Um, >> I guess we'll start with the p pledge of allegiance. >> Can we do the pledge? Thank you. >> Yeah. >> All right. >> I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation
under God under God, indivisible, justice for all. Justice for all. >> Okay. Um going to do the sunshine announcement. So in accordance with the open public meetings act, notice of this meeting has
been given to the editor of the Bergen record, Alice Balito, and posted with the city clerk on February 6th of this year. This meeting was also posted on the Jersey City Division of City Planning web page, and all distribution materials made available to the board were published and made available to the
public. And for the record, today is February 10th and this is a regularly scheduled Jersey City Planning Board meeting with a 5:30 p.m. start time. >> Thank you, Cameron. Can we have a roll call? >> Yes. Um, acting vice chair Gangadin >> here.
>> Commissioner Wick >> here. >> Commissioner Stamato >> here. >> Commissioner Patel >> here. >> And acting chair Dr. Gonzalez >> here. >> All right. We have five commissioners present. We have a quorum. >> Thank you, sir. And uh, can we swear in the staff, please?
Joe, Matt, Matt, Ben, Cam, do you guys any testimony you get tonight, the whole truth, nothing but the truth? >> Yes. >> Thanks again. All right, Cam, any correspondence? >> Yes, chairman. We we have a lot. Um, so bear with me. Um,
we will start under new business continued and that is on page seven. So, you can go to page seven of your agenda. And okay, actually scratch that. It's page
eight. And the first item requests any carry with preservation of notice is case P2024-0206. That's address 373 Communal Avenue. Um it's for a preliminary and final major
site plan. That's item 19 on the agenda. And they've carry they are requesting to carry with preservation of notice to February 24th. That is our next regularly scheduled meeting. Okay. >> Okay. >> Um next item 20. This is case P2025-000091.
This is a minor site plan. Address is 69 Lake. They've requested a carry with preservation of notice to our next regularly scheduled meeting February 24th of this year. Item 21. This is case P2025-0130.
This is for preliminary and final major site plan. Address is 626 commun. And uh they have requested to carry with preservation of notice to March 24th. Um Item 23, it is a preliminary and final
major site plan. Case number is P2025-000099. This is at address 53 Beacon Avenue. Um, they've requested carry with preservation notice to March 10th. Um, next case item 24, case P 2025-0167.
This is a site plan amendment. Address is NJ uh state highway route 440 and 8 NJ state highway route 185. They requested to carry with preservation of notice to March 24th.
Um item 25 case P2025-000062. This is a minor site plan. address is 3003rd Street. This uh application is being carried with preservation of notice to our next regularly scheduled meeting. This is February 24th.
Item 26. This is case P2024-000064. This is a preliminary and final major site plan. Addresses 103, 105, and 107 Monaceel Avenue. They've requested a carry with preservation of notice to March 10th. Item 27, case P2025- 00067. This is a
preliminary final major site plan with C variances addresses 8 to6 Lot Street um and 625 to 639 Newark Avenue. They have requested carry with preservation of notice to March 10th.
Um all right. And then we are getting close to the end. Okay. So, yep. Page 12, case P2025-0144. This is a preliminary final major site plan. Address is 500 Washington Avenue
and they've requested a carrier with preservation of notice to March 24th. Um, and then item 30, case P2025-0227. This is a site plan amendment at 39 Regent Street. They've requested a carry to our next regularly scheduled meeting
and that date is February 24th with preservation of notice. And uh very last item on the agenda uh 31 case P23-043. It's a preliminary and final major site plan with C variances at address 300
communal Avenue and um Dave requested carry with preservation of notice to March 24th. Um that concludes correspondence. >> Thank you. >> And uh for the record we uh marked into evidence the sunshine announcement as B1.
>> Yes. >> Number nine. >> Is that been carried? is >> Oh, yeah. >> Um, I think the applicant's attorney can address that. >> Okay. >> Yeah. >> One second.
>> Okay. Um, the applicant's attorney agrees to carry with preservation of notice 176 Westside to the next available hearing. That would be February 24th. And again, that would be with preservation of notice. >> And that is number nine on the agenda.
>> Uh, yeah, that's >> number nine. >> Excuse me. >> Yeah. And that is um Yeah, number nine. New business case P2025- Z0086 site plan amendment at 176 Westside
>> next regular meeting that's February 24th with preservation notice >> okay thank you >> okay let me call this >> thank you Cameron okay go I'm going to go ahead and call the first application up under new business this is um number
eight on everyone's agenda Case P2025-0182. This is for a section 31 review address for Enos Place. Uh and um Hudson County Community College is the applicant. >> I have a Yeah. Surface.
Yeah, >> that's it. Great. Okay, you're good. >> Good evening, Jennifer J. Bghdansky from the firm Connell Foley. I am representing the Hudson County Community College. This is a section 31 application for phase three of the
college's wayfinding project which is to unify its buildings in Jersey City by having um the same type of signage on all the buildings so that you can identify where our Journal Square campus is. Phases one and two of the project
were previously approved in 2023. This is the third phase of the project and it relates to only the building at 14 Enos Place. Um, I have my witness for this evening, architect Ralph Rosenberg, who will explain more about that for you.
