Meeting record

Planning Board, October 13, 2026

Body: Planning Board
Date: October 13, 2026 (regular meeting)
Video: city recording, 3h 44m
Called to order: 0:00:00 (5:38 p.m.)
Agenda: data.jerseycitynj.gov
Votes: 5 confirmed, 6 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

Andy Kaplan: present as heard, unconfirmed
Bhavin Patel: present as heard, unconfirmed
Christopher Capers: absent as heard, unconfirmed
Eleana Little: arrived 0:10:31 as heard, unconfirmed
Elizabeth Wick: present as heard, unconfirmed
Irene Barnaby: absent as heard, unconfirmed
Patrick Stamato: present as heard, unconfirmed
Samuel Conaway III: present as heard, unconfirmed
Vidya Gangadin: present as heard, unconfirmed

Items

10 P2024-0106 case

Preliminary and Final Major Site Plan with ‘c’ variances, 120 Theodore Conrad Drive (aka 120 Edward Hart Drive)

0:01:37 to 0:01:37 · Carried · document

0:01:37 Ben Jordan (Planner, Division of City Planning): Said the applicant had requested to adjourn to a date uncertain and would re-notice.

Announced under adjournments at 0:01:37. No motion or vote was heard.

9 P2026-0147 case

Review and discussion of Masterplan Reexamination of the Historic Preservation Element to revise and add properties identified in the Historic Inventory of Black Heritage Buildings and Sites to the Historic Resource Inventory.

0:01:37 to 0:08:52 · Recommended · document

6-0 6 ayes, 0 nays, roll call at 0:08:43 as heard, unconfirmed

Aye: Andy Kaplan, Bhavin Patel, Elizabeth Wick, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Eleana Little, Irene Barnaby

Roll call read by the secretary; each answer heard; secretary: 'Motion carries. All in favor.' (0:08:52). Little was not called and had not yet been noted in attendance.

0:02:29 Maggie O'Neil (Principal Historic Preservation Specialist): Introduced themself as the city's principal historic preservation specialist and presented the master plan re-examination report.
0:02:41 Maggie O'Neil (Principal Historic Preservation Specialist): Said the report's purpose is to adopt the Historic Inventory of Black Heritage Buildings and Sites into the Historic Preservation Element of the master plan.
0:04:10 Maggie O'Neil (Principal Historic Preservation Specialist): Said the report, prepared by Hunter Research, identifies 43 specific sites.
0:06:40 Maggie O'Neil (Principal Historic Preservation Specialist): Said the Historic Preservation Commission reviewed the report and staff's recommendation at its September meeting and recommended it for adoption.

Master plan re-examination presented by staff. Motion (0:08:23): finding the revision to the Historic Preservation Element consistent with the master plan and recommending that the City Council adopt the revision. Notice to neighboring municipalities and the county marked B1 (0:07:36). Public portion opened at 0:07:45; no one from the public spoke.

12 P2026-0077 case

Minor Site Plan, 34 Laidlaw Ave

0:09:21 to 0:34:03 · Approved · document

7-0 7 ayes, 0 nays, roll call at 0:34:02 as heard, unconfirmed

Aye: Andy Kaplan, Bhavin Patel, Eleana Little, Elizabeth Wick, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby

Roll call read by the secretary from 'Vice Chair Wick' (0:34:02). The transcript reads 'Commissioner Patel and Madam Chair Gangadin? Aye.' (0:34:03): word timings show one 'Aye.' (0:34:15, p=1.00), after Gangadin's name; Patel's answer is not heard (only a low-confidence 'and', p=0.30, at 0:34:13). Secretary: 'Motion carries. All in favor.' No count announced.

0:10:13 Attorney: Said the application is for a four-story building with four dwelling units at 34 Laidlaw Avenue.
0:25:13 Unidentified: A commissioner asked about the siding materials; the applicant agreed to replace the proposed vinyl siding with fiber cement.
0:29:48 Andy Kaplan: Asked where the refuse room is and how trash would be handled.
0:32:58 Staff: Said the application was reviewed by Sophia Pereia, that the staff memo dated October 9, 2026 carries seven standard conditions plus the siding condition put on the record, and that staff recommends approval.

Taken up at 0:09:21 after the applicant for item 11 asked to be heard later. Notice marked A1 (0:11:01). Public portion opened at 0:32:55; no one from the public spoke. The applicant agreed to all conditions (0:34:03).

14 P2025-0270 case

Preliminary and Final Major Site Plan, 35 Wegman Parkway

0:34:03 to 0:59:53 · Carried · document

0:35:31 Attorney: Said the application is to rehabilitate an existing two-family building on Wegman Parkway into four units, all with four bedrooms.
0:51:37 Samuel Conaway III: Asked how the shared driveway would be used once the garage on the site is removed.
0:56:37 Patrick Stamato: Asked how many people would live on the site and where they would park.
0:57:02 Staff: Said a parking requirement of 0.3 spaces per bedroom applies because the lot is wider than 50 feet, 4.8 spaces in this case, so the plans as shown need a variance.

