Jersey City Minutes

Meeting record

Planning Board, September 29, 2026

Body
Planning Board
Date
September 29, 2026 (regular meeting)
Video
city recording, 4h 38m
Called to order
0:00:00 (5:40 p.m.)
Adjourned
4:38:03
Agenda
data.jerseycitynj.gov
Memorialized resolutions
jerseycitynj-energovpub.tylerhost.net
Votes
14 confirmed, 9 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

6 other

Agenda items not read on the video (6a P2025-0244 and 6b P2025-0270)

0:01:41 to 0:01:41 · No action
Never read on the video (one grouped line, Adam's rule, 2026-10-16). 6a P2025-0244, Preliminary and Final Major Site Plan with 'C' Variances, 3000 Kennedy Blvd, listed under '6. ADJOURNMENTS' as 'ADJOURNED TO A SPECIAL MEETING ON OCTOBER 5, 2026' (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/bdce296b-e6a3-43c7-91d6-dcacf5a1bd5a?tab=attachments); 6b P2025-0270, Preliminary and Final Major Site Plan, 35 Wegman Parkway, listed as 'ADJOURNED TO OCTOBER 13, 2026 REGULAR MEETING WITH PRESERVATION OF NOTICE' (https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/2e2c89f3-ee9b-47bc-ae66-ead3c90d9131?tab=attachments). Correspondence: 'We have no correspondence' (0:01:14); the board moved to old business at 0:01:41. The agenda's last line (its item 20 in _live/planning-2026-09-29.minutes.json, 'VIDYA GANGADIN, MADAME CHAIR, PLANNING BOARD') is the signature line, not an item. Agenda: https://data.jerseycitynj.gov/api/explore/v2.1/catalog/datasets/planning-board-agendas-2026/attachments/20_september_29_2026_mtgpdf
7a P2026-0133 case

One Year Site Plan Extension, 381 Route 440

0:01:41 to 0:05:11 · Approved · document
6-0 6 ayes, 0 nays, roll call at 0:05:00 as heard, unconfirmed
Roll call read by the secretary 'Motion to approve.' from 'Acting Vice Chair Patel.' (0:05:01, word timing), after a motion 'to approve the case number P2026-0133 as presented to the board this evening' (0:04:47) and 'Second.' (0:04:58, p 0.99); mover and seconder not named. Patel 'Aye.' (0:05:03, p 0.99); Conaway 'Aye.' (0:05:05, p 1.00); Stamato 'Aye.' (0:05:07, p 1.00); Capers 'Aye.' (0:05:08, p 1.00); Kaplan 'Aye.' (0:05:09, p 1.00); Gangadin, called as 'Madam Chair, Gangadun' (0:05:10), 'Aye.' (0:05:11, p 1.00). 'Motion carries all in favor with conditions.' (0:05:12). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17): as heard, unconfirmed. Memorialized on October 13, 2026 (planning-2026-10-13 item 18.5).
Old business item a, called at 0:01:41 ('case P2026-0133', one-year site plan extension, 381 Route 440). The applicant's attorney (the agenda's attorney is Thomas Leane, Esq.) said notice was not required but had been given; marked A1 ('Day one', 0:02:39). The board attorney, addressed as 'Stamato' (0:03:44; not Commissioner Stamato), said the request was satisfactory under the legal standard. Public portion opened in the 0:04:00 segment; no member of the public spoke; closed in the 0:04:06 segment. Staff asked that the conditions of the original approval, case P23-072, be added to the resolution and recommended approval; the applicant agreed (0:04:06 segment).
7b P2026-0100 case

One Year Site Plan Extension, 535 Monmouth St

0:05:11 to 0:07:31 · Approved · document
6-0 6 ayes, 0 nays, roll call at 0:07:25
Roll call read by the secretary 'On a motion to approve with conditions' from 'Acting Vice Chair Patel.' (0:07:27, word timing), after a motion 'to approve the case as presented on the board, case number P2026-0100' (0:07:10) and 'Seconded.' (0:07:23, p 0.71); mover and seconder not named. The answers rest on the full pass and the re-transcription without VAD of 0:07:25 to 0:07:41 (line 0:07:25, word timings). Patel 'Aye.' (0:07:29; p 0.89 full pass, 0.96 re-transcription). Conaway, called at 0:07:30, 'Aye.' (0:07:31; p 0.29 full pass, 1.00 re-transcription): aye as heard in the re-transcription. Stamato, Capers and Kaplan 'Aye.' (0:07:33 to 0:07:37, p 1.00 in both passes); Gangadin, called as 'Madam Chair, Gungadin' (0:07:38), 'Aye.' (0:07:39, p 1.00). 'Motion carries. All in favor with conditions.' (0:07:39). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). RESO P2026-0100 (EnerGov, uploaded 2026-10-20, https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/c01ccc0c-a92c-4bea-bfbf-a8fd3772e704?tab=attachments): 'DATE OF HEARING: September 29, 2026', 'VOTE: 6-0-0', voting in favor Gangadin, Patel (printed 'Bhabin Patel'), Conaway, Stamato, Kaplan and Capers, none against or abstaining (p. 4); approves the one-year extension to August 23, 2027 (p. 3); date of memorialization left blank ('October , 2026'). Same outcome, tally and answers as heard: published (resolutions run 2026-10-21). The resolution's vote table does not list Wick, Little or Barnaby, absent as heard on the video (vote.minutes.omitted). Memorialized on October 13, 2026 (planning-2026-10-13 item 18.2).
Old business item b, called in the 0:05:11 segment (read as 'KSP 2026-0100', 535 Monmouth Street). The applicant's attorney (the agenda's attorney is Ronald Shaljian, Esq.; heard 'Ronald Shalgin') said two extensions had been granted, the last expiring in August 2026, and asked for a further one-year extension to August 23, 2027 (0:05:45) for a 246-unit building (0:06:10). Public portion opened and closed in the 0:06:10 segment ('Public is closed'); no member of the public spoke. Staff, covering for the review planner ('You're acting for Sophia?'), asked the applicant to agree to the conditions of the resolution for case P22-030 and recommended approval (0:06:56); the applicant agreed (0:07:06).
7c P2025-0138 case

