (see needs_checking). Published as heard and unconfirmed on Adam Hanford's review of 2026-10-20: the resolution's vote table is blank.
- 0:08:26 Attorney: The applicant's attorney, Jennifer Bogdanski, said the application was Phase 3 of the college's wayfinding signage project, for the building at 14 Enos Place, after Phases 1 and 2 were approved in 2023.
- 0:11:45 Applicant: The applicant's architect, Ralph Rosenberg, described an LED display about 90 feet tall and 6 feet wide (about 540 square feet) on the Enos Place wing wall and three wall signs.
- 0:15:11 Unidentified: A speaker asked whether the signs would be lit 24 hours a day; the architect said they would not and that the rules set for the other campus signs would apply.
- 0:15:59 Staff: Staff (addressed as 'Matt') said the signs do not strictly conform with the sign ordinance but support anchor-institution goals of the Journal Square 2060 plan and the master plan, and recommended a finding of consistency.
Section 31 (courtesy) review; the motion was to approve as presented with staff recommendations and conditions. Slide deck of six slides marked A1 (0:09:35). Public portion: no member of the public spoke; closed at 0:15:56. The resolution for 14 Enos Place was memorialized at this meeting (item 32.5).
10 P2025-0206 case
Section 31 Review, 3044 Kennedy Boulevard
5-0 5 ayes, 0 nays, roll call at 0:26:15 as heard, unconfirmedAs heard, unconfirmed: no resolution of this case uploaded on EnerGov since 2026-02-10 (resolutions.json, fetched 2026-10-19). Roll call from 'Acting Vice Chair Gangadin?' (0:26:15): Gangadin 'Aye.' (0:26:16, p 1.00); Stamato 'Aye.' (0:26:18, p 0.83); Patel, Wick and Gonzalez 'Aye.' (0:26:20 to 0:26:24, p 0.99 to 1.00). 'Motion carries 5-0.' (0:26:25, word timing). Every answer heard; rests on the full pass. Motion to approve 'case P2025-0206 as presented to the board with staff recommendations and conditions' (0:26:02); 'Okay, motion to approve made.' (0:26:11); no second heard; mover not named.
- 0:17:55 Attorney: The applicant's attorney, Joseph Wenzel, said the courtesy review was for a multi-purpose room addition to Golden Door Charter School.
- 0:21:28 Applicant: The applicant's architect, Travis New, described a building of about 1,800 square feet with a multi-purpose room of just under 1,200 square feet on an existing six-space parking lot, three spaces of which would remain.
- 0:23:49 Staff: Staff (addressed as 'Matt') said historic preservation staff reviewed the structure and recommended a finding of consistency, advising the applicant to follow the four conditions in the historic preservation memo dated February 10, 2026.
Section 31 (courtesy) review; the motion was to approve as presented with staff recommendations and conditions. Slide deck of four slides marked A1 (0:20:14). Public portion: no member of the public spoke; closed at 0:23:39 to 0:23:44.
11 P2025-0199 case
5-0 5 ayes, 0 nays, roll call at 0:48:16Vote on a motion to deny the one-year extension; 'an AES vote is to deny' (0:48:16), so aye is a vote to deny. Times are word timings. Roll call from 'Acting Vice Chair Gengenden?' (0:48:22; normalised to Gangadin): Gangadin 'Yes, my vote is aye.' (0:48:25, p 0.98) with remarks; Wick 'Aye' (0:48:48, p 0.03 in the full pass; 'Aye.' 0:48:49, p 0.86 in the re-transcription of 2920-2962 s); Stamato (called 0:48:50) and Patel (called 0:48:52) not heard in the full pass, each 'Aye.' in the re-transcription (0:48:51 and 0:48:53, p 0.99 each); Gonzalez 'vote aye to deny' (0:49:15, p 0.90). 'On a motion to deny, motion carries' (0:49:17); no count announced. Rests on the full pass and, for Wick, Stamato and Patel, the re-transcription of 2920-2962 s. Motion 'to deny the extension' (0:48:04) and 'I second that.' (0:48:10); mover and seconder not named on the video. Second record: RESO P2025-0199 (hearing February 10, 2026, memorialized March 31, 2026) records 'APPLICATION DENIED: 5-0', motion to deny by Gangadin, seconded by Wick, voting in favour of denial Gangadin, Wick, Stamato, Patel and Gonzalez. The resolution's vote list does not name Commissioners Langston or Desai; absent as heard on the video.
