Meeting record
Planning Board, May 26, 2026
- Body
- Planning Board
- Date
- May 26, 2026 (regular meeting)
- Video
- city recording, 4h 2m
- Called to order
- 0:00:00
- Adjourned
- 4:02:34
- Agenda
- data.jerseycitynj.gov
- Memorialized resolutions
- jerseycitynj-energovpub.tylerhost.net
- Votes
- 6 confirmed, 1 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
5 other
Correspondence
Opening roll call by a staff member not named, from 'Vice Chair Wick. Here.' (0:00:29 segment): Wick, Barnaby, Stamato, Kaplan, Patel and Madam Chair Gangadin answered here; 'we have six commissioners present, we have a quorum' (0:01:09). Swearing in of staff requested (0:01:11). Staff reported two new-business items requesting to adjourn and re-notice (items 14 and 19, each listed as its own item) and marked the sunshine announcement as B1 (0:02:19). The chair then asked that Commissioner Councilwoman Eleana Little be noted for the record (0:02:29), recorded as a late arrival with no clock time stated.
6 other
ADJOURNMENTS a) Case: P2025-0172 For: Minor Site Plan Address: 219 Freeman Ave Applicant: Amjad Ali Attorney: Stephen Joseph, Esq. Review Planner: Ben Jordan Adjourned to the July 28, 2026, Regular Meeting b) Case: P2025-0137 For: Preliminary and Final Major Site Plan with ‘c’ variances Address: 822-826 Pavonia Avenue Applicant: 824 Pavonia LLC Attorney: Stephen Joseph, Esq. Review Planner: Joseph Pangilinan, AICP Adjourned to the July 14, 2026, Regular Meeting c) Case: P2025-0032 For: Preliminary and Final Major Site Plan with ‘c’ Variances Address: 662 Communipaw Ave Applicant: 517 Bergen LLC Attorney: Michael Higgins, Esq. Review Planner: Joseph Pangilinan, AICP Adjourned to the July 14, 2026, Regular Meeting d) Case: P2025-0127 For: Minor Site Plan with ‘c’ Variances Address: 30-32 Waverly St Applicant: Waverly Homes LLC Attorney: Stephen Joseph Review Planner: Sophia E. Pereira Adjourned to the July 14, 2026, Regular Meeting
Grouped line for the four adjournments a) to d). None was read on the video: correspondence covered only items 14 and 19 (0:01:26), and the chair went on to old business (0:03:11). No motion or vote was taken. The adjourned dates (July 14 and July 28, 2026) are as printed on the agenda, not as heard.
14 P23-043 case
Case: P23-043 For: Preliminary and Final Major Site Plan with ‘c’ variances Address: 300 Communipaw Avenue Attorney: Eugene P. O’Connell, Esq. Review Planner: Cameron Black, AICP, PP Block: 15802 Lot(s): 25.01 Ward: A Zone: Morris Canal RDP - TOD West Description: Applicant proposes to construct twenty (20) units of residential housing in three (3) buildings. Building B: 14 Units; Building C: 4 Units; Building D: 2 Units. Including 45 automobile parking spaces with EV charging stations. Variances: Green Area Ratio Adjourned from February 10, 2026, and March 24, 2026, with preservation of notice
Announced under correspondence by staff: 'They have requested to adjourn and they will re-notice for July 28th' (0:01:50). The chair repeated it for the public: 'this matter has been adjourned and it will be re-noticed for July 28' (0:02:41). Recorded as Carried to July 28, 2026 with new notice. The minutes file gives number null; the agenda prints 'P23-043'. No motion or vote was heard.
19 P2024-0240 case
Minor Site Plan with ‘c’ Variances, 916 & 918 West Side Avenue
Announced under correspondence by staff: 'They've requested to adjourn and they will re-notice for June 30th' (0:02:14). The chair repeated it for the public (0:02:55). Recorded as Carried to June 30, 2026 with new notice. No motion or vote was heard.
