Jersey City Minutes

Meeting record

Planning Board, March 31, 2026

Body
Planning Board
Date
March 31, 2026 (special meeting)
Video
city recording, 3h 13m
Called to order
0:00:01
Adjourned
3:13:04
Agenda
data.jerseycitynj.gov
Memorialized resolutions
jerseycitynj-energovpub.tylerhost.net
Votes
17 confirmed, 7 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

1 other

Call to Order

0:00:01 to 0:00:19 · Heard
Called to order by the acting chair, followed by the Pledge of Allegiance. The time was given as 'approximately 5.30, 8 p.m.' (as heard); no clock time recorded.
2 other

Sunshine Announcement

0:00:31 to 0:01:02 · Heard
Read by staff (addressed as 'Kim'): special meeting with a 5:30 p.m. start; notice posted with the city clerk on March 27, 2026. Marked into evidence as B-1 (0:02:09).
3 other

Roll Call

0:01:10 to 0:01:25 · Heard
Called by staff from 0:01:12: Commissioner Wick 'Here', Commissioner Stamato 'Here', Commissioner Kaplan 'Present', Commissioner Patel 'Here', 'Acting Chair Gangadin' 'Here'; 'We have five commissioners present. We have a quorum.' (0:01:24). Langston, Gonzalez and Desai were not called; recorded absent as heard, unconfirmed. Gangadin presided as acting chair.
4 other

Swear in Staff

0:01:27 to 0:01:39 · Heard
The chair asked for the staff to be sworn in; the oath is partly on the transcript (0:01:27).
5 other

Correspondence

0:01:40 to 0:02:30 · Heard
Staff read one item of correspondence: the applicant for item 21 (P2024-0099) asked to adjourn and re-notice (listed below as item 21).
21 P2024-0099 case

Preliminary and Final Major Site Plan with ‘c’ variance and conditional use, 565 Communipaw Avenue

0:01:40 to 0:02:51 · Carried · document
Announced under correspondence by staff: adjourned to a date uncertain; the applicant will re-notice (0:01:40-0:02:09). The applicant's attorney, addressed as Mr. Joseph, confirmed the adjournment and the re-notice and waived the time for the board to act (0:02:31-0:02:48). No motion or vote was heard.
6 other

ADJOURNMENTS

0:02:54 · No action
The agenda lists no cases under this heading; not read on the video, which moved to old business at 0:02:54. Item 21's adjournment was announced under correspondence.
7a P2026-0012 case

One (1) year extension, 241 M.L. King Drive

0:02:55 to 0:04:47 · Approved · document
5-0 5 ayes, 0 nays, roll call at 0:04:35 as heard, unconfirmed
As heard, unconfirmed: tools/resolutions.py found no resolution of this case uploaded since 2026-03-31. Motion to approve 'as presented to the board with staff recommendations and conditions' (0:04:23); mover not named, no second heard. Roll call from 'Commissioner Wick?' (275.8 s): Wick 'Aye.' (277.5 s, p 0.99), Stamato 'Aye.' (279.3 s, p 1.00), Kaplan 'Aye.' (280.9 s, p 1.00); 'Commissioner Patel?' (281.8 s): no answer in the full pass; 'Aye.' (282.5 s, p 1.00) in the re-transcription without VAD of 268-292 s, which hears the other four answers alike (p 0.99-1.00). Patel's answer rests on the re-transcription. Gangadin 'Aye.' (284.6 s, p 1.00). Announced 'Motion carries. Five in favor, zero opposed.' (0:04:45), consistent with the answers heard.
Second extension request; extension to October 5, 2026 (0:03:29). The applicant agreed that the conditions of the original resolution remain in effect (0:04:08). Public portion opened and closed; no public spoke (0:04:12).
7b P2026-0033 case

One (1) year extension for Final Major Site Plan, 659 Grove Street

0:04:52 to 0:07:12 · Approved · document
5-0 5 ayes, 0 nays, roll call at 0:07:12
Confirmed by RESO P2026-0033 on EnerGov (date of hearing March 31, 2026; original memorialization April 14, 2026, corrective memorialization April 28, 2026): 'VOTE: 5-0', Yes for Gangadin, Stamato, Kaplan, Patel and Wick; it confirms the extension of the vesting period through December 6, 2026. Langston, Gonzalez and Desai are not listed (absent as heard). Motion to approve 'as presented to the board with all staff recommendations and conditions' (0:07:00); 'Seconded.' (0:07:11); mover and seconder not named. Roll call from 'Commissioner Wick?' (433.4 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (434.1-440.6 s, p 0.99-1.00). 'Motion carries all in favor with conditions.' (441.0 s); no count announced.
Applicant's attorney James McCann (self-introduced, 0:05:09): 139-unit, 10-storey mixed-use building with 14,000 square feet of retail and 99 parking spaces; third and final extension request; building permits filed, not issued (0:05:16-0:06:12). The applicant agreed to the conditions of the original approval (0:06:53). Public portion opened and closed; no public spoke (0:06:27). RESO P2026-0033 identifies the property as Block 6002, Lot 8 (lines 75-76, 123); the agenda prints Block 6101, Lot 2.
7c P2026-0038 case

One (1) year extension for Minor Subdivision Approval, 447 Fairmount Ave, 784-748 West Side Ave