Preliminary and Final Major Site Plan with 'C' Variance, 292 Van Horne

0:07:31 to 0:52:46 · Approved · document
5-1 5 ayes, 1 nay, roll call at 0:51:12 as heard, unconfirmed
Roll call read by the secretary from 'Vice Chair Patel,' (0:51:12, word timing), after a motion to 'approve the application number P2025-0138 with a condition outlined in the staff report' (0:50:55) and 'Can we get a second?' (0:51:09); no second heard; mover not named. The answers rest on the full pass and the re-transcription without VAD of 0:51:12 to 0:52:31 (line 0:51:12, word timings). Patel, called at 0:51:13: no answer in the full pass before 'Commissioner Conaway,' (0:51:15); the re-transcription has 'Aye' (0:51:13) at p 0.07, below 0.5: not-voting. Conaway: 'no' (0:51:17, p 0.75 full pass; 'No', 0:51:15, p 0.92 re-transcription), words only, no reason given: nay in both passes. Stamato 'aye' (0:51:20, p 0.86; 0:51:19, p 0.99). Capers: comments on the community's concerns, then 'but I vote aye' (0:51:34, 'aye' p 0.98; 0.68 re-transcription). Kaplan: comments on parking and landscaping, then 'so I will vote yes, aye.' (0:51:58 to 0:51:59, p 0.99 in both passes). Gangadin, called as 'Madam Chair Congadent?' (0:52:00): comments, then 'So my vote is aye.' (0:52:27, p 0.96 in both passes). Announced: 'Motion carries. Five in favor, one opposed.' (0:52:28 to 0:52:30, both passes). Heard: 4 ayes, 1 nay (Conaway), which does not match the announced 5-1 because Patel's answer is not heard at p 0.5 or above in either pass; not credited by elimination (EDITORIAL.md section 4). Eligibility: testimony was taken on September 8, 2026 (planning-2026-09-08 item 18); the chair read Capers, Kaplan, Conaway, Stamato, Patel and Gangadin as present at that meeting (0:07:31 and 0:08:02 segments), so every member who answered here heard the earlier testimony. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). See needs_checking (7c). Patel: answer as read by Adam Hanford on the video, or from the clerk's announced count where the audio is silent ('5-1. Patel's aye is very soft'). 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).
Old business item c, called in the 0:07:31 segment (read as 'case B2025-0138', 292 Van Horn); testimony taken on September 8, 2026 (agenda; planning-2026-09-08 item 18). The applicant's attorney (heard 'Jim Burke') said they were filling in for the agenda's attorney, Stephen Joseph, Esq. (0:08:18). Public portion opened in the 0:17:18 segment; six members of the public spoke (0:17:43 to 0:42:29); two photographs offered by speakers were marked O1 (0:24:24) and O2 (0:35:35 segment); closed at 0:42:38 ('Public is closed', 0:42:42). Staff recommended approval with the conditions in the staff memo dated April 13, 2026 (0:50:41); 'The applicant agrees.' (0:50:50). After the vote a speaker not named proposed a condition that the applicant offer the community a meeting before construction, then said 'Then I withdraw.' (0:52:31 to 0:52:41); the applicant's attorney said they would add it if the community wished (0:52:42). No such condition was voted.
9 other

Review and discussion of Certified Artist Joe Velez. Formal action may be taken.

0:52:46 to 0:54:09 · Approved · document
6-0 6 ayes, 0 nays, roll call at 0:53:26 as heard, unconfirmed
Roll call read by the secretary from 'Vice Chair Patel?' (0:53:55, word timing), after a motion 'to approve the application number with a discussion of certified artist, Joey Wallace, formal action with a condition outlined in staff report' (0:53:37 to 0:53:49; the name as transcribed, 'Wallace' p 0.18; the agenda's artist is Joe Velez) and 'Second.' (0:53:53, p 1.00); mover and seconder not named. Patel, Conaway, Stamato, Capers and Kaplan 'Aye.' (0:53:57 to 0:54:04, p 1.00); Gangadin, called as 'Madam Chair Congaden?' (0:54:05), 'Aye.' (0:54:06, p 1.00). No result or count announced before the next item is called (0:54:09). Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). No case number and no resolution checked for this item: as heard, unconfirmed.
New business item 9, called in the 0:52:46 segment ('Review and discussion of certified artist Joe Velez. Formal action may be taken.'). Staff, addressed as 'Ben', said the artist certification board deemed the applicant to meet criteria 1, 2, 3, 4 and 5 and recommended approval as a certified artist. Public portion: no member of the public spoke; closed at 0:53:32 ('Public is closed', word timing). The action is the board's approval of the certification, as for planning-2026-07-14 item 9. The board's words: a motion 'to approve the application number with a discussion of certified artist, Joey Wallace, formal action with a condition outlined in staff report' (0:53:37 to 0:53:49; the name as transcribed; the chair read the agenda's 'Joe Velez' at the call, 0:52:46 segment).
10 P2026-0120 case

Review and Discussion of the Let's Move JC Transportation Master Plan, a new mobility element of the Jersey City Master Plan. Formal action may be taken.