- 0:26:50 Attorney: The applicant's attorney, James McCann, asked that the application be carried to the March 24 meeting.
- 0:27:31 Matt Ward (Supervising Planner, Division of City Planning): Mr. Ward said the application sought relief from the 2025 extension's condition that a final major site plan application be filed, that the 32 income-restricted units of Phase 4 are a required element of the zoning, and that staff recommended denial.
- 0:30:02 Attorney: The applicant's attorney said the relief was sought because of a proposed redevelopment plan amendment that is now unlikely, and asked for 45 days to file a final site plan application for the 32-unit building.
- 0:39:38 Santo Alampi (Board Attorney): The board attorney advised that the board could grant the request to carry or deny the one-year extension, and later that the request to carry be decided first.
- 0:48:16 Vidya Gangadin: Said when voting that the final site plan had not been filed and that the 32 workforce units are needed.
Two votes: the request to carry the application 45 days was denied first (next item, 0:45:27), then the one-year extension was denied (this vote, 0:48:16). Staff memo dated February 6, 2026 recommended denial (0:42:44). Public portion: no member of the public spoke; closed at 0:43:10 to 0:43:13. The board attorney is identified by the chair's 'Mr. Alampi, thank you for that added information' (0:42:27). A ten-minute break was called at 0:49:26.
11 P2025-0199 motion
5-0 5 ayes, 0 nays, roll call at 0:45:27As heard, unconfirmed: RESO P2025-0199 recites the request to carry but records no vote on it. Vote on a motion to deny the request to carry; 'a affirmative is to deny the request to carry' (0:45:23), so aye is a vote to deny. Roll call from 'Acting Vice Chair Gankanen' (0:45:27; recorded as Gangadin): Gangadin 'Aye' (0:45:29, p 0.88); Wick 'Aye' (0:45:32, p 1.00); Stamato 'Aye' (0:45:34, p 0.99); Patel 'Aye' (0:45:36, p 1.00); Gonzalez 'Aye' (0:45:41, p 1.00). 'Motion carries' (0:45:42); no count announced. Every answer heard; rests on the full pass. Motion 'not to grant the 45 days extension' (0:44:33 segment), restated as 'a motion to deny the request to carry the application' (0:45:08); 'Second' (0:45:12); mover and seconder not named. No second record exists for this vote: RESO P2025-0199 recites the request to carry but records no vote on it. Published as heard on Adam Hanford's Review Desk decision of 2026-10-22 (card planning-2026-02-10__11).
Procedural motion within item 11, on the applicant's request to carry for 45 days (0:26:50; restated at 0:43:19). The board attorney advised that the request be decided first (0:43:41).
12a P2024-0088 case
Amendment to Previous Approval P18-120, 87 Bright Street
- 0:52:10 Attorney: Counsel for objectors, heard as 'Ann Studholm from Post Pollock', entered an appearance for the homeowners association of the neighbouring buildings.
- 0:59:34 Applicant: The applicant's architect, George Weiner, testified on the Hoboken building department's approval of a fire-escape variation and on field measurements of the fire escape in the easement area.
- 1:22:11 Attorney: Objectors' counsel questioned the architect on an as-built drawing, which the architect said did not show a field change moving the drop ladder.
- 1:27:04 Unidentified: A speaker said the board could not move forward on inaccurate as-built drawings and asked staff for a new date; board members agreed.
Old business, fifth hearing (earlier hearings September 24, 2024; March 11, April 22 and September 30, 2025, read at 0:52:43). Certification roll call at 0:53:56 that members had heard, read or watched the earlier hearings: Gangadin 'Yes' (0:54:02), Wick 'Yes' (0:54:05), Patel 'Yes' (0:54:09), Gonzalez 'I certify, yes' (0:54:12); Stamato called (0:54:06), 'Yes.' heard in the re-transcription of 3230-3260 s (0:54:08, p 0.83), not in the full pass; 'all commissioners are up to date' (0:54:13). Exhibit A9, a 72-page document dated 2-10-26, marked (0:58:04); objectors' exhibit marked '0.0A' as heard (1:17:23); an objection to questions on a drawing not in evidence was sustained (1:22:06). Carried to April 14, 2026, 'There's not going to be any further notice' (1:30:50). No motion or vote was heard. The applicant's attorney was greeted as 'Stephen' and addressed as 'Mr. Joseph' (0:51:44, 0:56:45); the agenda names Nicholas Cherami. A five-minute break followed (1:31:10).
