Meeting record
Planning Board, June 16, 2026
- Body
- Planning Board
- Date
- June 16, 2026 (special meeting)
- Video
- city recording, 6h 2m
- Called to order
- 0:00:00 (5:39 p.m.)
- Adjourned
- 6:01:27
- Agenda
- data.jerseycitynj.gov
- Memorialized resolutions
- jerseycitynj-energovpub.tylerhost.net
- Votes
- 4 confirmed
The Planning Board publishes no written minutes, so the votes and attendance on this page are as heard on the video and are marked unconfirmed until a memorialized resolution confirms them (see the
vote rule).
Attendance
Items
5 other
Correspondence
Sunshine announcement by a staff member not named (0:00:39). Opening roll call by a staff member not named, from 'Vice Chair Wick. Here.' (0:00:55 segment, 78.3 s): Wick, Stamato, Patel and Kaplan answered here (p 0.90 to 0.99); 'Commissioner Councilperson Little.' (91.1 s) was followed by 'here' at p 0.05; 'Madam Chair Congadent, here' (as heard, 0:01:32); 'we have six commissioners in attendance, we have a quorum' (0:01:32), which fills Little's answer (attendance from_count). Staff ('Ben, Sophia, Matt') sworn (0:01:32 segment). 'We have no correspondence for this meeting' (0:01:32 segment).
6 other
Agenda items not read on the video (6 Adjournments, 12 New Business, 13 Memorialization of Resolutions)
Grouped line. The agenda prints the headings 6 (ADJOURNMENTS), 12 (NEW BUSINESS) and 13 (Memorialization of Resolutions) with no case or resolution listed under them. None was read on the video: after correspondence the chair went on to old business ('I would like to go on to old business', 0:01:32 segment) and the board did not return to them. No motion or vote was taken. Item 14 (Executive Session) is in the notes of item 15.
8 P2026-0072 case
7-0 7 ayes, 0 nays, roll call at 0:13:07Rests on the full pass, which hears every answer called. Roll call by a staff member not named, from 'Vice Chair Wick?' (0:13:07 segment, 790.3 s): Wick 'Aye.' (791.7 s, p 0.99), Stamato (794.4 s, p 1.00), Patel (796.5 s, p 1.00), Kaplan (799.6 s, p 1.00), 'Commissioner Councilperson Little?' 'Aye.' (803.2 s, p 1.00), Capers (806.7 s, p 1.00), 'Madam Chair Gangadin.' 'Aye.' (810.2 s, p 0.97). 'Motion carries. All in favor.' (0:13:27); no count announced. Barnaby (noted 0:15:38) and Conaway (0:30:05) had not yet joined. Capers was sworn in (0:04:01 to 0:05:21) before the case was heard. Motion to approve 'with all staff recommendations and original questions' (as heard, 0:12:53) and 'I second it' (0:13:07), speakers not named. Second record: RESO P2026-0072 on EnerGov (date of hearing June 16, 2026; memorialized July 14, 2026), 'VOTE: 7-0', YES for Gangadin, Wick, Little, Stamato, Patel, Kaplan and Capers; it extends the approval to February 7, 2027. The resolution's vote table does not list Commissioners Barnaby and Conaway; absent as heard on the video (minutes.omitted).
- 0:05:57 Attorney: Veronica Chmiel (Connell Foley), for LLCK Investment Ventures, requested a two-year extension of final site plan approval, to February 7, 2027, and said three family members in the applicant entity, in charge of the project's construction, had died over the past year (0:07:12).
- 0:08:03 Unidentified: A speaker not named asked whether the application was eligible under the statute for an extension of more than one year; the applicant's attorney cited N.J.S.A. 40:55D-52 (heard as '40 colon 55 D dash 52 C').
- 0:10:06 Unidentified: A board member asked why the extension request was filed late; the applicant's attorney said the client came to the firm in the spring and the request was filed in April.
- 0:12:35 Staff: A staff member addressed as Ben, filling in for the review planner ('Cam'), recommended approval provided the applicant agreed to the conditions of case P20-022; the applicant's attorney agreed.