0:07:12 to 0:10:57 · Approved · document
5-0 5 ayes, 0 nays, roll call at 0:10:56
Confirmed by RESO P2026-0038 on EnerGov ('Decided on March 31st, 2026', memorialized April 14, 2026): 'Vote: 5-0 in favor', Yes for Gangadin, Wick, Stamato, Kaplan and Patel; it approves an extension of time to perfect the subdivision to July 30, 2026. tools/resolutions.py did not read the date 'March 31st' and reported found: false; the checker read it in the PDF text (lines 13 and 103-114). Langston, Gonzalez and Desai are not listed (absent as heard). Motion to approve 'with the condition of a 190 day extension' (0:10:36); 'Second it' (0:10:54); mover and seconder not named. Roll call from 'Commissioner Wick' (656.7 s): Wick 'Aye.' at p 0.09 in the full pass (657.7 s) and p 0.99 in the re-transcription without VAD of 645-670 s (658.4 s); Wick's answer rests on the re-transcription. Stamato, Kaplan, Patel, Gangadin each 'Aye.' (660.1-665.1 s, p 1.00 in both passes). 'Motion carries. All in favor.' (665.6 s); no count announced.
Applicant's attorney Stephen Joseph (self-introduced, 0:07:42) asked for more time to record the subdivision deed of case P23-024. The board attorney recommended 190 days under the MLUL (0:09:13); approval was for a 190-day extension from adoption of the resolution (0:10:26). The applicant agreed to the conditions of the prior approval (0:10:17). Public portion opened and closed; no public spoke (0:09:56).
7d P2026-0036 case

Extension of Minor Subdivision Approval, 99 Arlington Ave

0:10:57 to 0:13:33 · Approved · document
5-0 5 ayes, 0 nays, roll call at 0:13:21 as heard, unconfirmed
As heard, unconfirmed: tools/resolutions.py found no resolution of this case uploaded since 2026-03-31. Answers' word confidence: Wick 0.54, Stamato 0.98, Kaplan 1.00, Patel 0.99, Gangadin 1.00. Motion to approve 'as presented to the board this evening with all staff recommendations and conditions including the 190 days' (0:13:06); 'Second' (0:13:19); mover and seconder not named. Roll call 'on a motion to approve' from Commissioner Wick (0:13:21): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye' (0:13:24-0:13:30). 'Motion carries all in favor with conditions' (0:13:31); no count announced.
Extension to record the subdivision deed of case P2023-0100; the demolition permit was not yet filed (0:11:29-0:11:57). 190-day extension. Staff, covering for Mr. Ward, recommended approval with the conditions of case P2023-0100, which the applicant accepted (0:12:37-0:13:01). Public portion opened and closed; no public spoke (0:12:28).
8 other

NEW BUSINESS

0:13:34 to 0:13:34 · Heard
Heading; the chair moved on to new business (0:13:34).
9 other

Review and discussion of as Certified Artist Ryan Wright, Joshua Kolberg, Shoaib Wazir and Joshua Knoblick . Formal action may be taken

0:13:36 to 0:14:40 · Approved · document
5-0 5 ayes, 0 nays, roll call at 0:14:44 as heard, unconfirmed
As heard, unconfirmed: no resolution or other second record for this item was found. Motion 'to approve the review and discussion of the certified artists this evening as presented to the board' (873.8-881.3 s); 'Second it.' (882.0 s); mover and seconder not named. Roll call 'on a motion to approve' from Commissioner Wick (885.2 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (886.1-892.4 s, p 0.99-1.00). 'Motion carries all in favor.' (893.1 s); no count announced.
The chair read four names (as heard 'Ryan Wright, Josh Coburg, Chew Blasier, and Josh Kumblick', 0:13:36). Staff said three artists had been recommended by the Artist Certification Board as meeting criteria 1 to 5 and recommended approval (0:13:48-0:14:07). Public portion opened and closed; no public spoke (0:14:07).
10 P2025-0198 case

Preliminary and Final Major Site Plan, 808 Pavonia Ave

0:14:40 to 0:41:58 · Approved · document
5-0 5 ayes, 0 nays, roll call at 0:41:58
Confirmed by RESO P2025-0198 on EnerGov (date of hearing March 31, 2026; date of memorialization March 31, 2026): Yes for Gangadin, Wick, Stamato, Patel and Kaplan; approved. Langston, Gonzalez and Desai are not listed (absent as heard). Motion to approve 'as presented to the board with staff recommendations and conditions' (0:41:45); 'Second that.' (0:41:55); mover and seconder not named. Roll call from 'Commissioner Wick?' (2519.1 s): Wick 'Aye.' (2519.8 s, p 0.81); Stamato, Kaplan, Patel, Gangadin each 'Aye.' (2521.8-2528.1 s, p 1.00). 'Motion carries. All in favor.' (2528.8 s); no count announced.
The applicant's attorney said the applicant and owner is 808 Pavonia Owner Urban Renewal LLC, not the applicant named on the agenda (0:15:11). Notice marked A1 (0:15:44). Lots 34.04 in Block 9404 and 1.02 in Block 10601 (0:16:40). The applicant agreed to mark the dumpsters for recycling and garbage (0:29:24-0:29:33). Public portion opened and closed; no public spoke (0:39:42-0:40:19).
11 P2025-0150 case