0:54:09 to 1:18:34 · Recommended · document
5-0 5 ayes, 0 nays, roll call at 1:17:49 as heard, unconfirmed
Roll call read by the secretary from 'Vice Chair Patel.' (1:18:11, word timing), after 'Roll call, Ben. We need a motion.' (1:17:53), a motion 'recommending the last move Jersey City, Jersey JC Transportation Master Plan and new mobility element of the JC Master Plan to the City Council for adoption' (1:17:58 to 1:18:08) and 'Second.' (1:18:09, p 1.00); mover and seconder not named. Patel, Conaway, Stamato and Capers 'Aye.' (1:18:13 to 1:18:18, p 0.99 to 1.00); Gangadin, called as 'Madam Chair Congadin.' (1:18:19): comments, then 'My vote is aye.' (1:18:29, p 0.96). Kaplan is not called. 'Motion carries. All in favor.' (1:18:29). No count announced. Heard: 5 ayes. Kaplan recused: after the case was called, a member said 'Madam Chair? ... Just for the record, I'd like to recuse myself because my department has been behind this plan' (0:54:26 to 0:54:34); the secretary did not call Kaplan on this roll call; when the next case was called the chair said 'Thank you, Commissioner Kaplan. Good job.' (1:19:02) and the reply was 'I didn't do it, but thank you. I'm back for the record.' (1:19:05 to 1:19:08), which identifies the member who recused as Kaplan. The presenter is a planner 'with the Department of Infrastructure' (0:55:16). Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17): as heard, unconfirmed. The action is recorded as Approved for the motion to recommend, as for planning-2026-09-08 item 10.
New business item 10, called at 0:54:09 (read as 'case B2026-0120'). Kaplan declared a recusal at 0:54:28 and returned at 1:19:07 ('I'm back for the record'; see the vote note). Notices to the surrounding planning boards and the Hudson County Planning Board marked A1 (1:10:09 segment). Public portion opened at 1:13:26; one member of the public spoke (1:13:45 to 1:17:14); closed in the 1:17:14 segment. The board's words: a motion 'recommending' the plan 'to the City Council for adoption' (1:17:58 to 1:18:08).
11 P2026-0117 case

Review and discussion of the “Report Concerning Determination of the Scatter Site Study Area 6 as an area in need of redevelopment and more specifically as a Condemnation Redevelopment Area.” Authorized by Resolution 26-314. Formal action may be taken. Wards: B, C, D and F

1:18:34 to 1:52:37 · Recommended · document
6-0 6 ayes, 0 nays, roll call at 1:51:35 as heard, unconfirmed
Roll call read by the secretary from 'Acting Vice Chair Patel?' (1:51:35), after a motion 'that we make case number P-2026-0-0117. We make a favorable recommendation to City Council with a condition outlined in a staff report' (1:51:21 to 1:51:32) and 'Second.' (1:51:33, p 0.93); mover and seconder not named. Patel 'Aye.' (1:51:37, p 0.99); Conaway 'Aye.' (1:51:39, p 1.00); Stamato 'Aye.' (1:51:41, p 1.00); Capers 'Aye.' (1:51:44, p 1.00); Kaplan: comments, then 'So with that, I'll vote aye.' (1:51:56, p 0.97); Gangadin, called as 'Madam Chair Ganga.' (1:52:00): 'my vote is aye.' (1:52:06, p 0.90). Announced: 'Motion carries. 6-0.' (1:52:07). Heard: 6 ayes, matching the announced count. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17): as heard, unconfirmed. The action is recorded as Approved for the motion to recommend.
New business item 11, called at 1:18:34 ('case P2026-0117'); carried from September 8, 2026 (agenda; planning-2026-09-08 item 11). The presenter said notice was provided and uploaded to the portal (1:19:21). Seven properties studied: 97 Charles Street, 358 Central Avenue, 195 Baldwin Avenue, 221 Olean Avenue, 205 Clinton Avenue, 479 Bramhall Avenue and 185 Bidwell Avenue (1:26:04). Public portion opened in the 1:36:04 segment; four speakers, attorneys for and owners of three of the properties, asked that those properties be left out (1:36:44 to 1:47:31); closed in the 1:47:39 segment. The board's words: 'a favorable recommendation to City Council' (1:51:28). After the vote the chair announced a 10-minute break ('we'll be back at 7.45', 1:52:10) and called the next case at 1:52:37; no recess motion was heard.
12 P2025-0255 case