10 P2024-0229 case
Case: P2024–0229 For: Review and discussion of Master Plan Amendment within Caven Point Redevelopment Plan Petitioner: Pulte Homes of NJ, Limited Partnership Attorney: James C. McCann, Esq. Review Planner: Matthew da Silva, AICP, PP Carried from the May 12, 2026, regular meeting with preservation of notice. Testimony taken.
Called by the chair under old business together with item 11 (0:03:11). The minutes file gives number null; the agenda prints 'P2024–0229'. Heard jointly with item 11 (see its notes). The applicant's attorney, James McCann, said the master plan amendment presentation would be held until after the objectors' testimony on the site plan (0:10:18). Objector witness Carlos Rodriguez, a planner called by Cynthia Hadjiannis (counsel for Port Liberté Condominium Association No. 1), was taken out of order and testified on the amendment only (2:20:11 to 2:31:05): on whether the board or the governing body is the body to amend the plan (citing Ordinance 10-148), the plan's walkway and master-plan provisions, and its 40-year sunset clause; the applicant objected to the sunset testimony and the objection was sustained ('Sustained, sir, we're moving on from that argument', 2:30:49), speaker not named (2:28:54 to 2:30:49). Mr. McCann reserved cross-examination; Mr. Rodriguez is to be brought back (2:31:31). The public portion was opened 'on case P2024-0029' as heard (3:29:26; see the public-comment item). Carried to a special meeting on June 16, 2026 at 5:30 p.m. on Zoom, with new notice (3:51:57 to 3:53:01). No vote on the application was taken.
11 P2024-0182 case
Preliminary and Final Major Site Plan and Interim Use, 200 Chapel Avenue
- 0:06:42 Unidentified: An elected official not named on the video (addressed as 'Councilman' and 'Commissioner'), given time by the chair, spoke on whether the Caven Point redevelopment plan was still in effect and on the project's share of waterfront walkway and road maintenance.
- 0:10:58 Unidentified: A board member asked whether the applicant would contribute to a fund for the waterfront walkway or road maintenance; the applicant's attorney said no recorded document required it.
- 1:30:03 Unidentified: A board member asked the objectors' engineer how runoff is handled when tidal flooding and rainfall occur at the same time.
- 2:59:18 Unidentified: A board member asked whether the DEP emails shown by the applicant's engineer were an official DEP interpretation or a reviewer's opinion.
- 3:22:32 Unidentified: A board member asked the objectors' engineer which regulation required the tidal-flood analysis.
Called by the chair with item 10 (0:03:27 segment); petitioner Pulte Homes of New Jersey. A speaker not named said 'Madam Chair and Commissioners, I'm going to have to recuse myself on those two issues' and 'I'll be available if you need me' (0:03:55 to 0:03:59); Commissioner Stamato was not called in the later roll calls (see needs_checking). Appearances: James McCann (Connell Foley) for the applicant; Martin Cavillar (as heard) for Port Liberté Homeowners Association; Cynthia Hadjiannis for Port Liberté Condominium Association No. 1; William Rodriguez (Griffin Alexander) for Condominium Association No. 3, observing only (0:03:59 to 0:05:19). Answering counsel's question addressed to 'Cameron' (0:05:37), a staff member said 'we actually have the exact same board that we had at the April 28th meeting' (0:06:01). Mr. McCann rested the site plan case subject to rebuttal and summation (0:09:43). Ms. Hadjiannis raised a 1980s waterfront development permit and easement; exhibits O-2 and O-3 (recorded easement documents) and A-29 (an October 10, 2017 NJDEP coastal jurisdictional determination letter) were marked (0:12:41 to 0:24:07). Objector case for the HOA (0:24:07): planner Michael Pesolano (sworn 0:31:12; report of February 3, 2026 marked O-4) on retaining-wall height, emergency access easement, sight lines, circulation, aisle widths and guest parking; engineer Nancy Wong (spelled 'W-A-N-G' as heard; ONS Associates; report of January 30, 2026 marked O-5) on stormwater discharge under 100-year tidal flood conditions, freeboard at the emergency access and yard drain overtopping (0:57:28 to 1:34:07). Short recess for the applicant to set up (1:34:13 to 1:38:56). Cross-examination of Ms. Wong with exhibit A30 (22-page slide deck including N.J.A.C. 7:8-5.6) (1:38:56 to 2:16:56). Ten-minute break (2:17:30). Fact witness for Condominium Association No. 1 (2:32:15 to 2:43:21). Applicant rebuttal: engineer Brian Wiesner (Langan) with exhibits A27, A28, A22 and A31 (a 2024 email chain with NJDEP), over the objection of counsel (2:43:21 to 3:04:22); planner Sean Moronski on aisle widths, parking dimensions and the visual impact assessment (A23) (3:05:31 to 3:18:39). Ms. Wong recalled (3:18:56 to 3:24:23). Five-minute break (3:25:44 segment); the chair set a hard stop at 10:15 and three minutes per public speaker (3:26:07). Public portion 3:29:26 to 3:50:31 (see the public-comment item), closed by roll call (motion-close-public). Carried to a special meeting on June 16, 2026 at 5:30 p.m. on Zoom, with new notice; the remaining public, summations and a vote are to follow (3:51:57 to 3:53:01). Mr. McCann consented to an extension of time for the board to act (3:52:38).