Minor Site Plan, 202 Plainfield Ave

0:41:58 to 0:53:38 · Approved · document
5-0 5 ayes, 0 nays, roll call at 0:53:57
Confirmed by RESO P2025-0150 on EnerGov (decided and date of hearing March 31, 2026; memorialized April 28, 2026): voting in favor Wick, Stamato, Gangadin, Patel and Kaplan; abstaining none. Langston, Gonzalez and Desai are not listed (absent as heard). Motion to approve 'as presented to the board with all staff recommendations and conditions' (3223.4-3234.4 s); 'Second.' (3235.8 s); mover and seconder not named. Roll call from 'Commissioner Wick?' (3237.4 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (3238.0-3244.7 s, p 0.99-1.00). 'Motion carries. All in favor.' (3245.3 s); no count announced.
Applicant's attorney Benjamin Wine (self-introduced, 0:42:31): not a notice case; new three-storey building with four dwelling units and two parking spaces, Block 14602 Lot 30, R-1 zone, no variances (0:43:02). Architect Avar Patel (as heard) testified (0:44:13). Public portion opened and closed; no public spoke (0:52:56-0:53:03). Staff recommended approval with the conditions of the staff memo dated January 12, 2026, which the applicant accepted (0:53:09-0:53:38). After the vote the chair announced a 10-minute break (0:53:38); the meeting was called back to order at 0:54:16.
12 P2025-0073 case

Preliminary and Final Major Site Plan with ‘c’ variances, 569 Palisade Avenue

0:54:16 to 1:20:09 · Approved · document
5-0 5 ayes, 0 nays, roll call at 1:19:56
Confirmed by RESO P2025-0073 on EnerGov (date of hearing March 31, 2026; date of memorialization March 31, 2026): Yes for Gangadin, Wick, Stamato, Kaplan and Patel. Langston, Gonzalez and Desai are not listed (absent as heard). Answers' word confidence 0.53 (Wick) to 1.00. Motion to approve 'as presented to the board with all staff recommendations and conditions' (1:19:44); 'Seconded' (1:19:55); mover and seconder not named. Roll call 'on a motion to approve' from Commissioner Wick (1:19:56): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye' (1:19:59-1:20:06). 'Motion carries all in favor with conditions' (1:20:06); no count announced.
Applicant's attorney Charles Harrington (self-introduced, 0:54:50). Notice marked A1 (0:55:39); architect's 18-sheet slide deck marked A2 (1:00:51). Five-storey building, 55 feet, with 11 dwelling units, 10 parking spaces (four compact), 16 bicycle spaces and an 880-square-foot retail space, RC-2 zone (1:01:09, 1:03:01). Variances for the rear yard setback at a 10-foot notch in the lot and for four parking spaces 17 feet 8 inches deep where 18 feet is required (1:03:09-1:04:12). The applicant agreed to a barrier for the bicycle parking and to wheel stops (1:13:46-1:14:01). Public portion opened and closed; no public spoke (1:18:37-1:18:42). Staff memo of November 2025 accepted; staff recommended approval with conditions (1:18:42-1:19:15).
13 P2024-0111 case

Minor Subdivision with ‘c’ variances, 86-92 Ocean Avenue

1:20:10 to 1:48:06 · Approved · document
5-0 5 ayes, 0 nays, roll call at 1:47:59 as heard, unconfirmed
As heard, unconfirmed: tools/resolutions.py found no resolution of this case uploaded since 2026-03-31. Motion to approve 'as presented to the board with staff recommendations and conditions' (1:47:47); 'Second it' (1:47:57); mover and seconder not named. Roll call 'on a motion to approve' from Commissioner Wick (1:47:59): Wick 'Aye' (6482.4 s, p 0.48 in the full pass; 'Aye.' 6482.8 s, p 1.00 in the re-transcription without VAD of 6475-6505 s, on which Wick's answer rests), Stamato 'Definitely, aye' (6485.2 s, p 0.75; 1.00 re-transcription), Kaplan 'Aye' (6486.5 s, p 0.97), Patel 'Aye.' (6488.2 s, p 0.97), Gangadin 'so my vote is aye' after remarks (6501.3 s, p 0.99). 'Motion carries all in favor with conditions' (1:48:22); no count announced.
Heard together with items 14 and 15 at the applicant's request (1:20:48-1:21:02). Applicant's attorney Stephen Joseph (self-introduced, 1:21:36). Notice for the subdivision with the site plans consolidated, marked A1 (1:21:59-1:22:22). Subdivision into two 50-foot-wide lots, proposed Lot 34.01 (3,797 square feet) and Lot 36.01 (5,572.5 square feet); variances for lot depth only (1:22:22, 1:24:26, 1:25:40). Planner testimony on the c variances (1:41:31). Public portion opened and closed; no public spoke (1:46:12-1:46:21). Staff memo dated September 15, 2025 covering all three cases, with forestry and transportation comments, accepted; staff recommended approval (1:46:25-1:47:30).
14 P2024-0112 case

Minor Site Plan, 90 Ocean Avenue

1:20:10 to 1:48:58 · Approved · document
5-0 5 ayes, 0 nays, roll call at 1:48:45 as heard, unconfirmed
As heard, unconfirmed: tools/resolutions.py found no resolution of this case uploaded since 2026-03-31. Answers' word confidence: Wick 0.58, Stamato 0.99, Kaplan 1.00, Patel 0.99, Gangadin 0.76. Motion to approve 'as presented to the board with all staff recommendations and conditions' (1:48:34); 'Second it' (1:48:44); mover and seconder not named. Roll call 'Motion to approve Commissioner Wick' (1:48:45): Wick, Stamato, Kaplan, Patel each 'Aye' (1:48:48-1:48:52); 'Acting Chair Gongerdin' (1:48:53; recorded as Gangadin) 'so my vote is aye' (1:48:54). 'Motion carries all in favor with conditions' (1:48:58); no count announced.
Heard together with items 13 and 15. Four-storey, 45-foot mixed-use building with 14 dwelling units (eight two-bedroom, six one-bedroom) and ground-floor commercial space; no variances (1:22:22, 1:34:00). Rendering marked A2 (1:29:49). The applicant's architect said this building would also need the ramp that flips down beside the stairs for bicycles, which the architect had said would be added to the plans for 86 Ocean Avenue (1:31:24, 1:34:15).
15 P2024-0113 case