Minor Site Plan with 'C' Variance, 26 Bright St

1:52:37 to 3:04:01 · Approved · document
5-0 5 ayes, 0 nays, roll call at 3:01:26 as heard, unconfirmed
Roll call read by the secretary from 'Vice Chair Patel?' (3:01:40, word timing), after a motion 'we approve application number P2025-0255 with a condition outlined in a staff report' (3:01:30 to 3:01:37) and 'Second.' (3:01:38, p 0.99); mover and seconder not named. The answers rest on the full pass and the re-transcription without VAD of 3:01:38 to 3:02:34 (line 3:01:38, word timings); the two passes give the same words. Patel 'Aye.' (3:01:41, p 0.99). Stamato, called at 3:01:42, 'Aye.' (3:01:43, p 0.99 full pass, 1.00 re-transcription); with no other name called, 'With one exception, if they would take a look at that flood-proof door for the basement ... But if you're willing to do that, I would vote yes. If I'm allowed to say that.' (3:01:44 to 3:02:01); 'You're not allowed to say that.' (3:02:01); 'Are you in favor or against?' (3:02:06); 'All right, I'm in favor.' (3:02:11, p 1.00 in both passes); the speaker of the conditional answer is not named; it begins 0.4 s after Stamato's 'Aye' with no other name called between (re-transcription word timings). Capers 'Aye.' (3:02:15, p 0.99); Kaplan 'Aye.' (3:02:17, p 1.00); Gangadin, called as 'Madam Chair Congadin?' (3:02:19): comments, then 'My vote is aye.' (3:02:30, p 0.96). Conaway is not called by name and no answer from Conaway is heard in either pass. Announced: 'Motion carries. Five in favor, one abstent.' (3:02:32 to 3:02:33; 'one abstention', p 0.99, in the re-transcription). Eligibility: before the motion a member said a member of the board 'did step away briefly during testimony' (3:00:41); 'Who stepped away? Sam.' (3:00:52); 'You should recuse.' 'I recuse from testimony.' (3:00:58 to 3:01:02), then 'You don't have to recuse. You should abstain.' (3:01:06 to 3:01:07), speakers not named; Sam is Conaway (the only Samuel on the board). No recusal is recorded: the advice given was to abstain. Recorded not-voting under EDITORIAL.md section 4 (eligibility): Conaway missed part of the testimony, reason and times as above; no certification heard. Reading as heard with the announced count: Conaway abstain, 5-0-1. Recorded: 5 ayes, 5-0. See needs_checking (12). Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). 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 1:52:37 (read as 'Case B2025-0255', 26 Bright Street); agenda item 12, carried from August 11, 2026. The applicant's attorney (the agenda's attorney is Benjamin Wine, Esq.) described a four-storey, four-unit building on a paved lot in the Van Vorst Park Historic District with one variance, building height of 43 feet 11 inches where 40 feet is permitted, attributed to the flood elevation (1:53:39). Notice marked A1 (1:56:54 segment); rendering sheet A600 dated 9/10/2026 marked A2 (2:12:32 to 2:13:05); the HPC certificate of appropriateness (May 11 and June 15, 2026, H-25-0297 as heard) marked A3 (2:59:51 to 3:00:14), its conditions carried into the approval (3:00:19 to 3:00:31). Public portion opened at 2:55:36; two members of the public spoke (2:55:53 to 2:58:37); closed in the 2:58:37 segment. Staff recommended approval with the conditions of the staff memo dated August 10, 2026 and two added conditions on tree species and garbage maintenance (2:59:18); the applicant agreed (2:59:46). The transcript has no segment from 3:02:33 to 3:04:01.
13 P2024-0198 case

Preliminary and Final Major Site Plan, 300 Central Avenue

3:04:01 to 3:15:52 · Approved · document
6-0 6 ayes, 0 nays, roll call at 3:15:49 as heard, unconfirmed
Roll call read by the secretary from 'Vice Chair Patel.' (3:15:49), after a motion 'that we approve application number P2024-0198 with a condition outlined in a staff report' (3:15:35 to 3:15:46) and 'Seconded.' (3:15:47, p 0.63); mover and seconder not named. The answers rest on the full pass and the re-transcription without VAD of 3:15:49 to 3:16:02 (line 3:15:49, word timings). Patel 'Aye.' (3:15:51; p 0.98 full pass, 1.00 re-transcription). Conaway, called at 3:15:52, 'Aye.' (3:15:53; p 0.02 full pass, 1.00 re-transcription): aye as heard in the re-transcription. Stamato 'Yes.' (3:15:55; p 0.72, 0.97); Capers 'Aye.' (3:15:57; p 0.98, 1.00); Kaplan 'Aye.' (3:15:58; p 0.99, 1.00); Gangadin, called as 'Madam Chair Congadin,' (3:16:00), 'Aye.' (3:16:01; p 0.99, 1.00). 'Motion carries, all in favor.' (3:16:01). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17): as heard, unconfirmed. Memorialized on October 13, 2026 (planning-2026-10-13 item 18.4).
Called at 3:04:01 (read as 'KSP2024-0198', 300 Central Avenue); carried from February 10, July 28 and August 25, 2026 (agenda). Notice marked A1 and the architect's 23-slide presentation A2 (3:04:13 segment). The applicant's attorney (the agenda's attorney is Thomas Leane, Esq.) described a two-storey addition to an existing three-storey building, 16 units (one studio, 15 one-bedroom) and ground-floor commercial space, keeping portions of the facade found historic, with no variances or deviations (3:05:00 to 3:06:09). The applicant's attorney agreed to the four conditions of the staff memo dated July 28, 2026 and to work with the JCMUA on its comments of September 24, 2026 (3:14:38 to 3:15:04). Public portion opened at 3:15:05; no member of the public spoke; closed at 3:15:14 ('Public is closed'). Staff recommended approval (3:15:17).
14 P2025-0161 case