>> Thank you. >> Thank you. >> Yes, I do. >> Spell your name. >> Ralph Rosenberg. R O S E N B E R G. >> Mr. Rosenberg. Good evening. >> Good evening. >> Have we qualified you before in the past?
>> Yes, you have. I remember you. Okay, good. You're qualified. Mr. Rosenberg, we should mark the slide deck. How many slides are on the slide deck? >> Five. I think there's five. I'm sorry. Let me the six.
>> Okay. So, we're going to mark it as A1. For the record, it's a six >> slide deck and board. This is a 1031 review. As you know, we're reviewing for consistency with the master plan. This is for the
community college, and we've already approved uh or recommended and found them to be consistent uh phase one and two, which are the earlier wayfinding signs at the college. So, thank you, sir. >> Thank you, council.
>> Thank you, sir. Go ahead. >> All set. >> Yes, sir. >> Um we are again we are here to uh finish up the campus wayfinding identification program. I did uh present and testify for the phase one and phase two which really consisted of the culinary center,
the library building on Sip Avenue, the STEM building on Academy Street, and then the Health Sciences Building on Bergen. And I think all of those signs have been installed and completed. 870 Bergen. The health sciences might be lagging in that list, but all the other
signs that we've presented have been approved, built, and installed, and um we're getting great reviews back from that. The last building, which we're here today, is the building under construction on Enos's Place. It's the 12story Center Campus. Um it's called
Center for Student Success. And we're here to really talk about continuing that sign program for this new building, 12 stories. The signs are bigger. they're they're more um dominant and it sort of holds itself to the consistency of these other four buildings. So, I'll
go through the deck real quickly. The cover sheet is an important sheet because it also represents that rendering as you look from Sip Avenue down Enos's Place to the small little visibility spot that the college unfortunately has for presence on Journal Square.
Because of that, we are asking for uh the biggest part of this application is this large uh jumbotron vertically on on the face of the building on Enos's place. If if you remember or if you've seen the the big arbor that's built on
the culinary plaza between SIP and Newkerk, that same engineering, that same graphic is now presenting itself vertically as a wing wall on top of uh the new academic building on Eno's place. So, if you've been by and experiencing what that looks like day
and night with the multiple graphic opportunities, it's the same exact engineering we're proposing for Enos's Place. Aside from that, we have three wall signs again, one on Enos's Place, one on Jones Street, and one on the top of the parapit facing south off of uh
looking back towards uh the STEM center. So, we'll just go through the deck real quick. Again, we've taken uh the documents and we've highlighted in red some of the locations that we are asking for um your consideration tonight. The slide on uh
the building on the left is the Enos Street elevation straight on. You could see sort of the red um rubber band around the giant jumbotron we're asking for. And then on the third floor, you could see the uh center for student success sign. Um then coming around the
back on Jones Street, you see the same sign that says center of student success on the top of the band of the first floor window and then two crest one dominant on top of the stair tower on Jones Street and one facing um the south building facing the STEM
center uh the same size crest about 540 square ft. on top of the building on the top parapit of the 12th story, we are oversizing the letters to almost a five foot letter because the college felt it was important with all of this um energy and expense to really get some presence
as we come in off the turnpike um coming into the tunnel. So that's why that sign way on the top is is presented um for us tonight. This exhibit represents as point of reference the the graphics and the dimensions of all of the signs. The
center for student success is about 170 square ft. Again, that repeat itself on Enos and Jones Street. The big top parapit sign is about 180 square feet, I believe. And that's the big sign that's coming across when we come into Jersey
City from the turnpike. The big giant crest is about 540 square feet. It's a similar crest that's on the library today off of SIP Avenue. And the big large jumbotron um again it's it's 90 feet tall and it's six feet wide about
540 square ft. Again with the same engineering of those LED monitors that does exist on the banner off of the culinary plaza SIP and Newkerk. What was asked for also is the engineering of what these uh monitor boards look like.
So with sort of a lock and key Lego type setup where it's really mounted on the wing wall which is under construction and really this is simply applying those those LED blocks on top of that that wing wall protruding off of the Eno Street uh facade.
That's that's the deck. Six slides. >> Anyone have any questions? >> No. The illumination of these signs is going to be 24/7 or >> they are not 24/7. I do not recall the shut off time, but the same rules and
regulations that you gave the rest of the college campuses would would persist on these as well. >> All right. Anything else, guys? No. Okay. >> Thank you. >> Thank you, sir. That's your presentation, council.
>> That's it. Yes, >> that concludes the presentation. Thank you. >> Perfect. Thank you. I'm going to go ahead and open it up for the public at this point. Anyone here from the public? >> Chair see no one from the public. I would like to close the public portion. >> Public is closed
and staff. >> Um, certainly. Uh, thank you, acting chair, Dr. Dr. Gonzalez. Um yeah, so this is the third phase of wayfinding um that the um planning board has provided section
1031 courtesy review to. Um these signs, like some of the others in the wayfinding plan, don't strictly conform with our signed ordinance. However, because um Hudson County Community College is one of the anchor institutions and um the anchor and the
assigned support the unique mission of the anchor institutions um which is a goal in both the Journal Square 2060 redevelopment plan as well as an explicit um strategy for economic and community development in the master plan. um these signs advance that mission and it is staff opinion that um it would be
appropriate to find consistency with the master plan here. >> Thank you. >> And as a courtesy review of course um they do not require a variance to deviate from our zoning code. >> Thank you Matt. >> Okay, I'll entertain a motion.