12b P2024-0182 case
Preliminary and Final Major Site Plan and Interim Use, 200 Chapel Avenue
Announced by a speaker not named, after item 12a was called: carried with preservation of notice to March 10, 2026, together with 12c (0:50:38 to 0:51:10). Repeated by the chair at 1:32:57. No motion or vote was heard.
12c P2024-0229 case
Review and discussion of Master Plan Amendment within Caven Point Redevelopment Plan
Announced with 12b: carried with preservation of notice to March 10, 2026 (0:50:38 to 0:51:10). Repeated at 1:33:13. Petitioner Pulte Homes of NJ, Limited Partnership. No motion or vote was heard.
15 P2024-0099 case
Staff said Mr. Joseph had asked to carry all of Mr. Joseph's remaining cases for the evening (1:33:34); item 15 carried to March 24, 2026 (1:33:43). Preservation of notice was not stated for this item. No motion or vote was heard.
16 P2024-0111 case
Carried at the applicant's attorney's request with preservation of notice to February 24, 2026 (1:33:43 to 1:34:11). No motion or vote was heard.
17 P2024-0112 case
Carried at the applicant's attorney's request with preservation of notice to February 24, 2026 (1:34:11). No motion or vote was heard.
18 P2024-0113 case
Carried at the applicant's attorney's request with preservation of notice to February 24, 2026 (1:34:11 to 1:34:42). No motion or vote was heard.
22 P2025-0113 case
Read as 'case P2025-113' at '208 Thornstein, Street' (1:34:42); carried at the applicant's attorney's request with preservation of notice to February 24, 2026 (1:35:14). No motion or vote was heard.
14 P2024-0219 case
5-0 5 ayes, 0 nays, roll call at 2:12:21Second record: RESO P2024-0219 (hearing February 10, 2026, memorialized March 10, 2026) approves the application, 'VOTE: 5-0', Yes: Gonzalez, Gangadin, Stamato, Wick, Patel. The resolution's vote table does not list Commissioners Langston or Desai; absent as heard on the video. Times are word timings. Roll call from 'Acting Vice Chair Gangadin.' (2:12:23): Gangadin 'So my vote is aye.' (2:12:32, p 0.84); Wick 'Aye.' (2:12:35, p 0.98); Stamato 'I vote aye.' (2:12:41, p 0.98); Patel 'Aye.' (2:12:43, p 0.99); Gonzalez 'I vote aye.' (2:12:55, p 0.90). 'Motion carries. 5-0.' (2:12:56; '5' at p 0.66). Every answer heard; rests on the full pass. Motion to approve 'case B2024-0219 as presented to the board, um, with the caveat of the garage on Giles' (2:12:07); 'Second it.' (2:12:19); mover and seconder not named.
- 1:37:02 Attorney: The applicant's attorney, Charles Harrington, said the project uses the affordable housing overlay for 490 units, 49 of them affordable, with no variances or deviations, and a contribution toward the Van Wagenen Avenue pedestrian bridge.
- 1:43:37 Applicant: The applicant's engineer, Michael Nona, described 193 parking spaces, 250 bicycle spaces, a garage driveway on Giles Avenue rather than Wales Avenue, green roofs and a detention tank.
- 1:53:15 Applicant: The applicant's architect, Ciaran Kelly (spelled C-I-A-R-A-N on the record), described a 17-storey building stepping down to five storeys on Broadway, with two retail spaces and about 25,000 square feet of resident amenity space.
- 2:09:19 Staff: Staff (addressed as 'Joseph') said the project complied with Zone 4 of the Fayette-Broadway Redevelopment Plan, read the staff conditions and recommended approval.