Minor Site Plan, 86 Ocean Avenue

1:20:10 to 1:49:29 · Approved · document
5-0 5 ayes, 0 nays, roll call at 1:49:19 as heard, unconfirmed
As heard, unconfirmed: tools/resolutions.py found no resolution of this case uploaded since 2026-03-31. Motion to approve 'as presented to the board, also with all staff recommendations and conditions' (6544.3-6555.9 s); 'Second it' (6556.4 s); mover and seconder not named. Roll call 'on a motion to approve' from Commissioner Wick (6559.3 s): Wick 'Aye' (6561.0 s, p 0.57; 0.99 re-transcription), Stamato 'Aye' (6562.6 s, p 0.99), Kaplan 'Aye' (6563.9 s, p 1.00), Patel 'Aye' (6565.3 s, p 1.00); 'And Acting Chair Congradent' (6566.5 s; recorded as Gangadin): no answer in the full pass; 'Aye.' (6567.1 s, p 0.97) in the re-transcription without VAD of 6550-6575 s, before 'Motion carries. All in favor with conditions.' (6567.7 s). Gangadin's answer rests on the re-transcription. No count announced.
Heard together with items 13 and 14. Four-storey, 45-foot mixed-use building on the corner lot with 14 dwelling units (eight two-bedroom, six one-bedroom), ground-floor commercial space and eight bicycle spaces in the basement; no variances (1:26:15-1:27:07).
16 P2025-0166 case

Minor Site Plan with ‘c’ variance, 186 Terrace Avenue

1:49:30 to 2:15:56 · Approved · document
5-0 5 ayes, 0 nays, roll call at 2:16:11
Confirmed by RESO P2025-0166 on EnerGov (decided and date of hearing March 31, 2026; memorialized April 28, 2026): voting in favor Gangadin, Wick, Patel, Kaplan and Stamato; abstaining none. Langston, Gonzalez and Desai are not listed (absent as heard). Motion to approve 'as presented to the board with all staff recommendations and conditions' (8158.4-8168.3 s); 'Seconded.' (8169.6 s); mover and seconder not named. Roll call 'on a motion to approve' from Commissioner Wick (8172.4 s): Wick, Stamato, Kaplan, Patel each 'Aye.' (8173.1-8177.8 s, p 0.99-1.00); Gangadin 'so my vote is aye' after remarks (8182.8 s, p 0.97). 'Motion carries all in favor with conditions.' (8183.4 s); no count announced.
Carried from March 24, 2026 with preservation of notice. Applicant's attorney Benjamin Wine (self-introduced, 1:49:49): three-storey, five-unit building with off-street parking, Block 2003 Lot 29, R-1 zone; one variance, building height 38.33 feet where 35 feet is permitted (1:50:06). Notice marked A1 (1:52:28); planner's five-page exhibit marked A2 (2:06:12). Public portion opened and closed; no public spoke (2:14:24-2:14:30). Staff memo dated March 26, 2026 accepted; staff recommended approval (2:14:36-2:15:25). After the vote the chair announced a five-minute break (2:16:25).
17 P2025-0226 case

Preliminary and Final Major Site Plan, 183 Bayview Ave

2:16:25 to 2:39:04 · Approved · document
5-0 5 ayes, 0 nays, roll call at 2:38:49 as heard, unconfirmed
As heard, unconfirmed: RESO P2025-0226 on EnerGov (date of hearing March 31, 2026; date of memorialization March 31, 2026) prints 'VOTE: 5-0-0' with Yes for Gangadin, Stamato, Kaplan, Patel and Wick, and rows for Langston and Gonzalez with no mark in any column; tools/resolutions.py left those two rows unmatched, which keeps the vote unconfirmed (see needs_checking). Voted after item 18. Motion to approve 'as presented to the board, also with staff recommendations and all conditions' (9516.2-9526.4 s); 'Second it.' (9527.5 s); mover and seconder not named. Roll call from 'Commissioner Wick?' (9529.1 s): Wick, Stamato, Kaplan, Patel each 'Aye.' (9530.5-9536.0 s, p 0.99-1.00); 'acting chair Gangaday' (recorded as Gangadin) 'My vote is aye.' after remarks (9543.9 s, p 0.91). 'Motion carries. All in favor with conditions.' (2:39:04); no count announced.
Carried from March 24, 2026 with preservation of notice. Heard together with item 18 (2:16:25). Applicant's attorney Charles Harrington (self-introduced, 2:17:07); notice marked A1 under each case number (2:17:34). Adaptive reuse of the existing priory building of the Sacred Heart campus as a multi-family building, with no additions and no roof decks (2:19:25, 2:23:34, 2:29:31). Architect William Weckenmann (as spelled, 2:21:20) testified. Staff reported that the historic preservation officer found the work generally consistent with the Secretary of the Interior's standards (2:36:12). Public portion opened and closed; no public spoke (2:35:37). Staff memo dated March 25, 2026 accepted; staff recommended approval (2:37:31-2:37:57).
18 P2025-0258 case

