Planning Board, August 25, 2026

0:02:07 to 0:02:47 · Carried · document

Announced in correspondence in the 0:02:07 segment ('on our agenda, starting on page 7 in new business, item 23', 0:02:22 word timing): 'this applicant is adjourning they are going to re-notice for September 8th that is our next regularly scheduled meeting in person' (0:02:38 to 0:02:47). Recorded as Carried to September 8, 2026 with new notice. The board attorney (addressed as 'counsel', 0:03:35) said anything adjourned requires new notice because the board returns to in-person meetings on September 8 (0:03:19 to 0:03:35). No motion or vote was heard. The agenda lists the case as carried from June 9 with preservation of notice.

0:02:47 to 0:03:35 · Carried · document

Announced in correspondence at 0:02:47 ('next page item 27 case p 2024-0008', 0:02:56 word timing): 'They are requesting to adjourn and they will re-notice for September 29th ... there will be new notice' (0:03:08). Recorded as Carried to September 29, 2026 with new notice. No motion or vote was heard.

0:03:35 to 0:03:58 · Carried · document

Announced in correspondence in the 0:03:35 segment ('item 28, case P 2025-0161', 0:03:44 word timing): 'They are adjourning and they will re-notice for September 8th.' Recorded as Carried to September 8, 2026 with new notice. No motion or vote was heard.

0:03:58 to 0:04:20 · Carried · document

Announced in correspondence at 0:03:58 ('Item 30 on the agenda, KSP 2025-0244', 0:04:01 word timing): 'They are requesting to adjourn and they will re-notice for September 8th.' Recorded as Carried to September 8, 2026 with new notice. No motion or vote was heard. Mentioned again at the end of the night as 'already adjourned for September 8th' (5:09:57 to 5:10:18).

0:04:20 to 0:04:42 · Carried · document

Announced in correspondence at 0:04:20 as the last item ('item 35, KSP 2025-0169'): 'They are adjourning, and they are going to re-notice for September 8th. So that concludes correspondence, Madam Chair.' Recorded as Carried to September 8, 2026 with new notice. The chair told the public those cases 'will be heard on September 8th' (0:04:42). No motion or vote was heard.

0:05:33 to 0:05:33 · No action

Not read on the video by case number or address; the board moved past item 6 to old business at 0:05:33. Listed on the agenda under '6. ADJOURNMENTS' as adjourned and to be re-noticed: 6a P2026-0025 (100 Water Street; September 8, 2026); 6b P2025-0004 (278 Pine Street; September 8, 2026); 6c P23-043 (300 Communipaw Avenue; September 29, 2026). Also never read: 22 P2025-0270 (35 Wegman Parkway); 26 P2025-0160 (89 Ocean Avenue); 29 P2024-0198 (300 Central Avenue); 31 P2026-0108 (amendments to chapter 239, Recreation and Open Space Inventory). Related remarks heard: the chair said 'I was hoping that we can get to 22 as well, but I don't think so' (4:38:52 word timing); the attorney for items 13 and 21 (addressed as 'Gene' and 'Mr. O'Connell', the agenda's attorney for item 22) said 'I agree on my next application to adjournment' without naming it (5:06:11 to 5:06:15) and was told to re-notice; the attorney for item 24 asked to carry 'the rest of my applications' (5:06:51; the agenda names the same attorney for items 26 and 29) and was told everything will be re-noticed (5:06:55); '... P2343 for 300 commuter ball ... That was listed under adjournments, Gene' (5:10:37 to 5:10:47) refers to 6c. No motion or vote was heard on any of them. Agenda: https://data.jerseycitynj.gov/api/explore/v2.1/catalog/datasets/planning-board-agendas-2026/attachments/18_august_25_2026_mtgpdf

0:05:33 to 0:10:25 · Approved · document

Roll call read by the secretary from 'Commissioner Stamato?' (0:09:56, word timing), after a motion 'to approve case P2026-0125 with all existing conditions' (0:09:46 to 0:09:53, word timing) and 'seconded.' (0:09:53, p 0.22); mover and seconder not named. Stamato 'Aye.' (0:09:58, p 0.92; 'Yes.' 0:09:59); Conaway 'Aye.' (0:10:02, p 1.00); Barnaby, Capers, Kaplan, Wick 'Aye.' (p 1.00); Gangadin, called as 'Chairwoman Gangadin?' (0:10:18), 'Aye.' (0:10:20, p 1.00). 'Motion carries all in favor.' (0:10:22). No count announced. Patel absent (not called at the opening roll call; not heard at any point). Little absent (not yet joined; joined at 0:25:32). Second record: the memorialized resolution of P2026-0125 on EnerGov (date of hearing August 25, 2026; memorialized September 8, 2026), p. 6: 'VOTE: 7-0-0', Yes for Gangadin, Wick, Conaway, Capers, Barnaby, Stamato and Kaplan; it approves the one-year extension to May 21, 2027 (p. 5). Little and Patel are not listed (both absent as heard; the resolution's vote table does not list Commissioners Little and Patel). Outcome, tally (7 ayes, 0 nays, 0 abstentions) and every member agree.

Old business, called at 0:05:33 ('So moving on to old business, I'd like to call case P2026-0125'). The applicant's attorney (Charles Harrington, heard as 'Charles Harrington of Conaway', 0:05:56; 'per Connell Foley, LLP (Charles J. Harrington III, Esq., appearing)' in RESO P2026-0125 p. 1) requested a one-year extension of the approval of May 21, 2024, whose protection period expired on May 21, 2026, to May 21, 2027 (0:06:33 to 0:06:54), and said there is no affordable housing in the project (0:07:54 to 0:08:01). Public portion opened at 0:09:03; a raised hand went down; closed at 0:09:16 ('The public is closed', 0:09:17). Staff ('This is Sophia', 0:09:17; first name only) asked that the applicant continue to agree to the conditions of case P2023-0111, which the applicant accepted, and recommended approval (0:09:42).

0:10:27 to 0:14:09 · Recommended · document

Roll call read by the secretary 'On a motion made and seconded' from 'Vice Chair Wick' (0:13:37 segment, 0:13:39 word timing). The motion: 'I would like to make a motion to approve. Recommend. Recommend to the council.' (0:13:11), restated as 'I would like to recommend to the council the new fees for zoning planning board and the zoning board applications, which is case P2026-0130' (0:13:17) 'As presented to the board' (0:13:28, 0:13:30); 'Seconded' (0:13:32, p 0.56); then 'Thanks, Santo' (0:13:34) and 'You're welcome, Vice Chair' (0:13:35). Mover and seconder not named (the reply to 'Vice Chair' follows the thanks to the board attorney, not the motion; motion_by left null). The answers rest on the full pass and the re-transcription without VAD of 0:13:37 to 0:14:06. Wick 'Aye' (0:13:42; p 0.87 full pass, 0.99 re-transcription); Stamato 'Aye' (0:13:45, p 0.98); Capers, Conaway, Kaplan 'Aye' (p 1.00). Barnaby, called at 0:13:55, 'aye.' (0:13:57) at p 0.02 in the full pass and 'Aye.' at p 1.00 in the re-transcription: aye as heard in the re-transcription. Gangadin, called as 'Adam Sherry-Gungadin' (0:13:59; read as 'Madam Chair Gangadin'), 'aye.' (0:14:00) at p 0.06 in the full pass and 'Aye.' at p 1.00 in the re-transcription: aye as heard in the re-transcription. Heard: 7 ayes. 'Motion carries all in favor and a motion to recommend as presented here tonight.' (0:14:01 to 0:14:06). Patel absent (not called at the opening roll call; not heard at any point). Little absent (not yet joined; joined at 0:25:32). No resolution of this case uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17): as heard, unconfirmed.