The parking variance identified during the hearing (0:57:02) was not in the applicant's notice. The application was carried to a date uncertain and the applicant will re-notice (0:58:32 to 0:59:47); November 10 was mentioned as a possible date (0:59:36) but not adopted. No motion or vote was heard.

11 P2025-0160 case

Preliminary and Final Major Site Plan with Variances, 89 Ocean Avenue

0:59:56 to 1:37:09 · Approved · document

7-0 7 ayes, 0 nays, roll call at 1:36:50 as heard, unconfirmed

Aye: Andy Kaplan, Bhavin Patel, Eleana Little, Elizabeth Wick, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby

Roll call read by the secretary; each answer heard. Wick's 'Aye' (1:36:51) is at word confidence 0.23. Gangadin: 'My vote is aye' (1:37:02). Secretary: 'Motion carries. All in favor?' (1:37:07). No count announced.

1:01:00 Attorney: Said the project is a five-story building with 40 residential units, ground-floor commercial space and eight parking spaces.
1:01:09 Attorney: Said the redevelopment plan's requirement yields one affordable unit and that the application seeks two variances, for the side yards and for building depth from the roadways.
1:20:30 Unidentified: A commissioner asked about the 2-foot-4-inch space between the building and the neighboring lot; the applicant agreed to a fence condition closing it from the street.
1:34:45 Attorney: Accepted the staff report conditions and three added conditions on the trash chute, fiber cement in place of vinyl siding, and fencing beside the side pathway.
1:35:37 Matt Ward (Supervising Planner, Division of City Planning): Said Cameron Black was the primary reviewer, that the application does not trigger the ICO but provides one affordable unit under the redevelopment plan, and that staff recommends approval.

First called at 0:08:52; the applicant's attorney asked that it be heard later while the planner arrived. Called again at 0:59:56. Notice marked A1 (1:00:49). Two further conditions were noted on the record, a bump-out and a rectangular rapid flashing beacon (1:35:13). Public portion opened at 1:35:26; no one from the public spoke. After the vote the chair announced a 10-minute break (1:37:09) and called the meeting back to order at 1:56:21.

13 P2026-0126 case

Site Plan Amendment, 107 Morgan St

1:56:23 to 2:07:04 · Approved · document

7-0 7 ayes, 0 nays, roll call at 2:06:48 as heard, unconfirmed

Aye: Andy Kaplan, Bhavin Patel, Eleana Little, Elizabeth Wick, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby

Roll call read by the secretary; each answer heard. Secretary: 'Motion carries all in favor' (2:07:01). No count announced.

1:57:07 Attorney: Said the application amends a 2025 approval for a tower in the Powerhouse Arts redevelopment plan area, approved with 633 units, 210 parking spaces and 18,000 square feet of ground-floor retail.
2:00:04 Applicant: The applicant's architect said the unit count falls by 20, from 633 to 613.
2:01:38 Applicant: The applicant's architect said the building height rises by 2 feet, within the 350-foot limit.
2:05:36 Applicant: Said the building has no affordable units and that the redevelopment plan does not require them.
2:06:09 Staff: Said the staff memo adds two conditions, that the expert testimony be binding and on utility meters, and recommended approval.

Notice marked A1 (1:56:53). Public portion opened at 2:05:36; no one from the public spoke. Staff gave the memo date as 'October 9th, 2024' (2:06:09), as heard.

15 P2026-0099 case

Minor Subdivision, 364 5th Street

2:07:05 to 2:36:25 · Approved · document

7-0 7 ayes, 0 nays, roll call at 2:35:05 as heard, unconfirmed

Aye: Andy Kaplan, Bhavin Patel, Eleana Little, Elizabeth Wick, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby

Roll call read by the secretary. Wick (2:35:12), Kaplan (2:35:27) and Gangadin (2:36:25) gave their answers with comments. Patel: 'Same voting on the subdivision' (2:35:56) with no 'aye' heard, so recorded not-voting. Secretary: 'Motion carries all in favor' (2:36:25). No count announced.

2:08:13 Attorney: Said the tax assessor consolidated the two lots after the Zoning Board approved a single-family home on each, and that the subdivision restores two lots of 12.5 by 50 feet.
2:23:38 Matt Ward (Supervising Planner, Division of City Planning): Said lots 12.5 feet wide are an established condition on this side of the block, including at 366 5th Street next door, which also has a Zoning Board approval.
2:26:11 Public: A member of the public spoke on drainage and flooding on the block.
2:31:21 Matt Ward (Supervising Planner, Division of City Planning): Said the two lots would presumably be 364 and 364 1/2 5th Street, to be confirmed with the tax assessor before the subdivision plat is signed off.
2:33:51 Matt Ward (Supervising Planner, Division of City Planning): Said residents with stormwater concerns should contact the JCMUA, the agency responsible for stormwater management.