>> Chair like to make a motion to approve KP2025-0182 as presented to the board with staff recommendations and conditions. Second. >> Okay. Motion made admit and seconded. >> Acting vice chair Gangadan. >> I. >> Commissioner Stamato.
>> I. >> Commissioner Patel. >> I. >> Commissioner Wick. >> I. >> And acting chair Dr. Gonzalez. >> I. >> Motion carries 50. >> Okay. Thank you. Thank you very much. All right. Neocation is case number P2025-0206.
That is number 10 on the agenda. And this is for a section 31 review as well. Address is 3044 Kennedy Boulevard. >> It was a long walk. Chairman, >> good evening, chairman. >> Good evening. >> Thank you. Uh Joseph Wenszel, friend of
Welz, 100 Clifton Avenue, Clifton, New Jersey. On behalf of the applicant, uh Golden Door Charter School. Once again, as you indicated, this is a uh court courtesy review of uh an addition of a multi-purpose uh room to the school, which is uh going
to be a great enhancement to the school's operations. Golden Door has been in operation in Jersey City for nearly 30 years at this point, believe it or not. Uh so I have one witness tonight, Mr. New, and I would just ask that he be um sworn in and qualified and
he present the application to the board. >> Thank you, councel. Mr. >> New tonight, the whole truth. >> I do. >> Spell your name. >> Travis new. T R A V I S N E W.
>> Yeah, I didn't >> HDMI. >> HDMI. Yeah. Yeah, I I see you have the C port on the side. >> Yeah, I got it goes to HD minor. >> Mr. Have we qualified you before in the past? Have you presented in front of us?
>> Uh no, I have not. >> Okay. If you can give us uh the pleasure of telling us a little bit about yourself so we can qualify you. >> Uh I'm a graduate of the New Jersey Institute of Technology in 20 uh 2014. I received my initial architectural license in in the state of New York in 2017 and then gained reciprocity in New
Jersey in 2018. Um I've been a affiliate with Capamont AR Tech since 2016. I'm now associate with the firm. Uh I I've testified in front of similar boards including Paris New Jersey uh Summit New Jersey called New Jersey Oakland New Jersey and as well as various star
commissions. >> Great. Thank you. Mr. New you are qualified. >> Mr. New the slide deck. How many slides are in the deck? >> There is four. >> All right. We're going to mark them as A1. Four slides today's date.
>> Thank you, sir. Okay, I apologize. Okay, there we go. That's good enough. Um, so for a bit of background, um, the Golden Door, uh, Charter School serves kids through K through eight. Um, there's about 660 kids on the campus. It's on the former, uh, St. John's
school's campus. Um, as part of that, their mission, they serve kids K through eight. There's only one gym in the facility. Um, this has created a bit of a backlog for them to be able to get uh, as many gym classes and other specialty programming uh, such as parent teacher conferences and everything set up and
efficiently used. So, we've proposed is a new building that's approximately um 1,800 square f feet. It will have um two bathrooms and about just under a,200 square foot um multi-purpose room that can be used for um physical activities
for K through second graders and as well as auxiliary functions such as parent teacher conferences. Um the building has been uh laid out um on the site um in the existing uh
uh on an existing parking lot that has currently six spaces. During the construction process after we're done, there will be three spaces that will be reconfigured and remaining while the rest of the spaces will be secured across the street in the housing uh development where the school currently secures the rest of their parking for
their staff. Um and then uh inside the building has been designed to be uh laid out in a similar manner to uh the chapel directly down the street and similar proportions, size and scalings where the materiality of the building uh utilizes a brick that is
similar on campus as well as red metal which the current campus's windows utilize. Um we have a rendering of it and then some elevations to show into scale of the adjacent construction. As you can see, it's approximately about story and a half tall because it is a fitness
center, but it is uh in no way uh dwarfing the adjacent historic construction nearby. >> Thank you, sir. >> Uh chair, the only thing I want to add is that we did get a letter from the um historic um commission who indicated uh
positively on the application. There were some conditions that were at the end of that letter. was dated uh this day uh February 10 and the score has no problem and Mr. New has confirmed that there's no problem complying with those uh few conditions. So we ask that the
board view favorably on this courtesy review. >> Thank you Mr. Welzel. And is that your complete presentation? >> That is the complete presentation. >> All right. Anybody from the public? >> Chair see no one from the public. I
would like to close the public portion. Second. >> Thank you. Public is closed. And Matt, um certainly uh thank you. So, um just a clarification. So, that um memo dated today, February 10th, um was not from the historic commission, but from a
member of our historic staff. Um, so it was from Michael Achimoff, senior historic preservation specialist, who um, alongside our um, historic preservation officer Dan Reeden reviewed the application in tandem with myself. Um, as this pro pretty is
located within the Journal Square redevelopment plan in zone 6 preservation, which is principally the goals of which are around the um, the preservation and adaptive reuse of historic structures. Um, so this this is
um an accessory structure um to a historically significant school building that is currently utilized by the applicant. Um, and so historic staff in their memo they outlined that they um, you know, in terms of determining
consistency with these goals, the preservation goals. Um, as staff planner, I deferred to the his expertise of our preservation staff um, who deemed that this building um, conforms with the standards outlined in the zone and the
secretary interior standards for rehabilitation. Um, the material they cons um, the applicant consulted heavily with historic staff on the materiality of the proposed accessory structure. Um and um and as mentioned in the memo,
there are four what would be in this case non-binding conditions that are advisory in nature um because this is a section 31 review and there's no binding resolution. Um, with that being said, staff recommends a finding of consistency um in coordination with the
um with the advisory to follow the conditions in the historic preservation memo regarding um conforming secretarian exterior standards. Uh continuing work the HBC staff throughout the process.