Minor Subdivision with “c” Variance, 183-193 Bayview Ave

2:16:25 to 2:38:25 · Approved · document
5-0 5 ayes, 0 nays, roll call at 2:38:18
Voted before item 17, at the applicant's attorney's suggestion that the subdivision be voted first (2:18:03). Motion 'on case P2025-0258 as presented to the board with all staff recommendations and conditions' (9485.6-9495.9 s); 'Second it' (9496.5 s); mover and seconder not named. Roll call from 'Commissioner Wick' (9498.4 s): Wick 'Aye' (9499.3 s, p 0.08 in the full pass; 'Aye.' 9499.6 s, p 0.98 in the re-transcription without VAD of 9480-9530 s); Stamato 'Aye' (9501.5 s, p 0.90); Kaplan 'Great project' 'Aye' (9504.1 s, p 0.54; 0.99 re-transcription); Patel 'Aye' (9505.6 s, p 0.97). The full pass has no words from 9505.6 s to 9513.4 s; the re-transcription hears 'And Acting Chair Gongadin' (9507.6 s) 'Aye' (9508.0 s, p 0.61) and 'Motion carries, all in favor with conditions' (9508.2 s). Wick's and Gangadin's answers rest on the re-transcription; no count announced. Held: RESO P2025-0258 marks Langston and Gonzalez as abstaining, where the video has them absent (see needs_checking). The resolution (RESO P2025-0258) prints 'VOTE: 5-0-0' with the same five yes but marks Langston and Gonzalez, absent from the meeting, as abstaining. Published as heard on Adam Hanford's review of 2026-10-20.
Carried from March 24, 2026 with preservation of notice. Heard together with item 17. Boundary line adjustment: the lot line between Lot 2 and Lot 1 moves 20 feet west so the existing priory building sits within Lot 2 (about 12,000 square feet) and Lot 1 is just over 11,000 square feet (2:22:11). Staff supported the c variance for the reduced lot size, with the conditions of the staff memo dated March 25, 2026, which the applicant accepted (2:36:57-2:37:31).
19 P2024-0223 case

Minor Site Plan with ‘c’ Variances, 3 Orchard St

2:39:04 to 2:51:08 · Approved · document
5-0 5 ayes, 0 nays, roll call at 2:50:50
Confirmed by RESO P2024-0223 on EnerGov (decided March 31, 2026; memorialized May 26, 2026): Yes for Gangadin, Wick, Patel, Kaplan and Stamato. Langston, Gonzalez and Desai are not listed (absent as heard). Wick 'Aye' at p 0.45 in the full pass (10253.0 s) and p 0.96 in the re-transcription without VAD of 10247-10272 s (10253.3 s), on which Wick's answer rests; Gangadin 'Aye' p 0.60 full pass, 0.81 re-transcription. Motion to approve 'as presented to the board this evening with all staff recommendations and conditions' (2:50:37); 'I'll second that' (2:50:48); mover and seconder not named. Roll call 'on a motion to approve' from Commissioner Wick (2:50:50): Wick, Stamato, Kaplan, Patel each 'Aye' (2:50:52-2:50:59); Gangadin 'Aye' after remarks (2:51:07). 'Motion carries. All in favor with conditions.' (2:51:08); no count announced.
Applicant's attorney Stephen Joseph (self-introduced, 2:39:04). Notice marked A1 (2:39:54). Renovation of an existing three-storey, four-unit building with a rear addition; lot 46 by 75 feet (3,450 square feet), R-1 zone (2:40:56). The attorney described variances for front yard landscaping and front yard coverage (2:40:00); the architect, Jeffrey Lewis, described one variance, for front yard landscaping (2:41:23). Public portion opened and closed; no public spoke (2:49:32-2:49:36). Staff memo dated November 20, 2025 accepted; staff recommended approval (2:49:36-2:50:31).
20 P2024-0212 case

Preliminary and Final Major Site Plan, 792 Communipaw Ave

2:51:08 to 3:09:14 · Approved · document
5-0 5 ayes, 0 nays, roll call at 3:09:19
As heard, unconfirmed: RESO P2024-0212 on EnerGov (decided and date of hearing March 31, 2026; memorialized April 28, 2026, printed 'April 28, 2024' above the vote table) prints 'VOTE: 5-0', voting in favor Wick, Stamato, Gangadin (Acting Chair), Patel and Kaplan, against none, abstaining none; tools/resolutions.py parsed the names as '?Commissioner' and unmatched rows, which keeps the vote unconfirmed (see needs_checking). Motion to approve 'as presented to the board tonight with all staff recommendations and conditions' (11347.6-11356.5 s); 'Second it.' (11357.8 s); mover and seconder not named. Roll call from 'Acting Vice Chair Wick' (11359.8 s): Wick, Stamato, Kaplan, Patel each 'Aye.' (11361.0-11368.9 s, p 0.99-1.00); Gangadin 'My vote is aye.' after remarks (11376.7 s, p 0.98). 'Motion carries. All in favor.' (11377.6 s); no count announced. Published as heard on Adam Hanford's Review Desk decision of 2026-10-22 (card planning-2026-03-31__20).
Carried from March 24, 2026 with preservation of notice. Applicant's attorney Benjamin Wine (self-introduced, 2:51:08): five-storey mixed-use building with 38 dwelling units over ground-floor commercial space, Block 18301 Lot 67, NC-1 zone, no variances; 10% affordable housing under the inclusionary zoning ordinance (2:51:41-2:52:35). Notice marked A1 (2:54:34); amended floor plans dated March 30, 2026 marked A2 (2:59:22). Affordable units stated for the record as 1B, 2D, 3C and 4C (3:01:45). Public portion opened and closed; no public spoke (3:07:12). Staff memo dated March 23, 2026 accepted; staff recommended approval (3:08:43-3:09:03).
22.1 P2025-0258 case