Preliminary and Final Major Site Plan with 'C' Variances, 146 Academy Street

3:15:52 to 3:54:44 · Approved · document
6-0 6 ayes, 0 nays, roll call at 3:54:44 as heard, unconfirmed
Roll call read by the secretary from 'Vice Chair Patel?' (3:54:57, word timing), after a motion 'that we approve application number ... P2025-0161' (3:54:27 to 3:54:34), with 'As amended this year.' (3:54:37), 'The 929 Jeffrey Lewis floor plans.' (3:54:41) and 'The 929 Jeffrey Lewis plan with a condition outlined in the staff report.' (3:54:44 to 3:54:50), and 'Seconded.' (3:54:51, p 0.72); mover and seconder not named. Patel 'Aye.' (3:54:59, p 0.99); Conaway 'Aye.' (3:55:01, p 1.00); Stamato 'Aye.' (3:55:03, p 1.00); Capers 'Aye.' (3:55:04, p 1.00); Kaplan: 'Complex site, but good work. Thank you. Aye.' (3:55:06 to 3:55:09, 'Aye' p 1.00); Gangadin, called as 'Madam Chair Gongadun?' (3:55:11), 'Aye.' (3:55:12, p 1.00). 'Motion carries. All in favor.' (3:55:12). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17): as heard, unconfirmed.
Called in the 3:15:52 segment (read as 'KSP2025-0161', 146 Academy Street); carried from June 30, 2026 (agenda). The applicant's attorney introduced themself as Charles Harrington (3:15:52 segment); the agenda's attorney is Veronica Chmiel, Esq. Notice marked A1 (3:16:30 segment). Revised plans, seven sheets dated September 29, 2026, marked A2 (3:29:44 to 3:29:47), adding a trash chute and a street-level door from the cellar (3:29:52). The motion approved the application as amended with the '929 Jeffrey Lewis' plans, read here as the revised floor plans dated September 29, 2026 by the applicant's architect, Jeffrey Lewis (3:25:24), marked A2. Relief sought: front yard setback, the Palisades protection overlay (Peapod) cliff setback, and height of 46.8 feet where 44 feet is permitted (3:46:57). Public portion opened and closed in the 3:52:51 segment; no member of the public spoke. Staff, appearing for the review planner, referred to the staff memo dated August 18, 2026 and recommended approval (3:53:10 to 3:54:03); the applicant agreed to the conditions as amended with the new plans (3:54:19 to 3:54:26). After the vote the chair announced a five-minute break (3:55:17).
16 P2025-0169 case

Preliminary Major Site Plan, 506 Summit Ave

3:55:23 to 3:56:21 · Carried · document
The chair said 'We will not be getting to KSP2025-0169, which is 506 Summit Avenue' (3:55:23) and asked counsel whether the applicant would carry. The applicant's attorney (the agenda's attorney is Gerrard Pizzillo, Esq.) agreed to carry 'due to the lateness of the hour' with preservation of notice (3:55:57 to 3:56:03) and agreed to waive the time for the board to act (3:56:16 to 3:56:20); 'We'll carry to October 13th.' (3:56:50). Recorded as Carried to October 13, 2026, with preservation of notice. No motion or vote was heard. The chair then announced a five-minute break and called the meeting back to order at 3:57:17 (word timing, 3:56:21 segment); no recess motion was heard. planning-2026-10-13 item 17 records the case carried again.
15 P2024-0008 case

Preliminary and Final Major Site Plan with 'c' variances, 33 Division Street

3:56:21 to 4:33:17 · Approved · document
6-0 6 ayes, 0 nays, roll call at 4:33:05 as heard, unconfirmed
Roll call read by the secretary from 'Vice Chair Patel' (4:33:05), after a motion 'that we approve application number P2024-0008 with a condition outlined in the staff report' (4:32:54 to 4:33:03) and 'Second it' (4:33:03, p 0.94); mover and seconder not named. Patel 'Aye' (4:33:07, p 0.53); Conaway 'Aye' (4:33:09, p 1.00); Stamato 'Aye' (4:33:10, p 1.00); Capers 'Aye' (4:33:12, p 1.00); Kaplan 'Aye' (4:33:14, p 1.00); Gangadin, called as 'Madam Chair Congoton' (4:33:15), 'Aye' (4:33:15, p 1.00). 'Motion carries, all in favor' (4:33:16). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17): as heard, unconfirmed.
Called after the break in the 3:56:21 segment (read as 'case speech 32024-0008', 33 Division Street, 3:57:21 to 3:57:30 word timing); carried from January 13, February 10, March 10 and August 25, 2026 (agenda). The chair noted 'a hard stop at 1030' (3:57:30). Notice marked A1 (3:58:03 segment); landscape plan rendering dated 1-13-2026 marked A2 (4:01:30 to 4:01:42); roof site plan marked A3 (4:03:07 segment); the architect's slide presentation dated 12-1-25 marked A4 (4:07:36 to 4:07:43). The applicant's attorney (the agenda's attorney is Thomas P. Leane, Esq.) said the applicant uses the redevelopment plan's height bonus: 48 units at $35,000 each, a payment of $1.68 million for improvements to Enos Jones Park (3:59:01). The applicant's attorney accepted the conditions of the planning memo dated September 29, 2026 (4:26:06 segment). Public portion opened in the 4:26:06 segment; one member of the public spoke (4:26:42 to 4:29:57); closed in the 4:29:57 segment. A condition setting the payment schedule for the contribution, one payment before permits and one before the certificate of occupancy, was added (4:31:47 to 4:32:00).
17.1 P2025-0266 case

Resolution, case P2025-0266: Just Salads 99 Hudson Street, LLC (as read), 99 Hudson Street, Block 14507, Lot 1

4:33:17 to 4:33:48 · Memorialized · document
6-0 6 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: heard August 11, 2026 (planning-2026-08-11 item 10, 8-0, unconfirmed): Patel, Conaway, Stamato, Capers, Kaplan and Gangadin aye; Little absent. Eligibility checked against planning-2026-08-11 item 10 (Approved 8-0, t 1:08:35) on Adam Hanford's decision of 2026-10-18.
Read at 4:33:28 to 4:33:47: 'case number P2025-0266. The applicant just salads 99 Hudson Street, LLC. Address is 99 Hudson Street, Jersey City, New Jersey, Block 14, 507, Lot 1. Decided on April 11th, memorialized this evening.' Heard on August 11, 2026 (planning-2026-08-11 item 10, signage with 'c' variances, 99 Hudson Street, 8-0, Little absent); the decision date read, 'April 11th', is a misreading of August 11: the case was heard on August 11, 2026 and was carried from June 30, 2026 before that (planning-2026-08-11 item 10). Memorialization opened at 4:33:17 ('At this time, I'd like to move on to resolutions', 4:33:20). Agenda item 17, 'Memorialization of Resolutions', lists no individual resolutions; the number 17.x is this record's order of reading.
17.2 P2026-0049 case