um and any changes um both field changes or changes between now and construction to consult with historic staff on appropriateness. >> Thank you, Matt. >> Chair like make a motion to approve KP2025-0206 as presented to the board with staff
recommendations and conditions. >> Second. >> Okay. Motion to approve made. >> Acting Vice Chair Gangadan >> I. >> Commissioner Stamato >> I. Commissioner Patel. >> Hi, >> Commissioner Wick. >> I >> and acting chair Dr. Gonzalez.
>> I motion carries 5-0. >> Thank you very much. Thanks to the staff. They've been incredibly helpful. >> They usually are. >> Thank you, sir. >> Okay. Next case is case 11 on our agenda. Case P205-0199.
This is a one-year extension with C variance. Address is at 352 Luis Moz Marin Boulevard. applicant is 352 Marin. >> Mr. McCann. >> Uh good evening, Mr. Chairman, commissioners, staff, council. Uh James
McCann on behalf of 352 Marin LLC in connection with this application. I'm here very simply to request that this matter be carried to the March 24th um planning board meeting. Mr. award. >> Uh this application uh there they
requested relief of a condition of approval um which was tied to the previous extension granted in 2025 uh which was that they were to file for a final major site plan application in connection with requesting another
extension um in December of 2025. An amendment to amend the redevelopment plan was not authorized by the city council. Uh in supplemental documents submitted by the uh by council, the
applicants council. They were requesting relief based on an amendment potentially going through. Um and that resolution again was defeated. It's uh made part of the materials that were distributed to
the board. Um, I even reached out to the council asking if they wished for me to remove that supplemental document from their application, to which they never answered the question, but asked for a meeting to do a preliminary meeting to meet
about the potential of a final major site plan application. Um, so to me, the application still stands that they're requesting relief from the condition of approval. Um and that and that hasn't been clarified if they are no longer doing that. If they
are, staff recommends to that the board deny this application. Make a motion to deny and approve that motion. Um this is a four-phase project which has been ongoing for 15 years. The first phase
was completed in 2015. It was a rental building which they recently sold in 2025. Uh phase two and three were completed and our condominium buildings and they're leaving the last phase um
which was always the case um the smallest piece to be completed 32 units all of which are incomerestricted for workforce housing. uh it is a required element
uh and community benefit of the zoning. It is non-negotiable. It must be delivered or all other phasers are out of compliance with the zoning and any delay any further delays really
shouldn't be considered by this board. >> Mr. M. >> Okay. So, I'm not dis I'm not going to dispute most of what Mr. Ward is saying tonight. I don't think it's necessary.
We did file an application in October, this application, requesting relief from the condition that the applicant file a final site plan application for phase 4. As Mr. Ward pointed out the reason we
filed that application with that request for relief is because there was an amendment to the redevelopment plan um being discussed I believe in the planning office but it was certainly being discussed in the mayor's office
and the then mayor mayor Fulip was very much in favor of the amendment to the redevelopment plan and I believe suggested to planning that they should grant the application that I've request that's before you tonight. Now, what has happened since then is
that the mayoral administration has changed. There's a new mayor and there may very well not be an amendment to the redevelopment plan that involves this property. So, acknowledging that there is a request
for relief in this application, um all I'm asking for is that it be carried for 45 days. And what I believe can be accomplished is my client can file an application for a final site
plan approval for the 32 unit incomerestricted building. The reason they haven't is because the discussions previously about the amendment to the redevelopment plan. And I will say when the mayor's office tells you it's something they're in support of, you
believe that it may very well happen. So now my client, which is Toll Brothers, understands that that amendment is probably not going to happen. They're not disputing the fact they have to build phase 4, which is the 32 unit, fivestory workforce housing building.