Resolution: minor subdivision with c deviation, 183 Bayview SPE LLC (as heard), 183 and 193 Bayview Avenue

3:09:14 to 3:13:00 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 3:12:50
One roll call on 8 resolutions (item 22), split per resolution on Adam Hanford's decision of 2026-10-20: 'Apply rule A per resolution'. Every member who answered voted at the hearing. Roll call as heard: RESO P2025-0258 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/a533ccaa-8516-4702-b7ed-3529e5f81e32?tab=attachments), RESO P2025-0226 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/b2acb690-ecf3-4136-81f3-6f249740df29?tab=attachments), RESO P2025-0073 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/54adfdce-9c81-4af8-ac68-10904f29584f?tab=attachments) and RESO P2025-0198 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/71ebe4f1-d730-47c7-9fb7-a27fc83a165b?tab=attachments) print date of memorialization March 31, 2026. One roll call on eight resolutions read by a speaker not named ('We have eight resolutions', 3:09:48). 'Can I get a second? Second.' (11566.2-11567.5 s); 'Second.' (11569.5 s); mover and seconder not named. Roll call 'on a motion to approve the resolutions' from Commissioner Wick (11572.0 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (11573.0-11578.2 s, p 0.99-1.00). 'Motion carries all in favor to memorialize resolutions.' (11578.5 s); no count announced. Every answer heard; eligibility applied per resolution (rule A) on Adam Hanford's decision of 2026-10-20.
Resolution 1 of 8 read under agenda item 22, 'Memorialization of Resolutions' (3:09:14 to 3:13:00); split from the single item 22 on Adam Hanford's Review Desk decision of 2026-10-20. As read: see the item 22 reading list in the checks entry of this date. Hearing: planning-2026-03-31, item 18 (Approved 5-0, t 2:38:18).
22.2 P2025-0226 case

Resolution: preliminary and final major site plan, 183 Bayview, Block 24001, Lot 2

3:09:14 to 3:13:00 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 3:12:50
One roll call on 8 resolutions (item 22), split per resolution on Adam Hanford's decision of 2026-10-20: 'Apply rule A per resolution'. Every member who answered voted at the hearing. Roll call as heard: RESO P2025-0258 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/a533ccaa-8516-4702-b7ed-3529e5f81e32?tab=attachments), RESO P2025-0226 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/b2acb690-ecf3-4136-81f3-6f249740df29?tab=attachments), RESO P2025-0073 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/54adfdce-9c81-4af8-ac68-10904f29584f?tab=attachments) and RESO P2025-0198 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/71ebe4f1-d730-47c7-9fb7-a27fc83a165b?tab=attachments) print date of memorialization March 31, 2026. One roll call on eight resolutions read by a speaker not named ('We have eight resolutions', 3:09:48). 'Can I get a second? Second.' (11566.2-11567.5 s); 'Second.' (11569.5 s); mover and seconder not named. Roll call 'on a motion to approve the resolutions' from Commissioner Wick (11572.0 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (11573.0-11578.2 s, p 0.99-1.00). 'Motion carries all in favor to memorialize resolutions.' (11578.5 s); no count announced. Every answer heard; eligibility applied per resolution (rule A) on Adam Hanford's decision of 2026-10-20.
Resolution 2 of 8 read under agenda item 22, 'Memorialization of Resolutions' (3:09:14 to 3:13:00); split from the single item 22 on Adam Hanford's Review Desk decision of 2026-10-20. As read: see the item 22 reading list in the checks entry of this date. Hearing: planning-2026-03-31, item 17 (Approved 5-0, t 2:38:49).
22.3 P2025-0199 case

Resolution: extension, final site plan with c variances, 352 Marin LLC, 352 Luis Munoz Marin Boulevard (as heard)

3:09:14 to 3:13:00 · Memorialized · document
4-0 4 ayes, 0 nays, roll call at 3:12:50
One roll call on 8 resolutions (item 22), split per resolution on Adam Hanford's decision of 2026-10-20: 'Apply rule A per resolution'. Kaplan answered aye but did not vote at the hearing (planning-2026-02-10, item 11) and is not-voting (rule A). Roll call as heard: RESO P2025-0258 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/a533ccaa-8516-4702-b7ed-3529e5f81e32?tab=attachments), RESO P2025-0226 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/b2acb690-ecf3-4136-81f3-6f249740df29?tab=attachments), RESO P2025-0073 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/54adfdce-9c81-4af8-ac68-10904f29584f?tab=attachments) and RESO P2025-0198 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/71ebe4f1-d730-47c7-9fb7-a27fc83a165b?tab=attachments) print date of memorialization March 31, 2026. One roll call on eight resolutions read by a speaker not named ('We have eight resolutions', 3:09:48). 'Can I get a second? Second.' (11566.2-11567.5 s); 'Second.' (11569.5 s); mover and seconder not named. Roll call 'on a motion to approve the resolutions' from Commissioner Wick (11572.0 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (11573.0-11578.2 s, p 0.99-1.00). 'Motion carries all in favor to memorialize resolutions.' (11578.5 s); no count announced. Every answer heard; eligibility applied per resolution (rule A) on Adam Hanford's decision of 2026-10-20. RESO P2025-0199 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/26e729ca-f7d7-401c-87c8-91efa08f9986?tab=attachments) prints 'Decided on February 10, 2026' and 'Memorialized on March 31, 2026'.
Resolution 3 of 8 read under agenda item 22, 'Memorialization of Resolutions' (3:09:14 to 3:13:00); split from the single item 22 on Adam Hanford's Review Desk decision of 2026-10-20. As read: see the item 22 reading list in the checks entry of this date. Hearing: planning-2026-02-10, item 11 (Denied 5-0, t 0:48:16).
22.4 P2025-0073 case