New business, called at 0:10:27 ('KSP 2026-0130'). Staff, asked 'Matt, is that you?' (0:10:30 segment; first name only, recorded as staff), said the administration requested an update of the fee schedule in Chapters 160 and 345 of the Municipal Code (0:11:00 to 0:11:19), referred to a memo dated August 19, 2026 and a five-page document on the data portal showing deletions in gray and new fees in yellow (0:11:23 to 0:11:49), said the update is consistent with the land use element of the master plan, and recommended approval (0:12:32 to 0:12:43). Public portion opened at 0:12:56; no member of the public spoke; closed at 0:13:01 ('Public is closed', 0:13:03). The board's action: a motion to recommend the new fees to the City Council as presented (0:13:17 to 0:13:30; 'a motion to recommend as presented', 0:14:03). Action recorded as Recommended (EDITORIAL.md section 5, adopted by Adam Hanford on 2026-10-18); in the board's own words, 'a motion to recommend as presented' (0:14:03), recommending the new fees to the City Council, not adopting them.

0:14:09 to 0:38:45 · Approved · document

Roll call read by the secretary from 'Vice Chair Wick?' (0:37:41, word timing), after a motion 'to approve case P2024-0240 as presented to the board this evening with all staff.' (0:37:27 to 0:37:37, word timing); mover and seconder not named and no second heard. The answers rest on the full pass and the re-transcription without VAD of 0:37:41 to 0:38:29. Wick 'Aye.' (0:37:43, p 0.99); Stamato (called as 'Somato' in the full pass, 0:37:45) 'Aye.' (0:37:46, p 1.00); Capers, Conaway, Kaplan 'Aye.' (p 1.00). Barnaby: the full pass has 'Commissioner' (0:37:57) with no name and 'Aye.' at p 0.03; the re-transcription has 'Commissioner Barnaby?' (0:37:56) and 'Aye.' (0:37:58, p 1.00): aye as heard in the re-transcription. Little, called as 'Commissioner Little, Councilwoman Little?' (0:37:59 to 0:38:01): 'I'm not sure whether I'm eligible to vote because I arrived late when testimony was already underway. So, Santo, could you advise?' (0:38:02 to 0:38:11); the board attorney: 'So you should abstain from voting for that reason.' (0:38:11 to 0:38:14); Little: 'I will abstain.' (0:38:16, p 1.00 in both passes). Eligibility: Little joined at 0:25:32, during the architect's testimony (testimony began 0:18:11), and did not certify reading a transcript; recorded not-voting under EDITORIAL.md section 4 (eligibility), reason and time as above; as heard, Little's answer is 'abstain'. Gangadin, called as 'Chairwoman Gangadin?' (0:38:18), 'Aye.' (0:38:21, p 1.00). Recorded: 7 ayes, 7-0. Announced: 'Motion carries. Seven in favor, one abstain.' (0:38:23 to 0:38:29), which counts Little's abstention (7-0-1). Patel absent (not called at the opening roll call; not heard at any point). No resolution of this case uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17). See needs_checking (11). Published on Adam Hanford's decision of 2026-10-18. No memorialized resolution of this hearing yet, so the vote shows as heard, unconfirmed (EDITORIAL.md section 4).

Called at 0:14:09 ('I would like to call case P2024-0240'). The applicant's attorney had audio trouble (0:15:08 to 0:15:29). Proof of mailing marked A1 (0:15:49 segment). The architect (Eric Davenport, sworn 0:16:59, qualified 0:18:09) described a new three-storey building with eight units and an accessory dwelling unit, nine in total, on two combined lots under the affordable housing overlay, one unit affordable (a three-bedroom unit of 1,108 square feet, 0:20:10), and one variance for locating the five bicycle spaces in cellar storage units with a stair rail (0:24:31 to 0:25:27; 0:31:29). Little joined during the architect's testimony ('Councilperson Little is joined', 0:25:32). Questions from members not named on trash handling (0:32:38 to 0:33:46), the affordable unit's finishes (0:33:56) and the accessory dwelling unit's facade material (0:34:36). Public portion opened at 0:35:53; no member of the public spoke; closed at 0:35:58 ('Public is closed, this is Sophia', 0:35:59). Staff (first name only) said the project has eight units, one affordable under the affordable housing overlay, found no substantial detriment in the bicycle parking variance, and recommended approval with the conditions of the memo dated January 27, 2026, revised August 14 (0:36:05 to 0:37:19); the applicant agreed (0:37:10, 0:37:17).

0:38:45 to 0:55:38 · Approved · document

Roll call read by the secretary from 'Vice Chair Wick?' (0:55:07), after a motion 'to approve case P2025-0172 as presented to the board with all staff conditions' (0:54:56) and 'Second.' (0:55:05, p 0.38); mover and seconder not named. Wick, Kaplan, Capers, Conaway 'Aye.' (0:55:08 to 0:55:17, p 1.00); Little, called as 'Councilperson Little.' (0:55:19), 'Aye.' (0:55:21, p 0.95); Barnaby, Stamato 'Aye.' (p 1.00); Gangadin, called as 'Madam Chair Gonkoden' (0:55:29; the chair's title), 'Aye.' (0:55:30, p 1.00). 'Motion carries. All in favor.' (0:55:31). No count announced. Little joined before this case was called. Patel absent (not called at the opening roll call; not heard at any point). No resolution of this case uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17): as heard, unconfirmed.

Called at 0:38:45 after the chair said the order of the agenda may change ('so this time I would like to call case fee 2025-0172', 219 Freeman Avenue). The applicant's attorney (Stephen Joseph) said the minor site plan needs no notice and no variances, for a new three-storey building with four units and an accessory dwelling unit at the rear (0:39:08). The architect (Avart Patel, an applicant witness, not Commissioner Patel; sworn 0:40:27) described a 40 by 100 foot lot, a two-car garage with five bicycle racks and conforming setbacks (0:44:19 to 0:47:17). The screen share failed and the attorney shared the plans (0:42:48). Public portion opened at 0:54:09; no member of the public spoke; closed at 0:54:14 ('Public is closed, Ben?', 0:54:15). Staff ('Ben', first name only) said there are no variances and recommended approval with the conditions of the memo dated July 28, 2026, which the applicant accepted (0:54:20 to 0:54:53).

0:55:38 to 1:43:38 · Approved · document

Roll call read by the secretary from 'Vice Chair Wick?' (1:30:28 segment, 1:30:29 word timing), after a motion 'to approve case P2024-0099 as presented to the board with all staff recommendations and commissions.' (1:30:18) and 'Second.' (1:30:27, p 0.43); mover and seconder not named. Wick, Kaplan, Capers, Conaway 'Aye.' (1:30:31 to 1:30:38, p 1.00). Little, called as 'Councilperson Little?' (1:30:40): no answer heard; called again (1:30:47); 'Oh, I said aye. Maybe my mic wasn't close enough to my mouth. Sorry.' (1:30:49, 'aye' p 0.92; p 0.90 in the re-transcription without VAD of 1:30:28 to 1:31:05, which also hears no answer to the first call): recorded aye. Barnaby '... Aye.' (1:30:59, p 0.79; 0.91 re-transcription) after a comment on the building; Stamato 'Aye.' (1:31:01, p 1.00; in the re-transcription called as 'Nurse D'Amato' with 'Aye' at p 0.41, the same answer); Gangadin, called as 'Madam Chair Nongadin' (1:31:03), 'Aye.' (1:31:04, p 1.00). 'Motion carries. All in favor.' (1:31:05). No count announced. Patel absent (not called at the opening roll call; not heard at any point). No resolution of this case uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17): as heard, unconfirmed.