The board attorney stated a conflict and stepped away from the dais at 2:07:05; the board chose to proceed and the applicant consented (2:07:58 to 2:08:00); the attorney returned after the vote (2:36:25). No board member recused. Notices marked A1 (2:10:18). Public portion opened at 2:26:01; one member of the public spoke.

16 P2026-0063 case

Preliminary and Final Major Site Plan with ‘c’ variances, 176 Halladay Street

2:36:25 to 3:38:52 · Approved · document

7-0 7 ayes, 0 nays, roll call at 3:37:42 as heard, unconfirmed

Aye: Andy Kaplan, Bhavin Patel, Eleana Little, Elizabeth Wick, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby

Roll call read by the secretary. 'Commissioner, Patel.' (3:38:18) is followed about two seconds later by 'And Madam Chair Gangadin' with no answer heard between them, so Patel is recorded not-voting. Gangadin: 'So my vote is aye' (3:38:21). Secretary: 'Motion carries. All in favor.' (3:38:43). No count announced.

2:38:52 Attorney: Said the application conforms to the Morris Canal Redevelopment Plan, Mixed Use A subdistrict, except for signage: one residential sign on each of its two street frontages where one is permitted.
2:55:20 Applicant: The applicant's architect said the four residential floors hold 24 units each, 96 in total.
3:16:08 Andy Kaplan: Asked about the side setback walkway, bicycle parking, a loading zone and crosswalks at each end of the walkway along the light rail.
3:28:32 Public: A member of the public spoke on the effect of development on the neighborhood.
3:34:15 Ben Jordan (Planner, Division of City Planning): Said staff recommends approval subject to the staff memo dated October 6, 2026 and four added conditions on forestry permits, the fence, a loading space and crosswalks.

The applicant's architect said 10 of the units are affordable (2:56:11). Notice marked A1 (2:38:02); presentation marked A2 (2:43:19). Public portion opened at 3:28:12; one member of the public spoke. The applicant agreed to the conditions (3:35:32).

17 P2025-0169 case

Preliminary Major Site Plan, 506 Summit Ave

3:39:36 to 3:41:41 · Carried · document

3:40:54 Attorney: Said the applicant agreed with the administration to carry the application to October 27 and consented to waive the board's time to act to that date.

Carried to a date certain, October 27, 2026, with the applicant waiving the board's time to act until October 28; no further notice required (3:41:24 to 3:41:41). No motion or vote was heard. The application has been carried from earlier meetings (agenda: April 14 and May 12, 2026).

18.1 P2024-0206 case

Corrective resolution: preliminary and final major site plan approval, Team Walker Incorporated (street name not clearly heard)

3:41:41 to 3:43:36 · Memorialized

4-0 4 ayes, 0 nays, roll call at 3:43:46

Aye: Andy Kaplan, Bhavin Patel, Patrick Stamato, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby
Not voting: Eleana Little, Elizabeth Wick, Samuel Conaway III

consent roll call with items 18.1, 18.2, 18.3, 18.4, 18.5 (memorialization of resolutions, agenda item 18). 'Second.' at 3:43:44 (word timing), then the secretary's roll call with each answer heard; 'Motion carries. All in favor.' No count announced. Not eligible (EDITORIAL.md section 4, rule A): Wick, absent from the 2026-03-10 hearing; Conaway, not on the board at the 2026-03-10 hearing; Little, not on the board at the 2026-03-10 hearing. Each answered aye here and is recorded not-voting. Decided at the hearing of 2026-03-10 (planning-2026-03-10, item 13). Applied on Adam Hanford's decision of 2026-10-21; recorded 7-0 as heard before.

One of five resolutions read for memorialization under agenda item 18 (3:41:41 to 3:43:36) and memorialized in one roll call. The agenda lists no individual resolutions; the number 18.x is this record's order of reading, and the case number and title are as read on the video. The reader is not named. The street name was not clearly heard (see needs_checking).

18.2 P2026-0100 case

Resolution extending preliminary and final major site plan approval, Newport Associates Development Company, 535 Monmouth Street (aka 354 10th Street), Block 6902, Lot 27

3:42:16 to 3:43:36 · Memorialized

5-0 5 ayes, 0 nays, roll call at 3:43:46

Aye: Andy Kaplan, Bhavin Patel, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby
Not voting: Eleana Little, Elizabeth Wick

consent roll call with items 18.1, 18.2, 18.3, 18.4, 18.5 (memorialization of resolutions, agenda item 18). 'Second.' at 3:43:44 (word timing), then the secretary's roll call with each answer heard; 'Motion carries. All in favor.' No count announced. Wick answered aye but did not vote for the action at the hearing (planning-2026-09-29 item 7b (Approved 6-0, t 0:07:25)): not eligible to memorialize, recorded not-voting. Little answered aye but did not vote for the action at the hearing (planning-2026-09-29 item 7b (Approved 6-0, t 0:07:25)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-09-29 item 7b (Approved 6-0, t 0:07:25) on Adam Hanford's decision of 2026-10-18.