Resolution, application P2026-0049: minor site plan approval with variances, 206 Olean Avenue, LLC

4:33:48 to 4:34:04 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: heard August 25, 2026 (planning-2026-08-25 item 20, 8-0, unconfirmed): Conaway, Stamato, Capers, Kaplan and Gangadin aye; Patel absent, and no certification heard. Patel answered aye here. Patel answered aye but did not vote for the action at the hearing (planning-2026-08-25 item 20 (Approved 8-0, t 4:38:05)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-25 item 20 (Approved 8-0, t 4:38:05) on Adam Hanford's decision of 2026-10-18.
Read at 4:33:48 to 4:34:03: 'City of Jersey City Planning Board of the matter of 206 Olean Avenue, LLC application number P2026-0049 decided August 25th, memorialized this evening for minor site plan approval along with both variances'.
17.3 P2025-0172 case

Resolution, case P2025-0172: minor site plan approval, Amaja Ali (as read), 219 Freeman Avenue, Block 14601, Lot 7.01

4:34:04 to 4:34:12 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: heard August 25, 2026 (planning-2026-08-25 item 15, 8-0, unconfirmed): Conaway, Stamato, Capers, Kaplan and Gangadin aye; Patel absent, and no certification heard. Patel answered aye here. Patel answered aye but did not vote for the action at the hearing (planning-2026-08-25 item 15 (Approved 8-0, t 0:55:07)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-25 item 15 (Approved 8-0, t 0:55:07) on Adam Hanford's decision of 2026-10-18.
Read at 4:34:04 to 4:34:26: 'case number P2025-0172 the applicant is Amaja Ali address 219 Freeman Avenue Jersey City New Jersey it's block 14601 lot 7.01 decided on Tuesday August 25th 2026 memorialized this evening minor site plan approval'. Heard on August 25, 2026 (planning-2026-08-25 item 15).
17.4 P2025-0246 case

Resolution, case P2025-0246: preliminary and final major site plan with 'c' variances, 250-254 Fairmount Avenue, Block 15003, Lot 20

4:34:12 to 4:34:43 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: heard August 25, 2026 (planning-2026-08-25 item 21, 8-0, unconfirmed): Conaway, Stamato, Capers, Kaplan and Gangadin aye; Patel absent, and no certification heard. Patel answered aye here. Patel answered aye but did not vote for the action at the hearing (planning-2026-08-25 item 21 (Approved 8-0, t 5:05:26)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-25 item 21 (Approved 8-0, t 5:05:26) on Adam Hanford's decision of 2026-10-18.
Read at 4:34:26 to 4:34:49: 'fourth resolution is a resolution of the planning board of Jersey City P2025-0246 premises 250-254 Fairmont Avenue Jersey City New Jersey block 15003 lot 20 preliminary and final major site plan with C variances decided August 25th memorialized this evening'. Fairmount as in planning-2026-08-25 item 21.
17.5 P20-073 case

Resolution, case P20-073: abandonment of approval, 252 Monticello LLC, 252 Monticello Avenue, Block 15203, Lot 2

4:34:43 to 4:34:43 · Memorialized · document
6-0 6 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). RESO P20-073 (EnerGov, uploaded 2026-10-02, https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/7F1F9165-513E-4EBA-A903-4A7BC925DF1D?tab=attachments) gives 'Decided on Tuesday September 29, 2026' and 'Memorialized on September 29, 2026' (p. 3); its vote table lists Gangadin, Stamato, Patel, Wick, Kaplan, Little and Barnaby 'Yes' and prints no tally (p. 3): Wick, Little and Barnaby are absent on the video, and Conaway and Capers, who answered aye, are not listed. It is used for the title and decision date only, not as a second record of this roll call; the difference is noted and the vote is held (EDITORIAL.md section 4). Eligibility: decided at this meeting per the resolution, with no earlier hearing: no change under the eligibility rule. Reading as heard (recorded): 6-0. The resolution's vote table (RESO P20-073, EnerGov, uploaded 2026-10-02) lists Wick, Little and Barnaby, who were absent that night, and omits Conaway and Capers, who voted; the video governs. Published on Adam Hanford's decision of 2026-10-18.
Read at 4:34:50 to 4:35:09: 'fifth resolution of the city of Jersey City Planning Board in the matter of 252 Monticello Avenue LLC case number P20073 the applicant is 252 Monticello LLC it was memorialized this evening September 29th 2026'. No decision date or application type read. Title, block and lot, and decision date from RESO P20-073 (EnerGov, uploaded 2026-10-02, https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/7F1F9165-513E-4EBA-A903-4A7BC925DF1D?tab=attachments): 'Decided on Tuesday September 29, 2026', 'Memorialized on September 29, 2026' (pp. 1, 3); the resolution deems abandoned the minor site plan approval with 'c' variances memorialized May 18, 2021 (pp. 1, 2). The case number read, 'P20073', is P20-073.
17.6 P2025-0253 case

Resolution, application P2025-0253: preliminary and final major site plan approval with bulk variances and design waivers, 1721 and 1723 Kennedy Boulevard

4:34:43 to 4:35:16 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: heard September 8, 2026 (planning-2026-09-08 item 12, 6-0, needs-checking): Conaway, Capers, Stamato, Patel and Gangadin aye; Kaplan, who arrived during that hearing and said 'I'll abstain because I only saw part of it', is not-voting there under the eligibility rule (abstain as heard). Kaplan answered aye here. Kaplan answered aye but did not vote for the action at the hearing (planning-2026-09-08 item 12 (Approved 6-0, t 0:58:41)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-09-08 item 12 (Approved 6-0, t 0:58:41) on Adam Hanford's decision of 2026-10-18.
Read at 4:35:10 to 4:35:33: 'resolution city of Jersey City Planning Board in the matter of 17 1723 and 1721 Kennedy Boulevard. It's application number P2025-0253. It was decided on September 8th and memorialized this evening. It was an application for preliminary and final major site plan approval with bulk variances and design waivers.'
17.7 P2025-0186 case