13 P2025-0099 case
Preliminary and Final Major Site Plan, 53 Beacon Avenue
Benjamin Wine, for the applicant, said the item would not be reached and asked to be adjourned to the next meeting, with re-notice for the virtual meeting (3:26:43 to 3:27:04). June 9, 2026 agreed, subject to the notice deadline; otherwise two weeks later (3:27:29 to 3:27:46). Recorded as Carried to June 9, 2026 with new notice. No motion or vote was heard.
9 P2025-0067 case
Preliminary and Final Major Site Plan with ‘c’ variances, 8-16 Lott Street & 625-639 Newark Avenue
Mr. Harrington, for the applicant, asked that 'agenda item number 9P2025-0067' be carried to the June 9 meeting with re-notice (3:27:58); 'We are also extending the June 9th date to Mr. Harrington' (3:28:27 segment). Recorded as Carried to June 9, 2026 with new notice. No motion or vote was heard.
15 P2025-0068 case
Preliminary and Final Major Site Plan with variances, 597 Marin Boulevard aka 166 4th Street
After the chair asked 'How about Mr. Lien who's standing behind Mr. Harrington?', a speaker not named ('If I could just take care of one other item, the Marin Boulevard'): 'That's P2025-0068 ... July 14th for that one. Correct. July 14th.' (3:28:27 segment); 'Since we're noticing for all these ... They're going to be noticed' (3:28:57 segment). Recorded as Carried to July 14, 2026 with new notice. No motion or vote was heard.
8 P2025-0106 case
Preliminary and Final Major Site plan amendments, 342 Johnston Avenue
Mr. Leane, for the applicant: 'I had number eight on the agenda, P2025-0106 ... we're going to put this on June 30th ... and yeah, we'll re-notice' (3:28:57 segment). Recorded as Carried to June 30, 2026 with new notice. No motion or vote was heard.
16-18 other
Items 16 (P20-168, 417-427 Hoboken Avenue), 17 (P2024-0106, 120 Theodore Conrad Drive) and 18 (P2025-0160, 89 Ocean Avenue), not reached
Grouped line for agenda items 16, 17 and 18 (agenda: each carried from March 24, 2026 with preservation of notice). None was read or mentioned on the video; after the carries of items 13, 9, 15 and 8 the chair opened the public portion on items 10 and 11 (3:29:26) and the board did not return to them. No motion or vote was taken.