Called at 0:55:38 ('KSP2024-0099', 565 Communipaw Avenue). The latest notice package (proof of service for the July 28 meeting, shared on screen because it was awaiting review on the portal) was marked A1 (0:56:21 to 1:01:37). The applicant's attorney (Stephen Joseph) described a five-storey mixed-use building with 21 units, two affordable, ground-floor commercial space, conditional use approval for residential use on the ground floor, and one variance for rooftop appurtenance coverage (1:02:00 to 1:02:51). Presentation of 25 slides dated 6-8-26 marked A2 (1:04:04 to 1:04:22). The architect gave the building as 53 feet 8 inches, 1,764 square feet of retail, 18 bicycle spaces inside and two outside, no parking, rooftop appurtenances covering about 37% where 20% is permitted (1:07:34 to 1:08:33; 1:15:19). A question on a garbage chute and private carting (1:21:06) and a request for a curb bump-out at the corner (1:23:10) came from members not named; staff later attributed the curb extension to Commissioner Kaplan (1:29:45). The planner testified to the variance (1:24:16 to 1:28:21). Public portion opened at 1:28:33; no member of the public spoke; closed at 1:28:38 ('Public is closed', 1:28:42). Staff (not named) recommended approval with the conditions of the memo dated October 27, 2025, plus the curb extension and the location of utility meters (1:28:44 to 1:29:56); the applicant agreed, including the trash chute and private hauling (1:30:02 to 1:30:13). After the vote the chair called a ten-minute break ('we'll be back at 7.15', 1:31:08 word timing) and called the meeting back to order at 1:43:38 (word timing, inside the 1:35:04 segment); no recess motion was heard. The transcript has no speech between 1:35:04 and 1:43:38.

1:43:48 to 2:02:58 · Approved · document

Roll call read by the secretary from 'Vice Chair Wick?' (2:01:52, word timing), after a motion 'to approve case P2025-0186 as presented to the board this evening with all staff recommendations and conditions' (2:01:39) and 'Seconded.' (2:01:49, p 0.77); mover and seconder not named. Wick, Stamato, Capers, Conaway, Kaplan, Barnaby 'Aye.' (2:01:54 to 2:02:08, p 1.00); Little, called as 'Commissioner Councilwoman Little?' (2:02:09), 'Aye.' (2:02:12, p 1.00), then a comment on the design and the neighbours (2:02:12 to 2:02:28); Gangadin, called as 'Chairwoman Gangadin?' (2:02:31), '... My vote is aye.' (2:02:51, p 0.92). 'Thank you, all in favor.' (2:02:54). No count announced. Patel absent (not called at the opening roll call; not heard at any point). Second record: RESO P2025-0186 on EnerGov (decided August 25, 2026, memorialized September 29, 2026, p. 1), p. 4: 'DATE OF HEARING: August 25, 2026, carried from June 9, 2026', 'VOTE: 8-0', voting in favor Gangadin, Wick, Little, Stamato, Kaplan, Barnaby, Conaway and Capers, none against, none abstaining; Patel not listed (absent as heard). Read by hand it agrees with the roll call in outcome, tally and every member; held as heard, unconfirmed because the resolutions script read one row of the table (table_tally 1-0); see needs_checking (13). Published as heard on Adam Hanford's Review Desk decision of 2026-10-22 (card planning-2026-08-25__13).

Called at 1:43:48 after the break ('KSB to 025-0186', 130 Central Avenue). Notice marked A1 (1:44:15). The applicant's attorney (Gene O'Connell) described a nine-unit building, one unit affordable, in a former commercial building at Central Avenue and Waverly Street (1:44:27 to 1:45:18); a speaker not named said the application has no variances (1:45:18). The architect (Jeffrey Lewis, sworn 1:45:39) described adding a third floor set back two feet from the facades, eight bicycle spaces, six new street trees, 2,220 square feet of green roof and bird-safe dots on the windows (1:46:08 to 1:53:33). A member not named in the transcript asked for curb bump-outs and about an existing street tree (1:54:38 to 1:55:30); RESO P2025-0186 (p. 2, finding 14) attributes both questions to Councilperson Little. Public portion opened at 1:55:50; one member of the public spoke (1:56:29 to 1:59:13; questions were answered by the applicant's attorney, 1:59:13 to 1:59:41); closed at 2:00:00 ('Public is closed. This is Sophia.', 2:00:01). Staff (first name only) recommended approval with the conditions of the memo dated June 9, 2026, plus a bird-safety condition and work with the Division of Transportation on curb bump-outs (2:00:08 to 2:01:34); the applicant agreed (2:01:19 to 2:01:27).

2:02:58 to 2:23:06 · Carried · document

Called at 2:02:58 ('KSB 2026-0047', 100 Kellogg Street; 'I believe this is Matt', 2:02:56 segment). Notice marked A1 (2:04:14). The applicant's attorney (Tom Leane) said the building has started construction and the amendment's main request is vinyl siding inside the courtyard, a material the Bayfront I Redevelopment Plan does not permit (2:04:26 to 2:05:45). The architect (sworn 2:06:11) and a designer not licensed in New Jersey presenting under the architect's supervision (2:09:17 to 2:09:37) described the courtyard siding and changes to storefronts, louvers and a package room door (2:06:49 to 2:15:00); the attorney gave the building as six storeys, 210 units, 74 affordable and 52 parking spaces (2:15:22 to 2:15:37). Members not named said the vinyl siding should not be approved because the plan prohibits it, whatever the share of affordable units (2:16:13 to 2:19:46). The applicant's attorney asked to adjourn to work with staff on another material (2:19:47); a speaker not named said the board's preference was the proposed colours in Hardie plank or another material the plan permits (2:20:28). 'let's adjourn it to a date uncertain, and we will re-notice' (2:22:08); 'this matter is being adjourned ... there will be a new notice' (2:22:15 to 2:22:22); the applicant's attorney agreed to extend the board's time to act (2:22:22 to 2:22:53). No public portion was held. No motion or vote was heard. Recorded as Carried to a date not set, with new notice; see needs_checking (14).

2:23:06 to 3:25:09 · Carried · document

Called at 2:23:06 ('case P2023-073', 530-548 Tonnele Avenue); the number was confirmed as 'P23-073' (2:23:29). Notice marked A1 (2:25:09 segment). The applicant's attorney (Oswin Hadley) said the applicant, an auto repair business operating for 37 years with five employees, is relocating and proposes a new repair shop with eight service bays and offices above, seeking rear yard and parking variances (2:26:04 to 2:27:28). The architect (Jeffrey Lewis) described the site plan and retaining walls; exhibit A2, sheet A200 dated 8-25-26 (2:33:26 segment). The parking count was discussed: 33 spaces required (24 for the service bays and 9 for the office) and 25 provided as stated by the architect (2:38:07 to 2:40:36). The engineer (Mirza Baig, sworn 2:41:39) described a 4,000-gallon holding tank emptied every two months, NJDOT access approval of April 2024, retaining walls and stormwater detention (2:42:55 to 2:51:06). Commissioner Kaplan, recognized by the chair (2:51:15), asked about stormwater connection to the state system, the holding tank truck, vehicle fluids, trash and flooding; Councilwoman Little (3:01:37) and Commissioner Conaway (3:03:50) asked about the green roof and the front wall; Little later asked about parking capacity (3:11:58). Before the owner, traffic engineer and planner testified, the applicant's attorney asked to carry the application to return with a revised site plan (3:19:52 to 3:21:13); staff concurred (3:21:13). Kaplan listed further questions for the revision (sidewalk width, sight distances, the accessible stall) (3:22:07 to 3:23:52). 'we're going to carry this matter. We're going to carry it to a date uncertain. Once you get those revisions, we'll get you a date, and we can notice for it' (3:24:22 segment); the applicant's attorney waived the time for the board to act. No public portion was held. No motion or vote was heard. Recorded as Carried to a date not set, with new notice; see needs_checking (14). After the case the chair called a ten-minute break ('we'll be back at 9.10', 3:25:36) and called the meeting back to order at 3:39:07 (word timing, inside the 3:28:39 segment); no recess motion was heard. The transcript has no speech between 3:28:41 and 3:39:07.