Resolution: preliminary and final major site plan with c variances, 569 Palisade Avenue

3:09:14 to 3:13:00 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 3:12:50
One roll call on 8 resolutions (item 22), split per resolution on Adam Hanford's decision of 2026-10-20: 'Apply rule A per resolution'. Every member who answered voted at the hearing. Roll call as heard: RESO P2025-0258 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/a533ccaa-8516-4702-b7ed-3529e5f81e32?tab=attachments), RESO P2025-0226 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/b2acb690-ecf3-4136-81f3-6f249740df29?tab=attachments), RESO P2025-0073 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/54adfdce-9c81-4af8-ac68-10904f29584f?tab=attachments) and RESO P2025-0198 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/71ebe4f1-d730-47c7-9fb7-a27fc83a165b?tab=attachments) print date of memorialization March 31, 2026. One roll call on eight resolutions read by a speaker not named ('We have eight resolutions', 3:09:48). 'Can I get a second? Second.' (11566.2-11567.5 s); 'Second.' (11569.5 s); mover and seconder not named. Roll call 'on a motion to approve the resolutions' from Commissioner Wick (11572.0 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (11573.0-11578.2 s, p 0.99-1.00). 'Motion carries all in favor to memorialize resolutions.' (11578.5 s); no count announced. Every answer heard; eligibility applied per resolution (rule A) on Adam Hanford's decision of 2026-10-20.
Resolution 4 of 8 read under agenda item 22, 'Memorialization of Resolutions' (3:09:14 to 3:13:00); split from the single item 22 on Adam Hanford's Review Desk decision of 2026-10-20. As read: see the item 22 reading list in the checks entry of this date. Hearing: planning-2026-03-31, item 12 (Approved 5-0, t 1:19:56).
22.5 P2024-0206 case

Resolution: preliminary and final major site plan, Team Walker, Inc., 373-379 Communipaw Avenue (read as 'P024-0206')

3:09:14 to 3:13:00 · Memorialized · document
4-0 4 ayes, 0 nays, roll call at 3:12:50
One roll call on 8 resolutions (item 22), split per resolution on Adam Hanford's decision of 2026-10-20: 'Apply rule A per resolution'. Wick answered aye but did not vote at the hearing (planning-2026-03-10, item 13) and is not-voting (rule A). Roll call as heard: RESO P2025-0258 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/a533ccaa-8516-4702-b7ed-3529e5f81e32?tab=attachments), RESO P2025-0226 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/b2acb690-ecf3-4136-81f3-6f249740df29?tab=attachments), RESO P2025-0073 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/54adfdce-9c81-4af8-ac68-10904f29584f?tab=attachments) and RESO P2025-0198 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/71ebe4f1-d730-47c7-9fb7-a27fc83a165b?tab=attachments) print date of memorialization March 31, 2026. One roll call on eight resolutions read by a speaker not named ('We have eight resolutions', 3:09:48). 'Can I get a second? Second.' (11566.2-11567.5 s); 'Second.' (11569.5 s); mover and seconder not named. Roll call 'on a motion to approve the resolutions' from Commissioner Wick (11572.0 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (11573.0-11578.2 s, p 0.99-1.00). 'Motion carries all in favor to memorialize resolutions.' (11578.5 s); no count announced. Every answer heard; eligibility applied per resolution (rule A) on Adam Hanford's decision of 2026-10-20. RESO P2024-0206 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/5a3208b1-58bb-4b82-b678-343948024a6a?tab=attachments) prints 'DATES OF HEARING: March 10, 2026' and 'DATE OF MEMORIALIZATION: March 31, 2026'.
Resolution 5 of 8 read under agenda item 22, 'Memorialization of Resolutions' (3:09:14 to 3:13:00); split from the single item 22 on Adam Hanford's Review Desk decision of 2026-10-20. As read: see the item 22 reading list in the checks entry of this date. Hearing: planning-2026-03-10, item 13 (Approved 6-0, t 1:17:08).
22.6 P2025-0130 case

Resolution: preliminary and final major site plan, McCove Acquisition, LLC (as heard), 626-630 Communipaw Avenue and 105 Harrison Avenue (read as 'P025-0130')

3:09:14 to 3:13:00 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 3:12:50
One roll call on 8 resolutions (item 22), split per resolution on Adam Hanford's decision of 2026-10-20: 'Apply rule A per resolution'. Every member who answered voted at the hearing. Roll call as heard: RESO P2025-0258 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/a533ccaa-8516-4702-b7ed-3529e5f81e32?tab=attachments), RESO P2025-0226 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/b2acb690-ecf3-4136-81f3-6f249740df29?tab=attachments), RESO P2025-0073 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/54adfdce-9c81-4af8-ac68-10904f29584f?tab=attachments) and RESO P2025-0198 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/71ebe4f1-d730-47c7-9fb7-a27fc83a165b?tab=attachments) print date of memorialization March 31, 2026. One roll call on eight resolutions read by a speaker not named ('We have eight resolutions', 3:09:48). 'Can I get a second? Second.' (11566.2-11567.5 s); 'Second.' (11569.5 s); mover and seconder not named. Roll call 'on a motion to approve the resolutions' from Commissioner Wick (11572.0 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (11573.0-11578.2 s, p 0.99-1.00). 'Motion carries all in favor to memorialize resolutions.' (11578.5 s); no count announced. Every answer heard; eligibility applied per resolution (rule A) on Adam Hanford's decision of 2026-10-20. RESO P2025-0130 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/1e0711ce-b8c8-43d3-badd-83c745b517ca?tab=attachments) prints 'DATES OF HEARING: March 24, 2026' and 'DATE OF MEMORIALIZATION: March 31, 2026'.
Resolution 6 of 8 read under agenda item 22, 'Memorialization of Resolutions' (3:09:14 to 3:13:00); split from the single item 22 on Adam Hanford's Review Desk decision of 2026-10-20. As read: see the item 22 reading list in the checks entry of this date. Hearing: planning-2026-03-24, item 12 (Approved 6-0, t 2:08:28).
22.7 P2025-0198 case