Resolution, case P2025-0186: preliminary and final major site plan, 130 Central Avenue, Block 4902, Lot 1

4:35:34 to 4:35:49 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). RESO P2025-0186 (EnerGov, uploaded 2026-10-19, https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/fe22276f-b1cc-4f50-9b59-113e5603989a?tab=attachments) prints 'DECIDED: AUGUST 25, 2026' and 'MEMORIALIZED: SEPTEMBER 29, 2026' (pp. 1, 4): it was memorialized at this meeting; its vote table (8-0: Gangadin, Wick, Little, Stamato, Kaplan, Barnaby, Conaway, Capers; p. 4) is the August 25 hearing's roll call, not a second record of this one, and does not list Patel (resolutions run 2026-10-21; the script did not parse the memorialization date). Eligibility: heard August 25, 2026 (planning-2026-08-25 item 13, 8-0, unconfirmed): Conaway, Stamato, Capers, Kaplan and Gangadin aye; Patel absent, and no certification heard. Patel answered aye here. Patel answered aye but did not vote for the action at the hearing (planning-2026-08-25 item 13 (Approved 8-0, t 2:01:52)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-25 item 13 (Approved 8-0, t 2:01:52) on Adam Hanford's decision of 2026-10-18.
Read at 4:35:34 to 4:35:54: 'Seventh resolution is the resolution of the Planning Board of the City of Jersey City, case number P2025-0186, 130 Central Avenue, Jersey City, New Jersey, Block 4902, Lot 1 Preliminary and Final Major Site Plan Application, decided August 25th, memorialized this evening'.
17.8 P2025-0235 case

Resolution, case P2025-0235: final major site plan approval with deviations, 248 Erie Owner, LLC, 248 Erie Street and 209-215 15th Street, Block 7105, Lots 1, 2 and 3

4:35:55 to 4:36:12 · Memorialized · document
6-0 6 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: heard September 8, 2026 (planning-2026-09-08 item 16, 7-0, unconfirmed): Patel, Conaway, Stamato, Capers, Kaplan and Gangadin aye. Eligibility checked against planning-2026-09-08 item 16 (Approved 7-0, t 3:05:09) on Adam Hanford's decision of 2026-10-18.
Read at 4:35:55 to 4:36:14: 'Resolution of the Planning Board of the City of Jersey City, 248 Erie Owner, LLC Final major site plan approval with deviations for 248 Erie Street and 209-215 15th Street, Jersey City, Block 7105, Lots 1, 2, and 3 Case number P2025-0235'. No decision date read. Heard on September 8, 2026 (planning-2026-09-08 item 16).
17.9 P2025-0239 case

Resolution, case P2025-0239: minor site plan approval, 95 Webster JC LLC, 197 Webster Avenue, Block 2904, Lot 18

4:36:16 to 4:36:27 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: heard August 25, 2026 (planning-2026-08-25 item 18, 8-0, unconfirmed): Conaway, Stamato, Capers, Kaplan and Gangadin aye; Patel absent, and no certification heard. Patel answered aye here. Patel answered aye but did not vote for the action at the hearing (planning-2026-08-25 item 18 (Approved 8-0, t 4:10:18)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-25 item 18 (Approved 8-0, t 4:10:18) on Adam Hanford's decision of 2026-10-18.
Read at 4:36:16 to 4:36:31: 'Ninth resolution is the resolution of the Planning Board of City, Jersey City The applicant was 95 Webster JC LLC It was for minor site plan approval, 197 Webster Avenue here in the city Block 2904, Lot 18, Case Number P2025-0239'. No decision date read. Heard on August 25, 2026 (planning-2026-08-25 item 18).
17.10 P2025-0240 case

Resolution, case P2025-0240: minor site plan approval, Ogden and Zembrinsky, LLC (as read), 199 Webster Avenue, Block 2904, Lot 17

4:36:33 to 4:36:40 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: heard August 25, 2026 (planning-2026-08-25 item 19, 8-0, unconfirmed): Conaway, Stamato, Capers, Kaplan and Gangadin aye; Patel absent, and no certification heard. Patel answered aye here. Patel answered aye but did not vote for the action at the hearing (planning-2026-08-25 item 19 (Approved 8-0, t 4:11:03)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-25 item 19 (Approved 8-0, t 4:11:03) on Adam Hanford's decision of 2026-10-18.
Read at 4:36:33 to 4:36:48: '10th Resolution, Resolution of the Planning Board of Jersey City, Ogden and Zembrinsky, LLC Minor Site Plan Approval, 199 Webster Avenue, Jersey City, Block 2904, Lot 17, Case Number P2025-0240'. No decision date read. Heard on August 25, 2026 (planning-2026-08-25 item 19).
17.11 P2026-0104 case

Resolution, case P2026-0104: one-year extension of preliminary and final major site plan, Culver Holdings LP, 212-230 Culver Avenue, Block 21701, Lots 18 and 19.01