The chair began to call the case under old business (0:01:32 segment); staff interrupted to promote commissioners from the attendees, and Commissioner Chris Capers was noted in attendance (0:03:09), welcomed as the newest member and sworn in by the board attorney (0:03:39 to 0:05:21). The chair called the case again (0:05:25): site plan extension, 169 Culver Avenue. The applicant's attorney gave the underlying case as 'P22-082' (as heard, 0:05:57); staff and the agenda give P20-022; RESO P2026-0072 gives P22-082 (see needs_checking). The attorney said the approval was memorialized February 7, 2023 and the request was retroactive. Public portion opened (0:10:38); one attendee was promoted and did not speak (0:10:47 to 0:12:20). A motion to close the public portion and a second were heard (0:11:46 segment), speakers not named; no vote was taken. Agenda: Block 22102, Lot 16, Ward B, Residential district of the West Side Avenue Redevelopment Plan; request to extend the approvals of P20-022 for two years.
9 P2026-0085 case
7-0 7 ayes, 0 nays, roll call at 0:17:11Rests on the full pass. Roll call by a staff member not named, from 'Vice Chair Wick' (0:17:11, 1033.9 s): Wick 'Aye' (1035.1 s, p 0.81), Stamato (1037.7 s, p 1.00), Patel (1039.8 s, p 1.00), Kaplan (1041.9 s, p 1.00), 'Commissioner Councilperson Little' 'Aye' (1045.5 s, p 0.99), Capers (1049.1 s, p 1.00), 'Madam Chair Gongadin' 'Aye' (1051.9 s, p 1.00). 'Motion carries' (0:17:32); no count announced. Barnaby, noted by the chair as having joined (0:15:38), was not called and is recorded not-voting (see needs_checking). Conaway had not yet joined (0:30:05). Motion to approve 'with all original staff recommendations and conditions' (0:17:01), speaker not named; no second was heard before the roll call. No second record matched: tools/resolutions.py found: false. The candidate RESO P2026-0085 on EnerGov ('Application No. P26-0085', decided June 16, 2026, memorialized June 30, 2026) prints 'VOTE: 6-0' and does not list Capers or Barnaby (see needs_checking); it is not used as a second record. The resolution (RESO P2026-0085, 'P26-0085') prints 6-0 and does not list Commissioner Capers, heard aye, or Barnaby, who had just joined and was not called (not-voting). Published as heard on Adam Hanford's review of 2026-10-20.
- 0:14:21 Attorney: Adam Lazarus, for McAdoo Plaza LLC, requested a third extension, to September 2026, and said litigation over the approval was expected to be resolved within two weeks.
- 0:16:32 Staff: A staff member addressed as Ben recommended approval provided the applicant agreed to the conditions of the original approval, P21-003; the applicant agreed.
Called by the chair (0:13:34): site plan extension, 1A Martin Luther King Drive; attorney Benjamin Wine; Adam Lazarus of the same firm appeared (0:13:50, 0:14:21). The attorney said the first two extensions were granted in 2023 and that this would be the third and final one. The chair noted Commissioner Barnaby joining (0:15:38). Public portion opened (0:16:11); no hands raised (0:16:24); the chair closed it (0:16:28) with no motion or vote heard. Agenda: Block 27001, Lot 13, Ward A, Jackson Hill Redevelopment Plan; 'One-year extension of P21-003'.