They just need a little bit more time to get their site final site plan application together. So my thought was if we adjourn this for 45 days, I have a meeting set up with Matt Ward and Tanya tomorrow at 11:00 for a it's a
pre-application meeting to discuss a final site plan application for the very building that we're talking about. So, I may be able to in 45 days amend my application that's before you tonight remove the condition, the relief that
I'm requesting and just get an extension based upon the fact that I filed the final site plan application for the 32 unit building. One last thing, I think I think maybe there's a little bit of a loss of trust here between the planning
division and my client. Matt recited the fact that it's a three-phase project with um a rental build four phase project with a rental building. First three phases with a rental building and two condos. But I think the part that he forgot to tell you is that my clients
paid $2.8 million to the affordable housing fund. They also paid $1.1 million into a fund to create a nonprofit organization that would run the theater building that they built and
dedicated to the city for $10 consideration. That's 26,000 square foot fully built out theater which the New Jersey Symphony Orchestra has taken possession of pursuant to a lease agreement with the city for a nonprofit
that is now run by the city. >> Let's be honest, that's what got you to only have to build 32 workforce. >> My point is >> which you haven't built in over 15 years. They are going to build the 32 workforce units
>> when they haven't filed the site plan application which is clearly the frustration. >> That's why I'm asking for a 45day. >> Is there a witness here tonight? >> There does does there need to be a witness? when I would I would like to know when your client was being courted
>> for for the about this amendment because >> February last year you got up and you said you agree on behalf of your your client to file an extension with the final major site plan which didn't happen. I would like to know
if you were already being your client was already being courted for this amendment because if so then you knew that both of these were happening in tandem. You should have made prep preparations to file for this application in conjunction with the
extension. not now receiving an email on January 29th, almost two months after this resolution was failed before council for a preliminary meeting about a application that should have been
received in October in advance of your uh extension exhausting. So, if there has to be a witness, I'll bring one the next time. I didn't think it was necessary. I don't exactly know when my client was being courted for the
amendment. I do know that over the summer there were a lot of discussions about the amendment. Um, so you know, the fact is it it really defeated the purpose of filing the 30 the final site plan application for the 32 unit
workforce building because the amendment was supposed to include that within it plus 15% affordable housing under the ICO. So it was all supposed to in theory under the amendment it was all going to be rolled into one application for an
amendment to the redevelopment plan. >> So Mr. McMahon >> was it poor judgment from my client maybe not to file a site plan application for the 32 units? Yes, it was a mistake. They probably should have done it but they didn't. >> What would be stopping you from filing
this application if this application is denied? >> Well, that's a good question. What is the purpose of denying the extension at this point? I'm coming here. I'm telling you, I'm I scheduled the meeting with you tomorrow. Um, I know you don't want to grant the extension tonight, but
what's the what's the purpose of not giving me an adjournment for it so I can have the opportunity let my client have the opportunity to prove you to you? They're going to file a final site plan application. What's the point of that? >> When are you going to file it?
Well, we have to meet with planning like we always do. >> No, you don't. We'll wave that requirement. Can you file it by the end of the week? >> My client. No, not possible. >> The reason I'm asking for 45 days is because they've retained an architect and they've retained an engineer, but you can't get it where they can't get it
done. Otherwise, I would have done it already. >> So, that's what we're after, Mr. McMahon. We're after truth, right? I know how long it takes to file something if the plans are ready to go. But if you're telling me you got to get an architect, you got to get an engineer. >> I said they have I said they have an
architect and they have an engineer. >> Okay. >> And we have a preliminary site plan that's already been granted for the project. >> So when can you file the final site plan, >> council? I can't tell you that. >> I know you can't. That's why it's what we're after. We're after the filing of
the final site plan apparently after 15 years. Well, so that that's a little unfair because phase one, phase two, and phase three were approved, done. All the community benefits that were
required under the amendment were provided down, cross every te, every eye. I was part of that whole thing. It was all done. You couldn't ba you I guess you could have but nobody was building phase four while they were building phase one
two and three because they were using it as a staging area because it's the pad is a tight area. It's a tight neighborhood. So the land that we're talking about now was used as a staging area office trailers for construction all kinds of things during that time.
Parking for the neighborhood >> parking for the neighborhood. I would have never gave you more than a TCO. Well, there's no redevelopment agreement in place. There's a site plan approval. >> So, you you council, you wouldn't have been able to withhold the the CEO
because I think Matt's somewhat wrong. The projects aren't >> they may have done the deal differently. >> You may have, but the city didn't in 2009. The city didn't do the deal. >> But it's 2026. We went through a global pandemic council. >> And my client built phase one, two, and
three during and during the pandemic. Well, delivered the community benefits that were required >> except the 32 units. >> Except 32 units. >> So when am I getting my 32 units? That's my question. That's the question. And the answer is we haven't filed it.
>> Give me 45 days and I'll come back. I'm telling you. I believe I can come back with a final site plan application. You're answering me. You're asking me that question. That's what I've been sent here to tell you. >> Which is fair on your part, council. I'm I'm just advocating for a client
council, but that's that's what I'm told. I have a meeting tomorrow with Tanya and Matt. I'm not sure how the meeting is going to go at this point. >> So, here's my legal advice to my board. Chairman, board, you can grant the
request to carry. There is no additional testimony that could be provided with respect to the one-year extension. You know what the facts are. you've heard what any witness is going to say as to why they want the
extension. So, you can either grant Mr. McCann's extension request, give him 45 days, in which case he's going to seek a one-year extension and
maybe file the final site plan application. or you can deny the one-year request and we all can let whatever that means mean. I don't know that it necessarily bars
him from filing the site plan application. I can't answer that as we sit here. It may he may have to file for preliminary and final and start a new. >> Thank you, council. I I would just say
to you, isn't it better to keep keep a fire under my client by keeping this alive rather than >> letting it fall by the wayside and taking any deadline? >> Well, Mr. McCann, I think that's going to be up to the board. >> Yes. I'm just suggesting that >> if the goal is to get the 32 unit
building approved, it >> it might be a better answer from your perspective to give them the 45 days. In light of the fact I'm standing here telling you I think I could show up with a final site plan application and plan and
filed site plan application. >> You could always do that. You could >> you I could they could but >> it is phase four. >> Keep you're taking the deadline out now. >> So >> you haven't hit the deadline
>> 15 years. And by taking the deadline out of your if if you deny this >> when does the extension run from when did it expire? We passed it already. >> Yeah. December. >> So it sounds like they blew the deadline
already. Exactly. >> The amendment to the redevelopment plan was the the exploration resolution for the amendment to the redevelopment plan was denied I think in December.