4:36:50 to 4:36:55 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). RESO P2026-0104 (EnerGov, uploaded 2026-10-21, https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/plan/2a954613-a572-4f29-8168-4f6f1cf37751?tab=attachments) prints 'DATE OF MEMORIALIZATION: September 29, 2026' (last page): memorialized at this meeting. Its vote table (5-0: Gangadin, Wick, Patel, Capers, Conaway yes) is the hearing's roll call, not a second record of this one; it prints 'DATE OF HEARING: September 10, 2026' and does not list Stamato, where the video of September 8, 2026 has Wick, Conaway, Capers, Stamato, Patel and Gangadin aye (planning-2026-09-08 item 8); eligibility is read from the video (EDITORIAL.md section 4). Eligibility: heard September 8, 2026 (planning-2026-09-08 item 8, 6-0, unconfirmed): Conaway, Capers, Stamato, Patel and Gangadin aye; Kaplan had not yet arrived (absent), and no certification heard. Kaplan answered aye here. Kaplan answered aye but did not vote for the action at the hearing (planning-2026-09-08 item 8 (Approved 6-0, t 0:07:31)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-09-08 item 8 (Approved 6-0, t 0:07:31) on Adam Hanford's decision of 2026-10-18.
Read at 4:36:50 to 4:37:07: '11th Resolution is a Resolution for Culver Holdings LP for a One Year Extension for preliminary and final major site plan, 212 to 230 Culver Avenue, block 21701, lots 18 and 19.01. It's case number P2026-0104.' No decision date read. Heard on September 8, 2026 (planning-2026-09-08 item 8).
17.12 P2024-0099 case

Resolution, case P2024-0099: preliminary and final major site plan with 'c' variances, the Community Development LLC (as read), 565 Communipaw Avenue, Block 18603, Lots 17 and 13.01 (as read)

4:36:55 to 4:37:25 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: heard August 25, 2026 (planning-2026-08-25 item 12, 8-0, unconfirmed): Conaway, Stamato, Capers, Kaplan and Gangadin aye; Patel absent, and no certification heard. Patel answered aye here. Patel answered aye but did not vote for the action at the hearing (planning-2026-08-25 item 12 (Approved 8-0, t 1:30:28)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-08-25 item 12 (Approved 8-0, t 1:30:28) on Adam Hanford's decision of 2026-10-18.
Read at 4:37:10 to 4:37:31: '12th resolution is a resolution of the Planning Board of Jersey City, case number P2024-099, the applicant is the Community Development LLC, 565 Communipole Avenue, block 18603, lot 17 13.01, decided April 25th, memorialized this evening for preliminary and final major site plan with C variances.' Heard on August 25, 2026 (planning-2026-08-25 item 12, 565 Communipaw Avenue); the decision date read, 'April 25th', is a misreading of August 25: the case was carried on July 28, 2026 (planning-2026-07-28 item 15) and heard on August 25, 2026.
17.13 P2026-0134 case

Resolution recommending the Hudson County Plaza study area as a non-condemnation area in need of redevelopment

4:37:25 to 4:37:25 · Memorialized · document
5-0 5 ayes, 0 nays, roll call at 4:37:42
Consent roll call with items 17.1 to 17.13 (memorialization of resolutions, agenda item 17; 13 resolutions read 4:33:28 to 4:37:40 by a reader not named, 'we have 13 resolutions here this evening', 4:33:25). No motion heard apart from the reading; 'Do I have a second? Second.' (4:37:42 to 4:37:45, p 0.96); mover and seconder not named. Roll call from 'Vice Chair Patel?' (4:37:48, word timing): Patel 'Aye.' (4:37:49); Conaway 'Aye.' (4:37:51); Stamato 'Aye.' (4:37:52); Capers 'Aye.' (4:37:54); Kaplan 'Aye.' (4:37:55); Gangadin, called as 'Madam Chair Congaden?' (4:37:56), 'Aye.' (4:37:57); every answer at p 1.00. 'Motion carries.' (4:37:57). No count announced. Heard: 6 ayes. Wick, Barnaby and Little are not called (absent as heard; see needs_checking, attendance). Every answer is heard, so the memorialization rule alone would publish this roll call; it is held until Adam decides how an aye from a member ineligible to memorialize is treated (see needs_checking, 17.1). No resolution of this case uploaded to EnerGov since 2026-09-29 (resolutions run 2026-10-17). Eligibility: recommended September 8, 2026 (planning-2026-09-08 item 10, 6-0, unconfirmed): Conaway, Capers, Stamato, Patel and Gangadin aye; Kaplan had not yet arrived (absent), and no certification heard. Kaplan answered aye here. Kaplan answered aye but did not vote for the action at the hearing (planning-2026-09-08 item 10 (Approved 6-0, t 0:29:31)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-09-08 item 10 (Approved 6-0, t 0:29:31) on Adam Hanford's decision of 2026-10-18.
Read at 4:37:33 to 4:37:40: 'Final resolution is a resolution of the Planning Board of City, Jersey City, recommending the Hudson County Plaza study area as a non-combination area in need of redevelopment.' No case number or decision date read; identified with P2026-0134, recommended on September 8, 2026 (planning-2026-09-08 item 10, 'non-condemnation redevelopment area').
motion-adjourn motion

Executive session and adjournment

4:37:42 to 4:38:03 · Heard
Agenda items 18 (Executive Session) and 19 (Adjournment). After the memorialization roll call, 'Motion carries. All in favor?' (4:37:57 to 4:37:58; 'All in favor?' may close the memorialization), 'Second. Second.' (4:38:02 to 4:38:03, p 1.00 and 0.98) and 'Second, third it.' (4:38:03 segment; 'it' p 0.18), speakers not named, with no motion heard before them. No executive session was mentioned. No motion to adjourn, and no vote, is heard before the transcript ends at 4:38:05. adjourned.t is the last segment, 4:38:03, with no clock time (Adam's rule for an adjournment whose vote is not on the video, 2026-10-16, as planning-2026-09-08 applied it with no motion heard).
Corrected 2026-10-18: Items 10 and 11: Recommended. Log

Record drafted 2026-10-17, checked 2026-10-21, reviewed by Adam Hanford 2026-10-18.