11 P2024-0182 case
Preliminary and Final Major Site Plan and Interim Use, 200 Chapel Avenue
5-1 5 ayes, 1 nay, roll call at 5:52:38Rests on the full pass. Roll call by a staff member not named, from 'Hey, Vice Chair Wick' (5:52:38); members explained their votes: Wick 'I am going to vote aye tonight' (21203.6 s, p 0.96); Patel 'I would aye.' (21229.3 s, p 0.99); Barnaby 'so I'm going to vote no.' (21252.8 s, p 1.00); 'Commissioner Kaper.' (5:54:15), answered by a speaker not named 'he's ineligible to vote' (5:54:20); 'Councilperson Little.' 'I am going to vote aye.' (21358.6 s, p 0.98); Kaplan 'I'll vote aye.' (21437.7 s, p 0.97); 'And Madame Chair Gangadin' 'my vote is aye' (21502.4 s, p 0.80). The announced count 'Five in favor, one opposed' (5:58:41) agrees with the answers heard. Not eligible (EDITORIAL.md section 4): the board attorney advised that Capers (0:19:39) and Conaway (0:33:34) could not vote because neither had certified reading or watching the earlier hearings; both recorded not-voting; Conaway was not called. Stamato was not called; a speaker not named recused from this matter when it was called (0:18:05; see needs_checking). Motion 'to approve case P2024-0182 as presented to the board with all conditions stated this evening and staff recommendations' (5:52:21) and 'Second that' (5:52:35), speakers not named. Second record: RESO P2024-0182 on EnerGov (dates of hearings include June 16, 2026; memorialized July 28, 2026, re-memorialized August 11, 2026), 'VOTE: 5-1': YES Gangadin, Wick, Little, Patel, Kaplan ('Kaplin'); NO Barnaby. Tally and outcome agree; the table does not list Stamato, Capers or Conaway, recorded not-voting here (present), so the vote is held (see needs_checking). Commissioner Stamato recused from this matter at 0:18:05 (identified on Adam Hanford's listening of 2026-10-20); Capers and Conaway were not eligible on the board attorney's advice. The resolution (RESO P2024-0182) gives 5-1 and lists only the six who voted.
- 0:19:39 Santo Alampi (Board Attorney): The board attorney advised that Commissioner Capers could not vote on the matter because Capers had not certified reading or watching all of the earlier hearings, and that six commissioners were eligible.
- 2:13:49 Attorney: James McCann, for the applicant, answered the public comments: parking, loading and refuse would be kept inside the site, lot 15 is not burdened by the waterfront walkway easement, and the project is 168 condominium units.
- 2:30:01 Christopher Capers: Commissioner Capers said the residents had raised valid points, that the applicant should share in the walkway cost though that was outside the board's control, and that a new redevelopment plan should be used.
- 5:28:57 Staff: The review planner for the site plan (addressed as Sophia) said the plan complied with all applicable standards with no variances, and that staff had recommended reorienting the streets, parking and buildings, which the applicant did not adopt.
- 5:45:51 Unidentified: A board member asked whether a contribution to the waterfront walkway could be a condition of approval; the board attorney said a condition that the applicant follow all DEP permit requirements, or obtain a DEP letter on the permit, would be within the board's jurisdiction.
Called by the chair (0:17:36): 200 Chapel Avenue, applicant Pulte Homes of New Jersey Limited Partnership. A speaker not named said 'with great regret, I have to refuse [recuse] myself in reference to this matter' (0:18:05) and the chair replied 'Thank you so much for attending and have a great night' (0:18:13). The chair read the earlier hearing dates: July 15, August 12, September 9 and October 28, 2025; April 28 and May 26, 2026 (0:18:29). Heard jointly with item 10 (P2024-0229), announced together at 0:23:50 to 0:24:22. Appearances (0:23:38 to 0:35:34): James McCann and Rebecca Mariello (Connell Foley) for the applicant; Cynthia Hadjiannis for Port Liberté Condominium Association No. 1; Martin Caballar (as heard; Vector NEPC) for Port Liberté Homeowners Association, Inc.; William Rodriguez (Griffin Alexander) for Port Liberté Condominium Association No. 3. The board attorney marked the re-notice package for the Zoom special meeting as exhibit A32 (0:27:35) and set out the order of proceedings (0:27:35 to 0:30:05). Commissioner Samuel Conaway III was noted (0:30:05) and sworn in by the board attorney (0:30:55 to 0:32:48); the attorney advised Conaway was not eligible to vote (0:33:34). Continued public portion 0:37:28 to 2:13:35 (see the public-comment item). The applicant's attorney answered public comments (2:13:49 to 2:24:53), including 19 four-storey buildings about 54 feet high, two parking spaces per home and 80 guest spaces (2:23:50). Board questions to the board attorney on the redevelopment plan's expiration and the walkway (2:25:10 to 2:30:35). Ms. Hadjiannis's objection to the characterisation of jurisdiction was held to the closing statements (2:32:14 to 2:34:42). Closing statements for both applications (4:28:13 to 5:21:21): Ms. Hadjiannis (4:28:27); Mr. Caballar on the site plan, asking for denial on the redevelopment plan's expiration, the easement and tidal-flood calculations (4:36:08); Mr. Rodriguez (4:52:56); Mr. McCann (4:59:50), who offered stipulations that the public offering statement would bar parking on the public right of way and use of Port Liberté common facilities (5:03:38). Breaks: 1:47:08 segment ('It is now 7.26 and we'll be back at 7.40'; back to order at 7330.6 s in the same segment), 3:39:21 (to 3:51:49) and 5:21:21 (to 5:28:01). Staff comments on both applications (5:28:30); the applicant agreed to the conditions of the staff report dated May 2025 and noted the interim use request for a sales trailer for three years or until all units are sold (5:32:46 to 5:33:27). Conditions discussed before the vote (5:47:41 to 5:48:21), speakers not named: a written confirmation letter from the DEP on the contribution status, that the easement exists, and that all applicable DEP permits are followed; the motion was 'with all conditions stated this evening'. Agenda: Block 27503, Lot 15, Ward A, Caven Point Redevelopment Plan; 168-unit townhome development and interim use sales trailer for three years.
11 P2024-0182 public comment
Continued public portion on P2024-0182, 200 Chapel Avenue
Continued from May 26, 2026; the chair said six members of the public had spoken then and the list would continue from number seven (0:37:28). Three minutes per speaker; the board attorney said those who spoke on May 26 would not be heard again (0:35:57). Ten-minute break in the 1:47:08 segment, back to order at 7330.6 s. The chair asked to close the public portion (2:07:29) and further hands were then taken. Closed: 'I'd like to close the public portion' (2:13:22), 'I'll second, Madam Chair' (2:13:32), speaker not named; 'Public comment is closed at this time' (2:13:35). No vote was taken.
10 P2024-0229 case
Review and discussion of Master Plan Amendment within Caven Point Redevelopment Plan (petitioner Pulte Homes of NJ, Limited Partnership)
5-1 5 ayes, 1 nay, roll call at 5:59:11Rests on the full pass. Roll call by a staff member not named, from 'Vice Chair Wick?' (5:59:11, 21553.8 s): Wick 'Aye.' (21554.8 s, p 0.90), Patel (21560.1 s, p 1.00), Barnaby 'No.' (21564.8 s, p 0.99), Kaplan (21569.1 s, p 1.00), 'Commissioner Little.' 'Aye.' (21574.0 s, p 1.00), 'And Madam Chair Gangadin.' 'Yes.' (21578.5 s, p 0.85) and 'So my vote is aye.' (21604.5 s, p 0.96). The announced count (6:00:05) agrees. Capers and Conaway were not called; the board attorney advised that neither was eligible to vote on these applications (0:19:39; 0:33:34, which names P2024-0182 and P2024-0229): not-voting. Stamato was not called (recusal by a speaker not named at 0:18:05; see needs_checking). Motion 'to approve case P2024-0229 as presented to the board for the review and discussion of the master plan amendment with Cabin Point redevelopment plan' (as heard, 5:58:55) and 'Second.' (5:59:11), speakers not named. No second record matched: tools/resolutions.py found: false. The candidate RESO P2024-0229 on EnerGov ('CASE: P2024-0229', dates of hearings include June 16, 2026, memorialized July 28, 2026) prints 'VOTE: 5-1' with the same table as RESO P2024-0182 and does not list Stamato, Capers or Conaway (see needs_checking). Commissioner Stamato recused (0:18:05); Capers and Conaway not eligible. The resolution (RESO P2024-0229) prints 5-1 with the same six names. Published as heard on Adam Hanford's review of 2026-10-20.