10 P2024-0229 public comment
Public portion on P2024-0229 and P2024-0182, Caven Point Redevelopment Plan master plan amendment and 200 Chapel Avenue
Opened by the chair 'on case P2025-0, sorry, P2024-0029' (as heard, 3:29:26); speakers called in height order, three minutes each. Six members of the public spoke; the chair said the sixth would be the last for the evening (3:46:58). The remaining public is to be heard at the June 16, 2026 special meeting (3:52:50 segment). Closed by roll call (motion-close-public).
motion-close-public motion
Motion to close the public portion on P2024-0229 and P2024-0182
5-1 5 ayes, 1 nay, roll call at 3:51:30 as heard, unconfirmedRests on the window re-transcription 13870-13925 s, which hears every answer called: Wick 'Aye.' (13895.3 s, p 0.95), Barnaby 'Aye.' (p 1.00), 'Commissioner Councilwoman Little.' 'Nay.' (13901.5 s, p 0.94), Kaplan 'Aye.' (p 1.00), Patel 'Aye.' (13907.4 s, p 1.00), Gangadin 'Aye.' (13909.4 s, p 1.00). The full pass heard no answer from Patel and Kaplan's at p 0.52. Roll call by a staff member not named, from 'Chair Wick, Vice Chair Wick' (3:51:30). Announced 'Motion carries to close the public portion. Five in favor, one oppose.' (13910.4 to 13915.1 s), which agrees with the six answers heard. Stamato was not called (see needs_checking: recusal from items 10 and 11). Motion 'I see no one else from the public, I make a motion to close public portion' (3:51:12) and 'Second' (3:51:21), speakers not named; procedural roll call, recorded as heard. No resolution records this motion. Commissioner Stamato was not called and is recorded not-voting (Adam Hanford, review of 2026-10-20).
The chair asked for a motion to close public comments (3:51:01); a speaker asked whether public comment would be reopened at the following meetings, answered 'Yes' (3:51:22 to 3:51:26).
20.1 P2026-0051 case
5-0 5 ayes, 0 nays, roll call at 3:56:09Held: every eligible answer heard, but validate.py does not yet accept a memorialization roll call published with an ineligible member not-voting (EDITORIAL.md section 4 says it does not hold); see needs_checking. Consent roll call with items 20.1 to 20.6. Rests on the window re-transcription 14160-14195 s, which hears every answer called: Wick 'Aye.' (14172.1 s, p 0.98), Barnaby (p 1.00), 'Commissioner Little.' 'Aye.' (14175.2 s, p 1.00), then 'Councilwoman Little.', Kaplan (p 1.00), Patel 'Aye.' (14181.4 s, p 1.00), 'And Chair Gangaden.' 'Aye.' (14183.1 s, p 1.00); the full pass heard Wick at p 0.45 and no answer from Gangadin. Roll call by a staff member not named, from 'Vice Chair Wick' (3:56:09); 'Okay, motion carries, all in favor to memorialize resolution' (3:56:22). No count announced. No motion or second heard. Decided May 12, 2026 (as read; planning-2026-05-12, item 9). Not eligible (EDITORIAL.md section 4, rule A): Patel answered aye but had left the May 12 meeting before that vote (planning-2026-05-12 attendance, 0:27:01); Stamato was absent on May 12 (planning-2026-05-12 attendance) and was not called here. Both recorded not-voting. RESO P2026-0051 (decided May 12, 2026; memorialized May 26, 2026): https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/63db296a-4ca5-406f-84de-2440e5729e98?tab=attachments; its table is the May 12 roll call, not a record of this one. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish all six, Stamato not-voting where not called'); hearing planning-2026-05-12, item 9. Patel answered aye but did not vote at the hearing (planning-2026-05-12, item 9): not-voting (rule A); Stamato was present but not called; not-voting on Adam's decision.
Memorialization of resolutions (agenda item 20), read by a staff member not named: 'Application number P2026-0051, decided on May 12, 2026, memorialized May 26, 2026. It's application for extension of preliminary and final major site plan approval' (3:54:16 to 3:54:24); no applicant or address read.