>> Not in the same time. Well, the city council didn't vote to study the amendment. They voted against it. Okay. Commissioners, thank you. Uh, Mr. Alampy, thank you for that added information. Uh, do we have any questions from the board?
>> Um, Matt, >> I would like to hear your take on this. >> The staff, we authored a memo where we laid out some of the background site summary
that I explained in testimony. It's dated February 6, 2026. In that memo, staff recommends denial of this extension request. >> Okay. Um, is there anybody here from the public that wants to speak?
>> Anyone? >> Chair see no one from the public. I would like to close the public portion. >> Okay. The public is now closed and I think uh unless you have anything else to add. >> I think council does. >> Council, please. >> Just to be clear, I'm not asking for the extension. I'm just asking for the
adjournment. That is clear. >> Okay. Sorry. Thank you. >> I think we're all clear on that, right? >> Okay. Yeah. >> Thank you for that clarification. >> Um Matt, I think we know what you want to say, but do you have anything else to say, staff? Okay. I think you've said
it. So, >> Chairman, I think depending on how the board wants to move, there's a request to carry the matter that has to be addressed first. Whether we grant that request or not, council will react to that and we give
him the opportunity to react to that and say whatever he needs to say on the record and then if it's granted, we all move on. If not, I will advise the board what their next step may be at that point. So, why don't we address
that first? >> Perfect. Thank you for that. We so we would right now we're looking for a motion to grant or not grant initially. That's the our initial step. Right. >> So, I'll leave it up to the >> grant or not grant the adjournment request for 45 days
>> which council is you fill in the word promising representing hoping >> stating >> stating okay >> that he may file a site plan application
final site plan application. So, I'll entertain any motion that the board would like to make. >> Chair, I would like to make a motion not to grant the 45 days um extension for 352
Lewis Munoz Boulevard Marine Boulevard. >> So, a motion to deny the request to carry the application. >> Correct. >> Second. So I have a motion to deny the request and a second. So if we can take a
vote on that >> and a affirmative is to deny the request to carry. >> Acting vice chair Genan >> I. >> Commissioner Wick >> I. >> Commissioner Stamato I. >> Commissioner Patel >> I.
>> Commissioner uh sorry acting chair Dr. Gonzalez I. >> Motion carries. So, council, we are now going to entertain the request for a one-year extension. Is there anything else you'd
like to add or profer as to why we should grant that extension? Yes. Um, the extension request is a request to extend and grant relief from the
requirement that my client file a final site plan application previous to that extension, which they haven't done. But I still think that the board should grant the one-year extension
because it it will incentivize my client to actually file the final site plan extension. I think that if there's no adjournment and no extension, it's kind of defeating the purpose of what
this board is looking for and what the planning staff is looking for, which is the filing of a final site plan application. Um, and again, I would just point out that um, my client has satisfied every other
community benefit requirement for the past 15 years and they've been some of the most significant ones ever uh, provided in the city. Um, they didn't just deliver a a a theater, they delivered the money to run a theater.
They created the board to run the theater and they turned it all over. And I understand that that's how they got the approval to build the buildings they did. And I understand this is all part of the same thing, but they've carried through every other one. I think they
can still carry this this last one through. I think it would be beneficial to grant them the extension to everybody. >> Thank you, councel. So, chairman, at this point, the board can entertain a
motion as to whether or not to grant that one-year extension. It's completely within the discretion of the board. You have Mr. Ward's position on the matter. >> We do, and thank you very much for that, councel. I will entertain a motion. Chair, I'd like to make a motion to deny
um the extension. >> I second that. >> Okay, we have a uh motion and a second >> and a yes vote is to deny. >> Acting vice chair Genghan.
>> Yes. Um my vote is I um I would like to see the final site plan um which has not been filed as yet which is such an important phase to this whole project here. Uh 32 units of workforce is really really needed in Jersey City. So I think
um Mr. McCann, your client needs to work on this ASAP. >> Thank you. >> Uh Commissioner Wick >> I >> Commissioner Stamato. >> Hi. >> Commissioner Patel. Hi, >> acting chair Dr. Gonzalez. >> Yeah, I mean I I'm with the
commissioner, my fellow commissioner, vice chair, acting vice chair Gangan. It's been it's been a long time and u you know things happen. Mayor mayor mayors come and go. Um but um this is just I think we've been super patient
with that. So I'm going to go ahead and vote I to deny >> on on a motion to deny. Motion carries. Thank you as always. I appreciate the time you put in on this. Thank you. >> Thank you, Mr. Mcken. Okay. Uh I think
we're going to take a 10-minute break. >> Let's uh so the next case is going to be 87 Bright Street. Uh councils, you guys can get set up and uh we'll start as soon as >> uh 10 minutes. So, it's going to be at
6:40. We'll be back. Thank you guys. Yeah, I know. I know. >> Tired already, man. >> Oh, >> I don't know that we need counsel. Council. >> Probably not. I know, right? There he
is. Okay sir. Um let me call case P2024- 0088 as our next uh application for amendment to previous approval. P8-120 address is 87 Bright Street.