- 2:35:54 Attorney: James McCann, for the petitioner, described the amendment as a conforming amendment that reduces the density, building coverage and height recorded for the site and combines three phases into one.
- 2:46:20 Applicant: The petitioner's engineer, Brian Waisner (as heard), testified that the amended plan (exhibit A33, sheet 2) changes lot 15 from 512 units to 168 four-storey townhomes, density from 14.1 to 11.3 dwelling units per acre and building coverage from 13.7% to 12.1%.
- 2:50:05 Unidentified: A board member, addressed afterwards by the board attorney as Commissioner Barnaby (2:53:11 segment), asked whether the amendment and the site plan application were connected.
- 3:07:54 Attorney: Cynthia Hadjiannis cross-examined the petitioner's planner, Sean Moronski (as heard), on the redevelopment plan's master plan provision (section VII F), traffic analysis, walkway provisions and note 13 on the waterfront development permit.
- 5:33:45 Staff: The review planner for the amendment (addressed as Matt) recommended that the board approve the amendment if it approved the site plan.
Announced jointly with item 11 by the applicant's attorney (0:23:50 to 0:24:22); the chair called it at 2:34:42 ('case P2024-0229, which is a review and discussion of the master plan amendments'). The minutes file gives number null; the agenda prints 'P2024–0229' (see needs_checking). Witnesses: engineer Brian Waisner (sworn 2:40:10) and planner Sean Moronski (sworn 3:01:05). Exhibit A33, two sheets: the 2022 Caven Point master plan (Insight Engineering, last revised May 2022) and the proposed 'Port Liberté Amended Residential Phasing and Unit Identification Plan' (Langan, dated 12-12-2024, last updated 7-18-2025) (2:41:15 to 2:46:07). Mr. Moronski gave the master plan thresholds as 20 dwelling units per acre and 25% building coverage (3:03:09 to 3:06:38) and once said '536 units' (3:04:57, as heard). Cross-examination by Ms. Hadjiannis (3:07:54 to 3:22:51); redirect by Mr. McCann with exhibit A31, a June to July 2024 email chain with NJDEP (3:23:33 to 3:31:19); recross (3:31:40 to 3:33:25). Public portion 3:34:53 to 4:28:13 (see the public-comment item). Closing statements and staff comments are in item 11's notes; the review planner said the master plan amendment would be moot without a site plan approval (5:34:48). Voted after item 11. The motion's words were 'to approve'; the board's action is recorded Approved. Action 'Recommended' on Adam Hanford's decision of 2026-10-20: the board reviewed the master plan amendment for the Caven Point Redevelopment Plan and voted on a motion 'to approve case P2024-0229 as presented ... for the review and discussion of the master plan amendment' (5:58:55).
10 P2024-0229 public comment
Public portion on P2024-0229, Caven Point Redevelopment Plan master plan amendment
Opened by the chair, limited to the master plan amendment (3:34:53). Three minutes per speaker; speakers sworn earlier were asked to confirm they remained under oath. Ten-minute break from 3:39:21 ('it is 9.18, 9.19 ... back at 9.30') to 3:51:49. A motion to close and a second (4:25:01, 4:25:05) were followed by one more speaker. Closed: 'I'd like to close the public portion' (4:28:06), 'I second that' (4:28:10), speakers not named; 'Public is closed' (4:28:13). No vote was taken.
15 motion
Adjournment
'Motion to adjourn? Yep. Second? Yes. Second. I'll make a motion to adjourn this meeting. And we have a second.' (6:01:27 segment), speakers not named; no vote was taken. adjourned.t is the segment of the seconded motion; no clock time stated. Agenda item 14 (Executive Session) was not held: 'Do we need an executive session?' (6:00:29) and 'No, I don't think it's needed on my end' (6:01:27 segment). The board attorney welcomed Commissioners Capers and Conaway (6:00:29); a speaker not named replied (6:01:13).
Record drafted 2026-10-19, checked 2026-10-19, reviewed by Adam Hanford (review pending).