Resolution: preliminary and final major site plan, 808 Pavonia Owner Urban Renewal LLC, 808 Pavonia Avenue and 272 Magnolia Avenue (read as 'P025-0198')

3:09:14 to 3:13:00 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 3:12:50
One roll call on 8 resolutions (item 22), split per resolution on Adam Hanford's decision of 2026-10-20: 'Apply rule A per resolution'. Every member who answered voted at the hearing. Roll call as heard: RESO P2025-0258 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/a533ccaa-8516-4702-b7ed-3529e5f81e32?tab=attachments), RESO P2025-0226 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/b2acb690-ecf3-4136-81f3-6f249740df29?tab=attachments), RESO P2025-0073 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/54adfdce-9c81-4af8-ac68-10904f29584f?tab=attachments) and RESO P2025-0198 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/71ebe4f1-d730-47c7-9fb7-a27fc83a165b?tab=attachments) print date of memorialization March 31, 2026. One roll call on eight resolutions read by a speaker not named ('We have eight resolutions', 3:09:48). 'Can I get a second? Second.' (11566.2-11567.5 s); 'Second.' (11569.5 s); mover and seconder not named. Roll call 'on a motion to approve the resolutions' from Commissioner Wick (11572.0 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (11573.0-11578.2 s, p 0.99-1.00). 'Motion carries all in favor to memorialize resolutions.' (11578.5 s); no count announced. Every answer heard; eligibility applied per resolution (rule A) on Adam Hanford's decision of 2026-10-20.
Resolution 7 of 8 read under agenda item 22, 'Memorialization of Resolutions' (3:09:14 to 3:13:00); split from the single item 22 on Adam Hanford's Review Desk decision of 2026-10-20. As read: see the item 22 reading list in the checks entry of this date. Hearing: planning-2026-03-31, item 10 (Approved 5-0, t 0:41:58).
22.8 P2025-0167 case

Resolution: preliminary and major site plan with c variances, MCR Route 440, LLC, Route 440 and the Conrail track south of Interstate 78, decided March 24, 2026 (case number not read; from planning-2026-03-24 item 11)

3:09:14 to 3:13:00 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 3:12:50
One roll call on 8 resolutions (item 22), split per resolution on Adam Hanford's decision of 2026-10-20: 'Apply rule A per resolution'. Every member who answered voted at the hearing. Roll call as heard: RESO P2025-0258 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/a533ccaa-8516-4702-b7ed-3529e5f81e32?tab=attachments), RESO P2025-0226 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/b2acb690-ecf3-4136-81f3-6f249740df29?tab=attachments), RESO P2025-0073 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/54adfdce-9c81-4af8-ac68-10904f29584f?tab=attachments) and RESO P2025-0198 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/71ebe4f1-d730-47c7-9fb7-a27fc83a165b?tab=attachments) print date of memorialization March 31, 2026. One roll call on eight resolutions read by a speaker not named ('We have eight resolutions', 3:09:48). 'Can I get a second? Second.' (11566.2-11567.5 s); 'Second.' (11569.5 s); mover and seconder not named. Roll call 'on a motion to approve the resolutions' from Commissioner Wick (11572.0 s): Wick, Stamato, Kaplan, Patel, Gangadin each 'Aye.' (11573.0-11578.2 s, p 0.99-1.00). 'Motion carries all in favor to memorialize resolutions.' (11578.5 s); no count announced. Every answer heard; eligibility applied per resolution (rule A) on Adam Hanford's decision of 2026-10-20. RESO P2025-0167 (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/fd03156f-f3f9-40c6-b72d-a948b394bcb1?tab=attachments), 'In the Matter of MCR RT 440 JC, LLC', case P2025-0167, prints 'Decided on March 24, 2026' and 'Memorialized on March 31, 2026' (tools/resolutions.py parsed only the earlier numbers P22-223 and Z21-068 from it).
Resolution 8 of 8 read under agenda item 22, 'Memorialization of Resolutions' (3:09:14 to 3:13:00); split from the single item 22 on Adam Hanford's Review Desk decision of 2026-10-20. As read: see the item 22 reading list in the checks entry of this date. Hearing: planning-2026-03-24, item 11 (Approved 6-0, t 1:32:49).
23 other

Executive Session, as needed, to discuss litigation, personnel or other matters

3:13:04 · No action
Not taken up on the video; the board moved from memorialization to adjournment at 3:13:04.
24 other

Adjournment

3:13:04 to 3:13:07 · Heard
'Motion to adjourn.' (11584.5 s); 'So moved.' (11587.4 s); speakers not named. No second, voice vote or roll call heard; the video ends at 3:13:12. No clock time stated.

Record drafted 2026-10-19, checked 2026-10-21, reviewed by Adam Hanford (review pending).