3:39:11 to 3:55:22 · Approved · document

Roll call read by the secretary from 'Commissioner Barnaby.' (3:54:48), after a motion 'to approve case P2026-0023 as presented for this evening.' (3:54:39); then 'Dr. Nick.' (3:54:47, p 0.12 and 0.26), not a name in the dictionary and not a roll call entry (Wick is called and answers at 3:55:08); read as an unclear second; mover and seconder not named. Barnaby 'Aye.' (3:54:50, p 0.99); Kaplan 'Aye.' (3:54:54, p 1.00); Little, called as 'Councilperson Eleana Little.' (3:54:57), 'Aye.' (3:54:59, p 1.00); Conaway, Capers, Stamato, Wick 'Aye.' (3:55:01 to 3:55:09, p 0.99 to 1.00); Gangadin, called as 'Madam Chair Gongadin?' (3:55:10), 'Aye.' (3:55:11, p 1.00). 'Okay, motion carries all in favor with conditions.' (3:55:12). No count announced. Patel absent (not called at the opening roll call; not heard at any point). Second record: the memorialized resolution of P2026-0023 on EnerGov (date of hearing August 25, 2026; memorialized October 5, 2026), p. 6: 'VOTE: 8-0', Yes for Gangadin, Wick, Little, Stamato, Kaplan, Barnaby, Conaway and Capers; it approves the administrative amendment with conditions (p. 5). Patel is not listed (absent as heard; the resolution's vote table does not list Commissioner Patel). Outcome, tally and every member agree.

Called at 3:39:11 after the break ('case B2026-0023 for an administrative amendment', 20 Long Slip). Notice marked A1 (3:39:35 segment). The applicant's attorney (Elnardo Webster) described changes to the final major site plan approved under P2023-103 and amended under P2024-193: removal of second-floor commercial space and its elevator, a mezzanine and storage, storefront and canopy changes, a relocated bicycle shed and a surface lot reduced from 198 to 114 spaces, with no new variances and no change in unit count (3:41:18 to 3:42:46), and accepted the staff report dated July 10, 2026 (3:43:17). The engineer (Matthew Neuls, sworn 3:43:40) described the interim surface lot, gate and bicycle shed (3:44:35 to 3:49:46). The architect (Jason Dubowski, sworn 3:52:58) gave the second-floor storage as 1,489 square feet (3:53:23 segment). Public portion opened at 3:53:42; no member of the public spoke; closed at 3:53:47. Staff ('It's Cameron. Oh, it's Cam.', first name only) recommended approval (3:53:23 to 3:54:21).

3:55:22 to 4:10:49 · Approved · document

Roll call read by the secretary from 'Vice Chair Wick' (4:10:18), after a motion 'to approve case P2025-0239 as presented to the board with all staff recommendations and conditions' (4:10:05) and 'Second it' (4:10:15, p 0.01 and 0.31); mover and seconder not named. Wick 'Aye' (4:10:19, p 0.92); Stamato 'Aye' (4:10:22, p 0.97); Capers, Conaway, Kaplan, Barnaby 'Aye' (p 1.00); Little, called as 'Councilwoman Little' (4:10:34), 'Aye, sorry, I moved my mic away again' (4:10:35, p 0.99); Gangadin, called as 'Chairwoman Gangadin.' (4:10:43), 'Aye.' (4:10:44, p 0.81). 'Motion carries. All in favor.' (4:10:45). No count announced. First of two roll calls on the Webster Avenue applications (items 18 and 19). Patel absent (not called at the opening roll call; not heard at any point). No resolution of this case uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17): as heard, unconfirmed.

Called at 3:55:22 ('KSP 2025-0239', 197 Webster Avenue). At the applicant's attorney's request (Tom Leane) items 18 and 19 were heard together (3:55:53 to 3:56:06; item 19 called at 3:56:20) and voted separately (3:58:25 to 3:58:30; 4:09:34). Notices for both marked A1 (3:56:38) by the speaker receiving them, who said neither application has variances and notice was not required. The architect (Russell Bodnar, sworn 3:57:55) described two four-storey, 40-foot buildings with four units each, the fourth unit under the affordable housing overlay with a payment to the Affordable Housing Trust Fund before the certificate of occupancy (4:07:55 to 4:08:20), 338 square feet of green roof and a rooftop terrace on each (3:59:00 to 3:59:28); a rendering marked A2 for both applications, with the facade materials shown reversed (4:03:23 to 4:04:42). Public portion opened and closed for both in the 4:08:25 segment ('public is closed', 4:08:57). Staff (first name only) said both are as of right with no variances and asked the applicant to agree to the conditions of the memo dated June 9, 2026, which the applicant accepted (4:09:02 to 4:09:34).

3:56:20 to 4:11:33 · Approved · document

Roll call read by the secretary from 'Vice Chair Wick.' (4:11:03, word timing), immediately after item 18's, on a motion 'to approve case P2025-0240 as presented to the board with all staff conditions.' (4:10:53, word timing) and 'Seconded.' (4:11:01, p 0.70); mover and seconder not named. Wick, Stamato, Capers, Conaway, Kaplan 'Aye.' (4:11:04 to 4:11:15, p 1.00); Barnaby 'Aye.' (4:11:18, p 0.99); Little 'Aye.' (4:11:20, p 1.00); Gangadin, called as 'Chairwoman Gangadin?' (4:11:22), 'Aye.' (4:11:24, p 1.00). 'Motion carries all in favor.' (4:11:25). No count announced. Patel absent (not called at the opening roll call; not heard at any point). No resolution of this case uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17): as heard, unconfirmed.

Called at 3:56:20 ('So then I will call case B2025-0240', 199 Webster Avenue) and heard together with item 18; see item 18 for the testimony, notices (A1), rendering (A2), public portion and staff recommendation. The architect said 199 Webster Avenue mirrors 197 Webster Avenue, with siding where 197 has brick (4:03:53; 4:05:07).

4:11:33 to 4:38:41 · Approved · document

Roll call read by the secretary 'On a motion to approve' from 'Commissioner Barnaby.' (4:38:05), after a motion 'to approve case P2026-0049 as presented to the board this evening with all staff recommendations and conditions.' (4:37:53) and 'Certainly.' (4:38:03, p 0.04; read as an unclear second); mover and seconder not named. Barnaby, Kaplan 'Aye.' (4:38:09, 4:38:12, p 1.00); Little, called as 'Councilperson Eleana Little.' (4:38:14), 'Aye.' (4:38:16, p 1.00); Conaway, Capers, Stamato 'Aye.' (p 1.00); Wick 'Aye' (4:38:28, p 0.89); Gangadin, called as 'Madam Chair, Gangadin' (4:38:30), '... thank you so much, aye' (4:38:36, p 0.93) after a comment on the design. 'Motion carries all in favor with conditions' (4:38:36). No count announced. Patel absent (not called at the opening roll call; not heard at any point). No resolution of this case uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17): as heard, unconfirmed.

Called at 4:11:33 ('KSP 2026-0049', 206 Olean Avenue). Notice marked A1 (4:12:24). The applicant's attorney (Benjamin Wine) described a three-storey building with four three-bedroom units and an accessory dwelling unit, keeping the existing curb cut for two garage spaces on a dead-end street, with one variance: front yard coverage of 62% where 50% is permitted (4:12:33 to 4:14:35). The architect (Anthony Vandermark) marked a 12-slide deck A2 and a two-slide existing-conditions exhibit A3, both dated 8-25-26 (4:16:07 to 4:17:27), and described a 35-foot building, a 12-foot front setback aligned with the neighbouring building, 400 square feet of green roof and a stormwater detention chamber (4:17:53 to 4:30:17). The planner (Mallory Clark, sworn 4:31:37) testified that the lot is at 87.25% coverage where 90% is permitted and argued the c(2) criteria (4:32:04 to 4:36:28). Public portion opened at 4:36:40; no member of the public spoke; closed at 4:36:44. Staff ('This is Cameron', 4:36:45) recommended approval with the conditions of the staff memo, which the applicant accepted (4:36:51 to 4:37:50).