20.2 P2025-0180 case
5-0 5 ayes, 0 nays, roll call at 3:56:09Consent roll call with items 20.1 to 20.6; answers as in item 20.1, resting on the window re-transcription 14160-14195 s (Gangadin 'Aye.' 14183.1 s, p 1.00; Stamato not called). Decided May 12, 2026 (as read; planning-2026-05-12, item 15). Stamato was absent on May 12 (planning-2026-05-12 attendance): not eligible, not-voting. Patel answered aye (14181.4 s, p 1.00) but had left the May 12 meeting before that vote (planning-2026-05-12 attendance, 0:27:01), so is recorded not-voting (rule A); RESO P2025-0180 lists Patel yes, and that disagreement is open in planning-2026-05-12 needs_checking, so Patel's eligibility here is held (needs_checking). RESO P2025-0180 (decided May 12, 2026; memorialized May 26, 2026): https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/9a03e85b-9fe8-44d9-8b59-1b008b26c21a?tab=attachments; its table is the May 12 roll call, not a record of this one. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish all six, Stamato not-voting where not called'); hearing planning-2026-05-12, item 15. Patel answered aye but did not vote at the hearing (planning-2026-05-12, item 15): not-voting (rule A); Stamato was present but not called; not-voting on Adam's decision.
Read as 'case number P2025-0180, address 113-115, Oak Street, Jersey City, New Jersey, block 19503, lot 3, decided on Tuesday, May 12, 2026, memorialized on Tuesday, May 26, 2026, which is an application for minor subdivision approval with C variances' (3:54:29).
20.3 P2024-0223 case
4-0 4 ayes, 0 nays, roll call at 3:56:09Consent roll call with items 20.1 to 20.6; answers as in item 20.1, resting on the window re-transcription 14160-14195 s (Gangadin 'Aye.' 14183.1 s, p 1.00). Decided March 31, 2026 (as read; planning-2026-03-31, item 19). Little and Barnaby answered aye but were not on the board at that hearing (planning-2026-03-31 attendance; members.json term_start 2026-04-28), so are recorded not-voting (rule A). Stamato voted at that hearing (RESO P2024-0223 lists Stamato yes) but was not called here: no answer heard, so the roll call is held (needs_checking). RESO P2024-0223 (decided March 31, 2026; memorialized May 26, 2026, as printed in its text; tools/resolutions.py did not parse the dates): https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/c28ad878-35ae-4555-9df5-819d8ba8a361?tab=attachments; its table is the March 31 roll call, not a record of this one. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish all six, Stamato not-voting where not called'); hearing planning-2026-03-31, item 19. Barnaby answered aye but did not vote at the hearing (planning-2026-03-31, item 19): not-voting (rule A); Little answered aye but did not vote at the hearing (planning-2026-03-31, item 19): not-voting (rule A); Stamato was present but not called; not-voting on Adam's decision.
Read as 'case number P2024-0223, applicant 3 Orchard Holding, LLC, address 3 Orchard Street, Jersey City, New Jersey, Block 15201, Lot 48, decided on Tuesday, March 31st, 2026, memorialized on Tuesday, May 26th, 2026, application for minor site plan approval with C variances' (3:54:50).
20.4 P2025-0224 case
6-0 6 ayes, 0 nays, roll call at 3:56:09Consent roll call with items 20.1 to 20.6; answers as in item 20.1, resting on the window re-transcription 14160-14195 s (Gangadin 'Aye.' 14183.1 s, p 1.00). No hearing date read; matched to planning-2026-04-28, item 10 (hearing April 28, 2026), where all seven members of this roll call voted aye. Stamato voted at that hearing but was not called here: no answer heard, so the roll call is held (needs_checking). RESO P2025-0224 (date of hearing April 28, 2026; date of memorialization May 26, 2026): https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/9f7d56dc-cce9-45a0-a1fb-8dcf384f49ae?tab=attachments; its table is the April 28 roll call, not a record of this one. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish all six, Stamato not-voting where not called'); hearing planning-2026-04-28, item 10. Stamato was present but not called; not-voting on Adam's decision.
Read as 'case number P2025-0224, applicant Deet Patel for two-year extension of preliminary and final major site plan approval with C deviations address 16 Van Riepen Avenue, block 7903, lot 32.01, Jersey City, New Jersey' (3:55:13); applicant name as heard; no decided date read.