- 2:11:50 Attorney: The applicant's attorney agreed to the staff conditions except the condition concerning the garage access on Giles Avenue.
Notice marked A1 (1:36:52); architect's slide deck marked A2 as a 59-slide deck (1:51:14). The agenda describes a fifteen-storey building; the engineer and architect testified to 17 storeys (1:41:49, 1:53:15). The applicant's traffic engineer was present and not called (2:07:54 to 2:08:28). Public portion: no member of the public spoke; closed at 2:08:47 segment. The motion approved the application 'with the caveat of the garage on Giles' (2:11:50 segment).
28 P2025-0143 case
5-0 5 ayes, 0 nays, roll call at 2:36:51Times are word timings. Roll call from 'on a motion to approve, Acting Vice Chair, Gangadin' (2:36:54): Gangadin 'my vote is aye' (2:37:05, p 0.85) after remarks; Wick 'Aye' (2:37:07, p 0.39 in the full pass, p 0.99 in the re-transcription of 9410-9460 s); Stamato 'aye, vote aye' (2:37:14, p 0.95 and 0.99); Patel called with Gonzalez in one breath, 'Commissioner Patel, and Acting Chair, Dr. Gonzalez' (2:37:16), with no answer heard from Patel in either pass; Gonzalez 'I'm gladly voting aye.' (2:37:35, p 0.98). 'Motion carries all in favor with conditions.' (2:37:35); no count announced. Rests on the full pass and, for Wick, the re-transcription of 9410-9460 s. RESO P2025-0143 (hearing February 10, 2026, memorialized March 10, 2026) records 'VOTE: 5-0' with Patel yes. Motion to approve 'case B2025-0143 as presented to the board with staff recommendations and conditions' (2:36:39); 'Second it.' (2:36:48); mover and seconder not named. Commissioner Patel's aye, called together with the acting chair, is recorded on Adam Hanford's listening of 2026-10-20.
- 2:13:51 Attorney: The applicant's attorney, heard as Everett D. McCullough, said the application converts the top nine storeys of an existing office building from office to residential use and requests no variances.
- 2:17:38 Applicant: The applicant's architect, Michael Buldo (spelled B-U-L-D-O on the record), described 288 units (108 one-bedroom, 162 two-bedroom, 18 three-bedroom) in a 29-storey building, with louvers added to the facade and bicycle parking in the garage.
- 2:28:49 Applicant: The applicant's engineer described paving and landscaping changes, a residential lobby raised one foot above flood elevation, and a green area ratio of 0.26 where 0.25 is required.
- 2:34:34 Staff: Staff (addressed as 'Cameron') marked the staff report dated February 10, 2026 as B1 and recommended approval, saying the application has no variances and meets the objectives of the Newport Redevelopment Plan.
Notice marked A1 (2:15:49). The applicant's planner, Charles Heydt (spelled H-E-Y-D-T on the record), testified to density of 111 units per acre against a site maximum of 243, and 90.2 against a district requirement of 200 (2:32:57). The attorney accepted all staff conditions (2:33:58). Public portion: no member of the public spoke; closed at 2:33:58 segment.
32.1 P2025-0249 case
4-0 4 ayes, 0 nays, roll call at 2:41:15Consent roll call with items 32.1 to 32.7 (agenda item 32, memorialization of resolutions). Memorialized resolution: RESO P2025-0249 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/f3793aed-f0ec-4979-8eea-d35116ce5728?tab=attachments), hearing January 27, 2026, memorialization February 10, 2026; its vote table (5-0-0) is the hearing's roll call and lists Langston, Gangadin, Wick, Stamato and Patel, not Gonzalez. Times are word timings. 'Can I have a second?' (2:41:09), no second heard; roll call from 'Acting Vice Chair, Gangadin.' (2:41:18): Gangadin 'Aye.' (2:41:19, p 0.85); Wick, Stamato, Patel and Gonzalez 'Aye.' (2:41:21 to 2:41:25, p 1.00). 'Motion carries all in favor to memorialize resolutions.' (2:41:25). Every answer heard; rests on the full pass. Eligibility: heard 2026-01-27 (record planning-2026-01-27, item 7a), where Gonzalez was absent; Gonzalez answered aye here and is recorded not-voting as not eligible (EDITORIAL.md section 4, rule A). Langston, who voted at the hearing, was absent. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish five at 4-0, 32.6 at 5-0'); hearing planning-2026-01-27, item 7a. Gonzalez answered aye but did not vote at the hearing (planning-2026-01-27, item 7a): not-voting (rule A).