>> So chairman just before we do that thank you council. If you could just step aside Mr. I can uh on case P2024-018220 Chapel Avenue and 2024-229 uh also in connection with Chapel
Avenue. That matter is being carried to the March 10th meeting. So, if anybody's here for that case, that case is going to be on the March 10th meeting. Uh, both those cases, 182 and 229. So,
rather than have Mr. McMahon sit through this uh application, I just wanted to extend that courtesy to Mr. McMahon March 10th and to the public, of course, >> carried with pres. >> It's carried with preservation of notice, council, >> both of those cases. >> Both of those cases. >> Thank you so much.
>> Thank you, Mr. McCann. And this is for uh on the agenda 12B and 12 C. Okay, sir. >> All right. Good evening, Stephen Joseph Casano Quigley Chami. I do have a colleague here this evening. Uh your appearance.
>> Good evening, Skyler Abbott of the firm Castano Quickly Terrammy. All right. So, we're going to pick things up where we left off, but I think we should just confirm everybody has either watched the videos or read the transcripts from all the prior uh hearings. >> So, why don't we do some housekeeping?
Council, if you'd like to come up and place your appearance on the record, I think that's appropriate at this time. >> Okay. Thank you very much. Um, Ann Studholm from Post Pollock and I'm appearing on behalf of the Operate Van Forest. It's a homeowners association of
next door building. Thank you, councel. Uh, so board members, as you know, this matter has been pending for quite some time. There have been four hearings with respect to the
matter. Those hearings began. Uh, the first hearing date was September 24th, 2024. The second hearing date was March 11th,
2025. The third hearing was April 22nd, 2025. And the last and fourth hearing date was uh September 30th, 2025. At that time, we heard various
uh witnesses, two witnesses in particular. So tonight, uh, I just want to confirm that anybody that was not available at one of those hearings has read that transcript. Uh, and anybody
uh or andor watched the video with respect to any of the hearings that they may have missed and we just certify on the record that we have heard and or read all four or obviously participate in those hearings. So Tanya, I think it's appropriate to go just one by one
given the length of time and the fact that they've gone uh on for four hearings and we can start with uh the vice chair Gangedan. >> Um Vice Chair Gangadan, do you certify that you've read or watched the transcripts from the previous hearings?
>> Yes. >> Commissioner Wick? >> Yes. >> Commissioner Stamato, Commissioner Patel? >> Yes. and acting chair Dr. Gonzalez to >> certify. Yes. >> Okay. All commissioners are up to date and are ready to hear new testimony.
>> Great. Now, also council, for purpose of the record, uh I have exhibits A1 through A8 having been marked and B1 and B2 having been marked. So that's the
official record thus far and obviously the various documents submitted. So with that we had left off with uh the I don't want to butcher his last name. George uh was the witness that was
testifying at the last hearing. Correct. And we're going to recall him. There were some direct questions from the board and we're going to answer those quickly and then uh cross-examination from there. So, George, if you want to come on up,
just confirm your license is still in good standing. >> Uh George Winer, AIA architect, uh licensed architect in state of New Jersey. you testimony tonight, the whole truth. >> I do. >> Thank you,
>> Mr. Winter. We've uh certified you in the past uh and your license is still current. >> Yes, that's correct. >> And in good standing. Okay. You're >> Yeah. Go ahead. So >> so uh so what we have up on the screen
now we'll enter this as uh a nine I believe this is a 72page document. This was submitted um at least 10 days prior to this hearing after we were in receipt of um some opposition documents and this
includes uh several Hoboken building department um permit documents, some photos of the property, uh plans of of the the project that were presented by James and the ones that were previously
on the the portal um with the stamp, the documents related to the easement and the documents related to the resolution. The idea with this exhibit is we don't have to switch around between other stuff on the portal. This incorporates
um everything that we need for purposes tonight. >> So, Mr. Joseph, A9 includes some of the documents that have either already been marked as well as documents that have been submitted.
Is that a fair statement? >> Correct. And there's uh there's several uh documents that were not previously submitted. >> Okay. In this package, >> council, do you have any issue with this
that is being marked as A9? My only request is that we have it indexed since it's 72 pages and there are going to be >> I don't believe that it's one document. I believe it's been put together for ease of reference.
>> Correct. >> But I just want to make sure that in the event that we have to reference it, we're able to articulate right what is the 72 pages. >> Correct. Yeah. So we we could as we're
talking about it, we could reference it by page number. Um it's not the intention to go through this entire package page by page. >> That's not what we're looking to do. It's just there's they're here in case we need to reference something at some point. >> Um but as we're talking about documents,
we will reference the the page number of of A9 >> of A9. >> Okay. >> Absolutely. >> So for purposes of the record, A9 is a 72 page slide deck.