20.5 P2026-0001 case
Resolution of the Planning Board recommending an amendment to the Transit Proximity Bonus in Zone 1 of the Jackson Hill Redevelopment Plan
5-0 5 ayes, 0 nays, roll call at 3:56:09Held: every eligible answer heard, but validate.py does not yet accept a memorialization roll call published with an ineligible member not-voting; see needs_checking. Consent roll call with items 20.1 to 20.6; answers as in item 20.1, resting on the window re-transcription 14160-14195 s, which hears every answer called (Wick p 0.98, Barnaby, Little, Kaplan, Patel and Gangadin p 1.00). No case number or date read; matched to P2026-0001 (planning-2026-05-12, item 14, voted May 12, 2026); the match is confirmed by RESO P2026-0001 ('Recommending an Amendment to the Transit Proximity Bonus in Zone 1 of the Jackson Hill Redevelopment Plan'; Date of Hearing May 12, 2026; Date of Memorialization May 26, 2026, as printed in its text; tools/resolutions.py did not parse the dates): https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/c743b73b-57e4-4eff-bd83-22eed5c1dd6b?tab=attachments; its table is the May 12 roll call, not a record of this one. Not eligible (rule A): Patel answered aye but had left the May 12 meeting before that vote (planning-2026-05-12 attendance, 0:27:01; the resolution's table does not list Patel); Stamato was absent on May 12 and was not called here. Both recorded not-voting. No count announced; no motion or second heard. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish all six, Stamato not-voting where not called'); hearing planning-2026-05-12, item 14. Patel answered aye but did not vote at the hearing (planning-2026-05-12, item 14): not-voting (rule A); Stamato was present but not called; not-voting on Adam's decision.
Read as 'next resolution of the planning board of the city recommending an amendment to the transit proximity bonus in zone one of the Jackson Hill redevelopment plan' (3:55:36 segment).
20.6 P2026-0003 case
5-0 5 ayes, 0 nays, roll call at 3:56:09Held: every eligible answer heard, but validate.py does not yet accept a memorialization roll call published with an ineligible member not-voting; see needs_checking. Consent roll call with items 20.1 to 20.6; answers as in item 20.1, resting on the window re-transcription 14160-14195 s, which hears every answer called (Wick p 0.98, Barnaby, Little, Kaplan, Patel and Gangadin p 1.00). Decided May 12, 2026 (as read; planning-2026-05-12, item 20). Not eligible (rule A): Patel answered aye but had left the May 12 meeting before that vote (planning-2026-05-12 attendance, 0:27:01; RESO P2026-0003's table does not list Patel); Stamato was absent on May 12 and was not called here. Both recorded not-voting. No count announced; no motion or second heard. RESO P2026-0003 (decided May 12, 2026; memorialized May 26, 2026): https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/d48ccd1f-7b3c-43d3-8130-910520c3f7fa?tab=attachments; its table is the May 12 roll call, not a record of this one. Applied on Adam Hanford's Review Desk decision of 2026-10-20 ('Publish all six, Stamato not-voting where not called'); hearing planning-2026-05-12, item 20. Patel answered aye but did not vote at the hearing (planning-2026-05-12, item 20): not-voting (rule A); Stamato was present but not called; not-voting on Adam's decision.
Read as 'case number P2026-0003 address 210 through 212 Bergen Avenue ... block 23405 lot six decided on Tuesday, May 12, 2026 memorialized on Tuesday, May 26, 2026 application for minor subdivision approval. Done.' (3:55:36 segment, 14149.0 to 14166.9 s).
22 motion
Adjournment
'Madam Chair, motion to adjourn' (4:02:22 segment), 'Second.' (4:02:34), speakers not named; no vote was taken; 'All right, we're adjourned' (4:02:36). adjourned.t is the segment of the seconded motion; no clock time stated. Before adjourning, the board and staff discussed a test Zoom meeting on Monday, June 1 at 3:30 p.m. and the conduct of virtual meetings (3:56:39 to 4:02:20). Agenda item 21 (Executive Session) was not held; the 4:02:22 segment reads 'You can tell me an executive session following our test run' as heard.
Record drafted 2026-10-19, checked 2026-10-19, reviewed by Adam Hanford (review pending).