Staff said 'Chair, I have seven resolutions' (2:37:55). Read at 2:38:04 with case number 'B2025-0249'; recorded as P2025-0249, the case heard as item 7a on 2026-01-27. Not on this agenda.
32.2 P2024-0171 case
4-0 4 ayes, 0 nays, roll call at 2:41:15Consent roll call with items 32.1 to 32.7. Roll call from 'Acting Vice Chair, Gangadin.' (2:41:15 segment); every answer heard, p 0.85 to 1.00. 'Motion carries all in favor to memorialize resolutions.' Rests on the full pass. Memorialized resolution: RESO P2024-0171 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/982a70a4-4d72-433f-b75f-ab94b3c51c72?tab=attachments), hearing January 27, 2026, memorialization February 10, 2026; its vote table (5-0-0) is the hearing's roll call and lists Langston, Gangadin, Wick, Stamato and Patel, not Gonzalez. Eligibility: heard 2026-01-27 (record planning-2026-01-27, item 18), where Gonzalez was absent; Gonzalez answered aye here and is recorded not-voting as not eligible (rule A). Langston, who voted at the hearing, was absent. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish five at 4-0, 32.6 at 5-0'); hearing planning-2026-01-27, item 18. Gonzalez answered aye but did not vote at the hearing (planning-2026-01-27, item 18): not-voting (rule A).
Read at 2:38:04 to 2:39:08 with case number 'P2024-0171' and the blocks and lots. Not on this agenda.
32.3 P2024-0109 case
4-0 4 ayes, 0 nays, roll call at 2:41:15Consent roll call with items 32.1 to 32.7. Roll call from 'Acting Vice Chair, Gangadin.' (2:41:15 segment); every answer heard, p 0.85 to 1.00. Rests on the full pass. Memorialized resolution: RESO P2024-0109 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/a1277a5e-0c36-4c4c-8faa-dbf6c71a04ea?tab=attachments), hearing January 13, 2026, memorialization February 10, 2026; its vote table (5-0) is the hearing's roll call and lists Langston, Gangadin, Stamato, Patel and Wick, not Gonzalez. Eligibility: heard 2026-01-13 (record planning-2026-01-13, item 18), where Gonzalez was absent; Gonzalez answered aye here and is recorded not-voting as not eligible (rule A). Langston, who voted at the hearing, was absent. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish five at 4-0, 32.6 at 5-0'); hearing planning-2026-01-13, item 18. Gonzalez answered aye but did not vote at the hearing (planning-2026-01-13, item 18): not-voting (rule A).
Read at 2:39:08 to 2:39:40 with case number 'P2024-019'; recorded as P2024-0109, the 3169 JFK Blvd conditional use heard as item 18 on 2026-01-13. Not on this agenda.
32.4 P2025-0141 case
4-0 4 ayes, 0 nays, roll call at 2:41:15Consent roll call with items 32.1 to 32.7. Roll call from 'Acting Vice Chair, Gangadin.' (2:41:15 segment); every answer heard, p 0.85 to 1.00. Rests on the full pass. Memorialized resolution: RESO P2025-0141 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/357d3f1b-b7a4-49b9-b0b9-84c703247777?tab=attachments), hearing January 13, 2026, memorialization February 10, 2026; its vote table (4-1, Gangadin nay) is the hearing's roll call and lists Langston, Stamato, Patel, Wick and Gangadin, not Gonzalez. Eligibility: decided 2026-01-13 (record planning-2026-01-13, item 17, 4-1 with Gangadin nay), where Gonzalez was absent; Gonzalez answered aye here and is recorded not-voting as not eligible (rule A). Langston, who voted at the hearing, was absent. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish five at 4-0, 32.6 at 5-0'); hearing planning-2026-01-13, item 17. Gonzalez answered aye but did not vote at the hearing (planning-2026-01-13, item 17): not-voting (rule A).