4:38:41 to 5:06:00 · Approved · document

Roll call read by the secretary from 'Vice Chair Wick.' (5:05:26, word timing), after a motion 'to approve case P2025-0246 as presented to the board with all staff recommendations and conditions' (5:05:15) and 'Second it.' (5:05:24, p 0.22 and 0.70); mover and seconder not named. Wick 'Aye.' (5:05:27, p 0.99); Kaplan, Capers, Conaway 'Aye.' (p 1.00); Little, called as 'Councilperson Little.' (5:05:37), 'Aye.' (5:05:39, p 1.00); Barnaby, Stamato 'Aye.' (p 1.00); Gangadin, called as 'Madam Chair Nongadin.' (5:05:45), 'Aye.' (5:05:47, p 1.00). 'Motion carries. All in favor.' (5:05:48). No count announced. Patel absent (not called at the opening roll call; not heard at any point). No resolution of this case uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17): as heard, unconfirmed.

After item 20 the chair said 'It is 10-11 and I'll take one more application' (4:38:41); after the applicant's attorney (Gene O'Connell) joined, 'so we're doing 23 I would like to do 21' (4:40:08, speaker not settled) and 'Just 250 Fairmont, Gene' (4:40:16) were heard. The '23' is not explained on the video; item 23 was adjourned in correspondence. Notice marked A1 (4:40:26 to 4:40:34). The attorney described a five-storey, 16-unit mixed-use building with four ground-floor commercial spaces and 16 bicycle spaces (4:40:43), reduced from six storeys after meeting staff (4:48:45). The architect (Uriel Stern, sworn 4:42:11) and engineer (Mark Chivet, sworn 4:53:56) described the plans, an existing painted bump-out with bollards and a proposed loading zone on Fairmount Avenue (4:54:04 to 4:55:47); a member not named asked for a hardened curb bump-out, which the applicant accepted (4:55:47 to 4:57:33). The planner (Carolyn Worstell) testified to variances for a rooftop appurtenance setback (an 8-foot corner parapet extension) and for five commercial signs of about 7 square feet each, 35 square feet in total where one sign per frontage and 20 square feet are permitted (4:58:25 to 5:04:15). Public portion opened at 5:04:28; no member of the public spoke; closed at 5:04:34. Staff ('Ben', first name only) recommended approval with the conditions of the memo dated May 27, 2026; the applicant agreed, with the bump-out condition (5:04:39 to 5:05:09).

5:06:32 to 5:07:03 · Carried · document

After the chair asked to 'get everyone that's remaining to adjourn' (5:05:56 to 5:06:01), the applicant's attorney (addressed as 'Tom' and 'Mr. Lean') said 'I have item 24. which is P2024-0106' (5:06:39 to 5:06:43) and asked that it 'be carried to next available meeting with preservation of notice as I will with the rest of my applications' (5:06:46 to 5:06:53); the reply was 'we're going to re-notice everything as we're going back in person' (5:06:55 to 5:06:58). Recorded as Carried to a date not set, with new notice. No motion or vote was heard.

5:07:03 to 5:07:44 · Carried · document

'the only person I don't see in the audience is Stephen Joseph' (5:07:03); 'Let the record reflect that Mr. Joseph has left the meeting, 292 Van Horn, it's case P2025-0138' (5:07:21); 'It is going to be adjourned, it will be assigned a new date, and Mr. Joseph will have to notice for that new date as it will be an in-person meeting' (5:07:32). A member of the public asked about the case and was told it will be on a later in-person agenda with new notice (5:08:09 to 5:08:54). Recorded as Carried to a date not set, with new notice. No motion or vote was heard.

5:09:11 to 5:09:32 · Carried · document

'What about 32, Mr. Pepe?' (5:07:44); 'That's 32, 33, 34' (5:09:08). 'case 32 on the agenda is P2026-0019 that's 49 Fisk Street and Don Pepe represents the applicant' (5:09:11); 'Those three matters will be carried and notice will need to be sent as we are going back in person.' (5:09:57). Recorded as Carried to a date not set, with new notice (items 32, 33 and 34). No motion or vote was heard.

5:09:32 to 5:09:45 · Carried · document

'Case 33 is P2025-0223. It is 49 5th Street and Don Pepe represents the applicant.' (5:09:32; the agenda gives 49 Fisk Street); carried with items 32 and 34, notice to be sent (5:09:57). No motion or vote was heard.

5:09:45 to 5:09:57 · Carried · document

'In case 34 is also 49 for us. It's case P2024-0186 with Mr. Pepe representing the applicant.' (5:09:45 word timing, 5:09:32 segment); carried with items 32 and 33, notice to be sent (5:09:57). No motion or vote was heard.

5:11:09 to 5:11:28 · Memorialized · document

Times in this note are word timings. Consent roll call with items 36.1 to 36.8 (eight resolutions read 5:11:09 to 5:14:02). No motion heard apart from the reading; 'Can we get a second? Second.' (5:14:07 to 5:14:09, p 0.99), speaker not named. Roll call from 'Commissioner Barnaby,' (5:14:11): no answer heard in either pass; 'come back.' (5:14:17); Kaplan 'Aye.' (5:14:19, p 0.99); Little, called as 'Councilperson Alana Little.' (5:14:21), 'Aye.' (5:14:23, p 1.00); Conaway 'aye,' (5:14:26; p 0.57 full pass, 1.00 re-transcription); Capers 'aye,' (5:14:28, p 0.99); Stamato 'aye,' (5:14:30, p 1.00); Barnaby, called again (5:14:32): no answer in the full pass, 'Aye.' (5:14:33) at p 0.99 in the re-transcription without VAD of 5:14:04 to 5:14:47: aye as heard in the re-transcription; Wick 'aye,' (5:14:37, p 0.99); Gangadin, called as 'Madam Chair Gungadin,' (5:14:39), 'aye,' (5:14:40, p 1.00). Heard: 8 ayes. Announced: 'okay, seven commissioners voting in favor, one absent.' (5:14:41 to 5:14:44), one aye fewer than heard. Patel absent. The roll call is held: eligibility (only members who voted for the action at the hearing may memorialize) is undecided where an ineligible member answered aye, and the announced count differs from the answers heard; see needs_checking (36.1). No resolution of this case uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17). Eligibility: heard August 11, 2026 (planning-2026-08-11 item 11, 8-0, unconfirmed): Gangadin, Wick, Kaplan, Stamato, Conaway, Patel, Barnaby and Capers aye; Little absent. Little answered aye here. Little answered aye but did not vote for the action at the hearing (planning-2026-08-11 item 11 (Approved 8-0, t 1:28:32)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-11 item 11 (Approved 8-0, t 1:28:32) on Adam Hanford's decision of 2026-10-18. Barnaby, called at 5:14:16 ('Come back') and again at 5:14:32, is recorded absent on Adam Hanford's decision of 2026-10-18, with the secretary's count 'seven commissioners voting in favor, one absent' (5:14:44); the re-transcription's 'Aye' after the second call is not attributed to Barnaby.

Agenda item 36, 'Memorialization of Resolutions', which lists no individual resolutions; the number 36.x is this record's order of reading. Opened at 5:11:00 ('Can we move on to resolutions?'); 'I believe we have eight resolutions' (5:11:05). Read at 5:11:09 to 5:11:27: 'applicants harborside unit a urban renewal LLC for minor site plan approval will see deviations signage 200 green street jersey city new jersey block 11603 lot 31.03 which is case number p2025-0018'. No decision or memorialization date read. The case number is read as P2025-0018 (p 0.91 and 0.99); 200 Greene Street was heard on August 11, 2026 as P2026-0018 (planning-2026-08-11 item 11), and P2025-0018 is one of the 117 Neptune Avenue cases (item 36.6). The number is assigned here by the address; see needs_checking (36.1, resolution readings).