18.3 P2026-0018 case

Resolution: minor site plan approval with 'c' deviation (signage), Harborside Unit A Urban Renewal, LLC, Green Street (street number not clearly heard), Block 11603, Lot 31.03

3:42:43 to 3:43:36 · Memorialized

6-0 6 ayes, 0 nays, roll call at 3:43:46

Aye: Andy Kaplan, Bhavin Patel, Elizabeth Wick, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby
Not voting: Eleana Little

consent roll call with items 18.1, 18.2, 18.3, 18.4, 18.5 (memorialization of resolutions, agenda item 18). 'Second.' at 3:43:44 (word timing), then the secretary's roll call with each answer heard; 'Motion carries. All in favor.' No count announced. 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.

18.4 P2024-0198 case

Resolution: preliminary and final major site plan approval, Central Avenue (street number not clearly heard), Block 3801, Lot 26

3:43:02 to 3:43:36 · Memorialized

5-0 5 ayes, 0 nays, roll call at 3:43:46

Aye: Andy Kaplan, Bhavin Patel, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby
Not voting: Eleana Little, Elizabeth Wick

consent roll call with items 18.1, 18.2, 18.3, 18.4, 18.5 (memorialization of resolutions, agenda item 18). 'Second.' at 3:43:44 (word timing), then the secretary's roll call with each answer heard; 'Motion carries. All in favor.' No count announced. Wick answered aye but did not vote for the action at the hearing (planning-2026-09-29 item 13 (Approved 6-0, t 3:15:49)): not eligible to memorialize, recorded not-voting. Little answered aye but did not vote for the action at the hearing (planning-2026-09-29 item 13 (Approved 6-0, t 3:15:49)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-09-29 item 13 (Approved 6-0, t 3:15:49) on Adam Hanford's decision of 2026-10-18.

One of five resolutions read for memorialization under agenda item 18 (3:41:41 to 3:43:36) and memorialized in one roll call. The agenda lists no individual resolutions; the number 18.x is this record's order of reading, and the case number and title are as read on the video. The reader is not named. The applicant's name and the street number were not clearly heard (see needs_checking).

18.5 P2026-0133 case

Resolution approving an extension of preliminary major site plan approval with a 'c' variance, 381 Route 440, Block 26102, Lot 3

3:43:17 to 3:43:36 · Memorialized

5-0 5 ayes, 0 nays, roll call at 3:43:46

Aye: Andy Kaplan, Bhavin Patel, Patrick Stamato, Samuel Conaway III, Vidya Gangadin
Absent: Christopher Capers, Irene Barnaby
Not voting: Eleana Little, Elizabeth Wick

consent roll call with items 18.1, 18.2, 18.3, 18.4, 18.5 (memorialization of resolutions, agenda item 18). 'Second.' at 3:43:44 (word timing), then the secretary's roll call with each answer heard; 'Motion carries. All in favor.' No count announced. Wick answered aye but did not vote for the action at the hearing (planning-2026-09-29 item 7a (Approved 6-0, t 0:05:00)): not eligible to memorialize, recorded not-voting. Little answered aye but did not vote for the action at the hearing (planning-2026-09-29 item 7a (Approved 6-0, t 0:05:00)): not eligible to memorialize, recorded not-voting. Eligibility checked against planning-2026-09-29 item 7a (Approved 6-0, t 0:05:00) on Adam Hanford's decision of 2026-10-18.

One of five resolutions read for memorialization under agenda item 18 (3:41:41 to 3:43:36) and memorialized in one roll call. The agenda lists no individual resolutions; the number 18.x is this record's order of reading, and the case number and title are as read on the video. The reader is not named. The applicant's name was not clearly heard (see needs_checking).

20 motion

Adjournment

3:44:03 to 3:44:03 · Heard

Agenda item 20. After the memorialization vote, 'So move. Second.' is heard at 3:44:03; the video ends at 3:44:11 before the motion's subject or any vote is heard. Executive session (agenda item 19) was not called on the video.

Corrected 2026-10-21: 4-0; Wick, Conaway, Little not-voting Log

Corrected 2026-10-18: Item 9: Recommended. Log

Record drafted 2026-10-16, checked 2026-10-16, reviewed by Adam Hanford 2026-10-18.