Read at 2:39:40 to 2:39:54 with case number 'P2024-0141', 'January 13, 2026, memorialized on February 10, 2026'; recorded as P2025-0141, the 421 New York Ave case heard as item 17 on 2026-01-13. Not on this agenda.
32.5 P2025-0182 case
Resolution memorializing the board's review and recommendation on signage on the mixed-use academic building at 14 Enos Place, Hudson County Community College
5-0 5 ayes, 0 nays, roll call at 2:41:15Consent roll call with items 32.1 to 32.7. Roll call from 'Acting Vice Chair, Gangadin.' (2:41:15 segment); every answer heard, p 0.85 to 1.00. Rests on the full pass. Memorialized resolution: RESO P2025-0182 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/0eca785d-7ae6-4cd5-9274-190f015dc2c5?tab=attachments), hearing and memorialization February 10, 2026; its vote table is blank ('VOTE: -0-0'). Eligibility: heard at this meeting (item 8), with all five members present.
Read at 2:40:06 with no case number, as '14 Ennis Place'; matched to item 8 (P2025-0182), reviewed at this meeting. Not listed on the agenda under item 32.
32.6 P2025-0247 resolution
Resolution: approval and recommendation of amendments to the Powerhouse Arts District Redevelopment Plan (as read)
4-0 4 ayes, 0 nays, roll call at 2:41:15Consent roll call with items 32.1 to 32.7. Roll call from 'Acting Vice Chair, Gangadin.' (2:41:15 segment); every answer heard, p 0.85 to 1.00. Rests on the full pass. No case number or hearing date was read; the case is P2025-0247 (follow-up card planning-2026-02-10__32.6). Memorialized resolution: RESO P2025-0247 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/2b421803-d66c-4c73-acb5-a55cdd3a9fa1?tab=attachments), public hearing November 25, 2025, memorialization February 10, 2026. Its vote table marks Langston, Lipski, Gangadin, Lewis, Gonzalez, Wick and Stamato yes but prints 'VOTE: 6-0', with Torres's mark in another column, and does not list Patel; the vote page is headed 'Amendments to the Land Development Ordinance regarding Checklist items related to the zoning determination letter'. Patel answered aye (2:41:25) and is recorded not-voting as not eligible (EDITORIAL.md section 4, rule A), on Adam Hanford's decision of 2026-10-20; this replaces the 5-0 of the earlier decision.
Read at 2:40:21 with no case number or hearing date. Not on this agenda.
32.7 P2025-0039 case
4-0 4 ayes, 0 nays, roll call at 2:41:15Consent roll call with items 32.1 to 32.7. Roll call from 'Acting Vice Chair, Gangadin.' (2:41:15 segment); every answer heard, p 0.85 to 1.00. Rests on the full pass. Memorialized resolution: RESO P2025-0039 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/d74241c9-4022-4b15-a5b1-c4d98a29a77e?tab=attachments), hearing January 27, 2026; it prints 'DATE OF MEMORIALIZATION: March 10, 2026', although it was read and memorialized on the video at this meeting (2:40:32); its vote table (5-0-0) lists Langston, Gangadin, Wick, Stamato and Patel, not Gonzalez. Eligibility: heard 2026-01-27 (record planning-2026-01-27, item 12), where Gonzalez was absent; Gonzalez answered aye here and is recorded not-voting as not eligible (rule A). Langston, who voted at the hearing, was absent. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish five at 4-0, 32.6 at 5-0'); hearing planning-2026-01-27, item 12. Gonzalez answered aye but did not vote at the hearing (planning-2026-01-27, item 12): not-voting (rule A).
Read at 2:40:32 to 2:41:08 with case number 'B2024-0039'; recorded as P2025-0039, the 87 Van Horne Street case heard as item 12 on 2026-01-27. Not on this agenda.
34 motion
Adjournment
After the memorialization roll call: 'Motion to adjourn.' (2:41:28, word timing), 'Second. Second.' (2:41:31 to 2:41:32), speakers not named; no vote was taken; 'We're adjourned.' (2:41:33). adjourned.t is the segment of the seconded motion; no clock time stated.
Record drafted 2026-10-19, checked 2026-10-21, reviewed by Adam Hanford (review pending).