5:11:28 to 5:11:48 · Memorialized · document

Times in this note are word timings. Consent roll call with items 36.1 to 36.8 (eight resolutions read 5:11:09 to 5:14:02). No motion heard apart from the reading; 'Can we get a second? Second.' (5:14:07 to 5:14:09, p 0.99), speaker not named. Roll call from 'Commissioner Barnaby,' (5:14:11): no answer heard in either pass; 'come back.' (5:14:17); Kaplan 'Aye.' (5:14:19, p 0.99); Little, called as 'Councilperson Alana Little.' (5:14:21), 'Aye.' (5:14:23, p 1.00); Conaway 'aye,' (5:14:26; p 0.57 full pass, 1.00 re-transcription); Capers 'aye,' (5:14:28, p 0.99); Stamato 'aye,' (5:14:30, p 1.00); Barnaby, called again (5:14:32): no answer in the full pass, 'Aye.' (5:14:33) at p 0.99 in the re-transcription without VAD of 5:14:04 to 5:14:47: aye as heard in the re-transcription; Wick 'aye,' (5:14:37, p 0.99); Gangadin, called as 'Madam Chair Gungadin,' (5:14:39), 'aye,' (5:14:40, p 1.00). Heard: 8 ayes. Announced: 'okay, seven commissioners voting in favor, one absent.' (5:14:41 to 5:14:44), one aye fewer than heard. Patel absent. The roll call is held: eligibility (only members who voted for the action at the hearing may memorialize) is undecided where an ineligible member answered aye, and the announced count differs from the answers heard; see needs_checking (36.1). Memorialized: RESO P2025-0099 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/950e25b1-6148-4676-8b70-d37ab4f86c75?tab=attachments), 'Decided: July 28, 2026', 'Memorialized: August 25, 2026' (p. 1); its vote table ('VOTE: 9-0', p. 4) is the July 28 hearing's roll call, not this one. Eligibility: decided July 28, 2026 (planning-2026-07-28 item 10, 9-0, published): all nine voted aye. Every member who answered here was eligible. Held because the roll call is shared and the announced count is seven. Eligibility checked against planning-2026-07-28 item 10 (Approved 9-0, t 3:28:28) on Adam Hanford's decision of 2026-10-18. Barnaby, called at 5:14:16 ('Come back') and again at 5:14:32, is recorded absent on Adam Hanford's decision of 2026-10-18, with the secretary's count 'seven commissioners voting in favor, one absent' (5:14:44); the re-transcription's 'Aye' after the second call is not attributed to Barnaby.

Read at 5:11:28 to 5:11:47: 'resolution city of jersey city planning board in the matter of 53 beacon avenue application number p2025-0018' (5:11:31 to 5:11:34), then the same words repeated with zero-length word timings at 5:11:34 (a speech-to-text repetition), then 'P2025-0099, decided July 28th, 2026, memorialized August 25th, 2026, application for preliminary and final major site plan approval.' planning-2026-07-28 item 10 gives 53 Beacon Avenue as P2025-0099. The 'p2025-0018' before it is taken as a carry-over of the previous reading: RESO P2025-0099 (p. 1) reads 'In the Matter of 53 Beacon Avenue, Application No. P2025-0099, Decided: July 28, 2026, Memorialized: August 25, 2026'.

5:11:48 to 5:12:16 · Memorialized · document

Times in this note are word timings. Consent roll call with items 36.1 to 36.8 (eight resolutions read 5:11:09 to 5:14:02). No motion heard apart from the reading; 'Can we get a second? Second.' (5:14:07 to 5:14:09, p 0.99), speaker not named. Roll call from 'Commissioner Barnaby,' (5:14:11): no answer heard in either pass; 'come back.' (5:14:17); Kaplan 'Aye.' (5:14:19, p 0.99); Little, called as 'Councilperson Alana Little.' (5:14:21), 'Aye.' (5:14:23, p 1.00); Conaway 'aye,' (5:14:26; p 0.57 full pass, 1.00 re-transcription); Capers 'aye,' (5:14:28, p 0.99); Stamato 'aye,' (5:14:30, p 1.00); Barnaby, called again (5:14:32): no answer in the full pass, 'Aye.' (5:14:33) at p 0.99 in the re-transcription without VAD of 5:14:04 to 5:14:47: aye as heard in the re-transcription; Wick 'aye,' (5:14:37, p 0.99); Gangadin, called as 'Madam Chair Gungadin,' (5:14:39), 'aye,' (5:14:40, p 1.00). Heard: 8 ayes. Announced: 'okay, seven commissioners voting in favor, one absent.' (5:14:41 to 5:14:44), one aye fewer than heard. Patel absent. The roll call is held: eligibility (only members who voted for the action at the hearing may memorialize) is undecided where an ineligible member answered aye, and the announced count differs from the answers heard; see needs_checking (36.1). Memorialized: the joint RESO P2025-0184 and P2025-0185 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/ec0e269f-35ac-4dbb-a5af-dd44977993c5?tab=attachments), 'Decided: July 28, 2026', 'Memorialized: August 25, 2026' (p. 1); its vote tables (p. 10, 'VOTE: 9-0' for each case, Capers included) are the July 28 hearing's roll calls. Eligibility: P2025-0184 9-0 (planning-2026-07-28 item 11, published), all nine aye; P2025-0185 (item 12, needs-checking) 8-0 as heard with Capers not-voting, while the joint resolution lists Capers yes (9-0). Capers answered aye here. Under the eligibility rule: no change for P2025-0184; for P2025-0185, Capers is eligible if the resolution's yes stands and not-voting (7-0) if the hearing answer is not established. Eligibility checked against planning-2026-07-28 item 12 (Approved 9-0, t 5:31:29) on Adam Hanford's decision of 2026-10-18. Barnaby, called at 5:14:16 ('Come back') and again at 5:14:32, is recorded absent on Adam Hanford's decision of 2026-10-18, with the secretary's count 'seven commissioners voting in favor, one absent' (5:14:44); the re-transcription's 'Aye' after the second call is not attributed to Barnaby.

Read at 5:11:48 to 5:12:14: 'Resolution City of Jersey City Planning Board of the Matter 235 16th Street, application number P2025-0184 and P2025-0185, decided July 28th, 2026, memorialized August 25th, 2026, Application for Preliminary and Final Major Subdivision Approval and Preliminary and Final Major Site Plan Approval with C Variance Deviation and Design Waiver Exception Relief.' One joint resolution for P2025-0184 (planning-2026-07-28 item 11) and P2025-0185 (item 12; https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/0f012ab3-be6e-42bf-8a2b-e43a46c60934?tab=attachments).

5:12:16 to 5:12:30 · Memorialized · document

Times in this note are word timings. Consent roll call with items 36.1 to 36.8 (eight resolutions read 5:11:09 to 5:14:02). No motion heard apart from the reading; 'Can we get a second? Second.' (5:14:07 to 5:14:09, p 0.99), speaker not named. Roll call from 'Commissioner Barnaby,' (5:14:11): no answer heard in either pass; 'come back.' (5:14:17); Kaplan 'Aye.' (5:14:19, p 0.99); Little, called as 'Councilperson Alana Little.' (5:14:21), 'Aye.' (5:14:23, p 1.00); Conaway 'aye,' (5:14:26; p 0.57 full pass, 1.00 re-transcription); Capers 'aye,' (5:14:28, p 0.99); Stamato 'aye,' (5:14:30, p 1.00); Barnaby, called again (5:14:32): no answer in the full pass, 'Aye.' (5:14:33) at p 0.99 in the re-transcription without VAD of 5:14:04 to 5:14:47: aye as heard in the re-transcription; Wick 'aye,' (5:14:37, p 0.99); Gangadin, called as 'Madam Chair Gungadin,' (5:14:39), 'aye,' (5:14:40, p 1.00). Heard: 8 ayes. Announced: 'okay, seven commissioners voting in favor, one absent.' (5:14:41 to 5:14:44), one aye fewer than heard. Patel absent. The roll call is held: eligibility (only members who voted for the action at the hearing may memorialize) is undecided where an ineligible member answered aye, and the announced count differs from the answers heard; see needs_checking (36.1). Memorialized: RESO P2026-0013 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/6aae3265-90cc-45e6-b4ba-7a90f88c21a3?tab=attachments), p. 5: 'DATES OF HEARING' and 'DATE OF MEMORIALIZATION' with August 11, 2026 and August 25, 2026 below them (read by hand, as in planning-2026-08-11 item 12; the resolutions script did not match it to this date); its vote table ('VOTE: 8-0', Little not listed) is the August 11 hearing's roll call. Eligibility: heard August 11, 2026 (planning-2026-08-11 item 12, 8-0, published): Gangadin, Wick, Kaplan, Stamato, Conaway, Patel, Barnaby and Capers aye; Little absent. Little answered aye here. Little answered aye but did not vote for the action at the hearing (planning-2026-08-11 item 12 (Approved 8-0, t 1:35:31)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-11 item 12 (Approved 8-0, t 1:35:31) on Adam Hanford's decision of 2026-10-18. Barnaby, called at 5:14:16 ('Come back') and again at 5:14:32, is recorded absent on Adam Hanford's decision of 2026-10-18, with the secretary's count 'seven commissioners voting in favor, one absent' (5:14:44); the re-transcription's 'Aye' after the second call is not attributed to Barnaby.

Read at 5:12:16 to 5:12:29: 'Applicant 627 Palisade Avenue, Project LLC for Minor Subdivision Approval, 627 Palisade Avenue, Jersey City, New Jersey, Block 1704, Lot 11, Case Number P2026-0013.' No decision or memorialization date read; RESO P2026-0013 gives hearing August 11, 2026 and memorialization August 25, 2026 (p. 5); heard as planning-2026-08-11 item 12. Block as read ('1704', p 0.77) and as printed in the resolution (p. 1).

5:12:30 to 5:12:42 · Memorialized · document

Times in this note are word timings. Consent roll call with items 36.1 to 36.8 (eight resolutions read 5:11:09 to 5:14:02). No motion heard apart from the reading; 'Can we get a second? Second.' (5:14:07 to 5:14:09, p 0.99), speaker not named. Roll call from 'Commissioner Barnaby,' (5:14:11): no answer heard in either pass; 'come back.' (5:14:17); Kaplan 'Aye.' (5:14:19, p 0.99); Little, called as 'Councilperson Alana Little.' (5:14:21), 'Aye.' (5:14:23, p 1.00); Conaway 'aye,' (5:14:26; p 0.57 full pass, 1.00 re-transcription); Capers 'aye,' (5:14:28, p 0.99); Stamato 'aye,' (5:14:30, p 1.00); Barnaby, called again (5:14:32): no answer in the full pass, 'Aye.' (5:14:33) at p 0.99 in the re-transcription without VAD of 5:14:04 to 5:14:47: aye as heard in the re-transcription; Wick 'aye,' (5:14:37, p 0.99); Gangadin, called as 'Madam Chair Gungadin,' (5:14:39), 'aye,' (5:14:40, p 1.00). Heard: 8 ayes. Announced: 'okay, seven commissioners voting in favor, one absent.' (5:14:41 to 5:14:44), one aye fewer than heard. Patel absent. The roll call is held: eligibility (only members who voted for the action at the hearing may memorialize) is undecided where an ineligible member answered aye, and the announced count differs from the answers heard; see needs_checking (36.1). Memorialized: RESO P2025-0125 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/977777b9-9824-48fc-9bb0-e47c1f3affd6?tab=attachments), 'DATE OF HEARING: August 11, 2026', 'DATE OF MEMORIALIZATION: August 25, 2026' (p. 4); it recommends approval by the City Council of the amendments to the Powerhouse Arts District Redevelopment Plan (p. 3); its vote table ('VOTE: 8–0', p. 4, Little not listed) is the August 11 hearing's roll call (the resolutions script read no outcome or tally; read by hand). Eligibility: heard August 11, 2026 (planning-2026-08-11 item 16, 8-0, needs-checking on the action word only): Gangadin, Wick, Kaplan, Stamato, Conaway, Patel, Barnaby and Capers aye; Little absent. Little answered aye here. Little answered aye but did not vote for the action at the hearing (planning-2026-08-11 item 16 (Approved 8-0, t 3:06:42)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-11 item 16 (Approved 8-0, t 3:06:42) on Adam Hanford's decision of 2026-10-18. Barnaby, called at 5:14:16 ('Come back') and again at 5:14:32, is recorded absent on Adam Hanford's decision of 2026-10-18, with the secretary's count 'seven commissioners voting in favor, one absent' (5:14:44); the re-transcription's 'Aye' after the second call is not attributed to Barnaby.

Read at 5:12:30 to 5:12:40: 'Resolution of the Planning Board of the City of Jersey City regarding amendments to the Powerhouse Art District Redevelopment Plan Case number P2025-0125'. No decision or memorialization date read; RESO P2025-0125 gives hearing August 11, 2026 and memorialization August 25, 2026 (p. 4) and recommends approval by the City Council (p. 3); heard as planning-2026-08-11 item 16.

5:12:42 to 5:13:12 · Memorialized · document

Times in this note are word timings. Consent roll call with items 36.1 to 36.8 (eight resolutions read 5:11:09 to 5:14:02). No motion heard apart from the reading; 'Can we get a second? Second.' (5:14:07 to 5:14:09, p 0.99), speaker not named. Roll call from 'Commissioner Barnaby,' (5:14:11): no answer heard in either pass; 'come back.' (5:14:17); Kaplan 'Aye.' (5:14:19, p 0.99); Little, called as 'Councilperson Alana Little.' (5:14:21), 'Aye.' (5:14:23, p 1.00); Conaway 'aye,' (5:14:26; p 0.57 full pass, 1.00 re-transcription); Capers 'aye,' (5:14:28, p 0.99); Stamato 'aye,' (5:14:30, p 1.00); Barnaby, called again (5:14:32): no answer in the full pass, 'Aye.' (5:14:33) at p 0.99 in the re-transcription without VAD of 5:14:04 to 5:14:47: aye as heard in the re-transcription; Wick 'aye,' (5:14:37, p 0.99); Gangadin, called as 'Madam Chair Gungadin,' (5:14:39), 'aye,' (5:14:40, p 1.00). Heard: 8 ayes. Announced: 'okay, seven commissioners voting in favor, one absent.' (5:14:41 to 5:14:44), one aye fewer than heard. Patel absent. The roll call is held: eligibility (only members who voted for the action at the hearing may memorialize) is undecided where an ineligible member answered aye, and the announced count differs from the answers heard; see needs_checking (36.1). No resolution of these cases uploaded to EnerGov since 2026-08-25 (resolutions run 2026-10-17). Eligibility: decided July 14, 2026 (planning-2026-07-14 items 15, 16 and 17, 7-0 each, unconfirmed): Gangadin, Stamato, Conaway, Patel, Little, Barnaby and Capers aye; Wick and Kaplan absent, and no certification heard. Wick and Kaplan answered aye here. Wick answered aye but did not vote for the action at the hearing (planning-2026-07-14 item 15 (Approved 7-0, t 3:05:30)): not eligible to memorialize, recorded not-voting. Kaplan answered aye but did not vote for the action at the hearing (planning-2026-07-14 item 15 (Approved 7-0, t 3:05:30)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-07-14 item 15 (Approved 7-0, t 3:05:30) on Adam Hanford's decision of 2026-10-18. Barnaby, called at 5:14:16 ('Come back') and again at 5:14:32, is recorded absent on Adam Hanford's decision of 2026-10-18, with the secretary's count 'seven commissioners voting in favor, one absent' (5:14:44); the re-transcription's 'Aye' after the second call is not attributed to Barnaby.

Read at 5:12:42 to 5:13:10: 'Cases numbers P2025-0017, P2025-0018, P2025-0116 for minor site plans and minor subdivision with C variants Applicant 115, Neptune Ave, LLC Address 115 and 117, Neptune Ave, Jersey City, New Jersey, Block 29301, Lots 13 and 14'. No decision or memorialization date read; heard July 14, 2026 (planning-2026-07-14 items 16, 17 and 15). Case pages: P2025-0018 https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/8e05aa2f-bc6d-4d70-95a3-9893bfde7eaf?tab=attachments ; P2025-0116 https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/04414515-6477-473d-8ae2-9c4b7644e27d?tab=attachments

5:13:12 to 5:13:43 · Memorialized · document

Times in this note are word timings. Consent roll call with items 36.1 to 36.8 (eight resolutions read 5:11:09 to 5:14:02). No motion heard apart from the reading; 'Can we get a second? Second.' (5:14:07 to 5:14:09, p 0.99), speaker not named. Roll call from 'Commissioner Barnaby,' (5:14:11): no answer heard in either pass; 'come back.' (5:14:17); Kaplan 'Aye.' (5:14:19, p 0.99); Little, called as 'Councilperson Alana Little.' (5:14:21), 'Aye.' (5:14:23, p 1.00); Conaway 'aye,' (5:14:26; p 0.57 full pass, 1.00 re-transcription); Capers 'aye,' (5:14:28, p 0.99); Stamato 'aye,' (5:14:30, p 1.00); Barnaby, called again (5:14:32): no answer in the full pass, 'Aye.' (5:14:33) at p 0.99 in the re-transcription without VAD of 5:14:04 to 5:14:47: aye as heard in the re-transcription; Wick 'aye,' (5:14:37, p 0.99); Gangadin, called as 'Madam Chair Gungadin,' (5:14:39), 'aye,' (5:14:40, p 1.00). Heard: 8 ayes. Announced: 'okay, seven commissioners voting in favor, one absent.' (5:14:41 to 5:14:44), one aye fewer than heard. Patel absent. Barnaby, called at 5:14:16 ('Come back') and again at 5:14:32, is recorded absent on Adam Hanford's decision of 2026-10-18, with the secretary's count 'seven commissioners voting in favor, one absent' (5:14:44); the re-transcription's 'Aye' after the second call is not attributed to Barnaby. Wick answered aye and Kaplan answered aye, but both were absent at the July 14 hearing of the case and no certification is heard: not eligible to memorialize, recorded not-voting (rule A). Eligibility checked against planning-2026-07-14 item 13 (Approved 6-0, roll call at 1:45:38, Conaway's yes confirmed by Adam Hanford on listening, 2026-10-18), the hearing named in the reading ('decided on July 14, 2026', 5:13:27). Case P20-168 is not on the EnerGov portal (searched again 2026-10-18 by number, address and applicant; legacy cases such as P20-064 are listed, this one is not), so no resolution's vote table exists to compare. Published 5-0 on Adam Hanford's instruction of 2026-10-18.

Read at 5:13:12 to 5:13:42: 'Resolution City of Jersey City Planning Board in the matter of Delancey Development, LLC 417-427, Hoboken Avenue, Block 8101, Lots 9-11, P20-168 decided on July 14, 2026, memorialized on August 25, 2026, Journal Square 2060, Redevelopment Plan Area, Zone 4. Neighborhood mixed-use application for preliminary and final major site plan approval with deviations.' Heard as planning-2026-07-14 item 13.

5:13:43 to 5:14:04 · Memorialized · document

Times in this note are word timings. Consent roll call with items 36.1 to 36.8 (eight resolutions read 5:11:09 to 5:14:02). No motion heard apart from the reading; 'Can we get a second? Second.' (5:14:07 to 5:14:09, p 0.99), speaker not named. Roll call from 'Commissioner Barnaby,' (5:14:11): no answer heard in either pass; 'come back.' (5:14:17); Kaplan 'Aye.' (5:14:19, p 0.99); Little, called as 'Councilperson Alana Little.' (5:14:21), 'Aye.' (5:14:23, p 1.00); Conaway 'aye,' (5:14:26; p 0.57 full pass, 1.00 re-transcription); Capers 'aye,' (5:14:28, p 0.99); Stamato 'aye,' (5:14:30, p 1.00); Barnaby, called again (5:14:32): no answer in the full pass, 'Aye.' (5:14:33) at p 0.99 in the re-transcription without VAD of 5:14:04 to 5:14:47: aye as heard in the re-transcription; Wick 'aye,' (5:14:37, p 0.99); Gangadin, called as 'Madam Chair Gungadin,' (5:14:39), 'aye,' (5:14:40, p 1.00). Heard: 8 ayes. Announced: 'okay, seven commissioners voting in favor, one absent.' (5:14:41 to 5:14:44), one aye fewer than heard. Patel absent. The roll call is held: eligibility (only members who voted for the action at the hearing may memorialize) is undecided where an ineligible member answered aye, and the announced count differs from the answers heard; see needs_checking (36.1). Memorialized: RESO P2025-0257 on EnerGov (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/3de4ee77-b06d-4252-8223-3c3e6c1b93ce?tab=attachments), 'DATE OF HEARING: August 11, 2026', 'DATE OF MEMORIALIZATION: August 25, 2026' (p. 5); its vote table ('VOTE: 8-0-0', Little not listed) is the August 11 hearing's roll call. Eligibility: heard August 11, 2026 (planning-2026-08-11 item 13, 8-0-0, published): Gangadin, Wick, Kaplan, Stamato, Conaway, Patel, Barnaby and Capers aye; Little absent. Little answered aye here. Little answered aye but did not vote for the action at the hearing (planning-2026-08-11 item 13 (Approved 8-0-0, t 1:50:31)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-11 item 13 (Approved 8-0-0, t 1:50:31) on Adam Hanford's decision of 2026-10-18. Barnaby, called at 5:14:16 ('Come back') and again at 5:14:32, is recorded absent on Adam Hanford's decision of 2026-10-18, with the secretary's count 'seven commissioners voting in favor, one absent' (5:14:44); the re-transcription's 'Aye' after the second call is not attributed to Barnaby.

Read at 5:13:43 to 5:14:02: 'Last one, applicant, Laxme, MA, Academy, URE, LLC, for final major site plan amendment approval, 147 Academy Street Block, 12309, lot 3.01, Jersey City, New Jersey, case number P2025-0257'. The applicant's name in the title is as printed in RESO P2025-0257 (p. 1, 'LAXMI MA ACADEMY URE LLC'). No decision or memorialization date read; the resolution gives hearing August 11, 2026 and memorialization August 25, 2026 (p. 5); heard as planning-2026-08-11 item 13.

5:14:47 to 5:16:22 · Heard

Agenda items 37 (Executive Session) and 38 (Adjournment). After the memorialization roll call: 'Our next meeting is September 8th, and that meeting will be in person' with a 10 p.m. cutoff and a 5:30 start (5:14:47 to 5:15:15); a question on a garage parking pass (5:15:17 to 5:15:31). 'Any executive questions?' (5:15:34); no reply heard and no executive session held. No motion to adjourn, second or vote is heard. The chair's closing words: 'Thank you all, and see you all soon. Enjoy the rest of the summer.' (5:15:49); the video ends with private remarks at 5:16:22. adjourned.t is the chair's closing words at 5:15:49, no clock time (Adam's rule for an adjournment whose vote is not on the video, 2026-10-16, applied here with no motion heard either).