Are we able to date the entire thing as 21026 as it states on the screen? >> I I have no objection to that. >> Okay. And council, at the conclusion of tonight, I am going to ask that we we
get an index for it and just break. >> Absolutely. >> Okay. Thank you. A >> wonderful. So, George, um, let's start with with one of the the questions from the board last time, which is with regard to the variation request. There
was a form that was previously submitted. There was a a box on the form that was not checked off, and there were some questions about that. Um, pages uh one and two of of A9 are in reference to
that. Page one uh is a letter from Hoboken Building Department and page two is a corrected form with the box checked. If you can um explain what happened there and and and these two documents and uh and Jeff could move
between the pages as you need. Just let him know where you need him to go. So, we're only dealing with pages one and two of of A9. Uh we submitted a request for variance which was uh approved uh on 31524.
Um prior to that we had met with the building department um both the fire code official as well as the building code official and evolved the plan that was finally constructed approved and constructed. Um, this is a clarification
uh that uh shows how the uh Mario Petruno uh the the chief building code official neglected to check the box although they they all signed off on the approval for the variation. This is a variation uh to conform as close as
possible to an FTO3 secondary egress for the uh for the building >> which you testified to last time. And Jeff, if we could just show just page two, uh, which is that form with the box checked at the bottom that says that says grant. And so George, it's your
testimony that the the letter from Mario along with this form corrects that error and it was just an oversight on on part of Hoboken Building Department. >> Yes, as the as his letter explains. >> Okay. Um, so Jeeoff, the next thing we want to go to is the plan that was
prepared by by George. Uh, so this is page 14 of A9. This is a plan that was prepared by George. Um, and he'll say a few words about this, but this is in direct response to
board's questions regarding uh measurements and dimensions of the easement area and the fire escape. Um so first George I I guess please confirm that you you prepared this document and you believe what's depicted here the measurements to be accurate.
>> Yes I went on site and personally did the measurements field measurements there are this is tantamount to a platform table which has four posts uh they are 3 in square steel posts with
footings below each of them. Um there is a 24-in uh wide stair with railings on both sides that go down to grade from that. Um and then there is a drop ladder going up from that up to a small uh
platform or or uh balcony at the uh at the third floor level. The distance from the third floor to to grade is 21 ft. Uh the simplest solution would have been a drop ladder. uh a drop ladder cannot
exceed 12 feet uh under the FTO3 guidelines. Hence uh this particular uh solution uh which we have done in about five projects uh in Hoboken over the years where there are uh very limited
space. In this case we had no space. This is an easement uh and the board uh of education needed to approve it which they in fact finally did. And and George, I I do just want to note and if you could confirm the the door at the ground level swings in, it does not
swing out into the easement area. Correct. >> Yes. So, we maintain a minimum of three feet, actually 3'2 to be able to get uh from one uh part of the property above uh through underneath uh below and further we there are exterior lights uh
that were not there before. This makes them for a more safe >> solution. And and George, I'm not going to reference another page of A9, but just a a one more question. You you've been at all these hearings, you've seen all the documents, you've seen all the
testimony. Um the this fire escape that proposed that that you designed in conjunction working with Hoboken. Um this was not a result of any of the changes to the plan from what was originally approved. Correct. this was
uh even on the original approved plan without any of the changes being presented before this board. This is still the solution. >> Yes, I uh we we have I have to say that based on a couple of years now of really looking at this, I believe this is the
the safest and the most life safety uh uh solution that we have been able to do for this property. And in fact, it's not the first of its kind. Thank you, George. So, that concludes our recall for for George. >> Thank you.
>> Uh, council, is there what I'm unclear of is this drawing. Is there a title block on it? We did this uh we did this as a as a
followup uh and uh I can produce that. I do have a title block on uh hard copy that I have in my possession. >> But it it's an asbuilt. It's two scale. It was prepared by you, sir. >> Yes.
>> It was prepared after the fire escape was installed. >> Yes. >> Correct. Correct. and it was prepared in order to present it to this body here this evening. Is that a fair statement? >> Yes, that is a fair statement. >> So, this was not submitted as part of
the uh variation application to Hoboken. >> It this it is similar to what was uh but this is once the contractors were on site they needed to make a few adjustments having so that they could incorporate the footings. For example,
>> you were asked to to do this by by our team after the last hearing, correct? >> Yes. >> Yeah. Okay. >> But you I guess my question is, was there a drawing that was submitted with the application for a variation? Yes or no?
>> Yes. >> And that was not attached to the application for the variant that was submitted to us. >> No, that was not. That was the what was submitted here was the final approval of
that. I believe the construction drawings are what accompanied the application for the variation. Correct. >> Yes. >> Yeah. The construction drawings are are what what the variation accompanied and what was presented before this board this
evening was the final >> understood >> final approval of that. >> Okay. Thank you. Any any questions from the board? >> Anyone? Okay. Thank you, sir. Appreciate you, >> sir. Hold on. >> No. >> Yeah. Council.
>> Okay. Thank you very much. >> Thank you very much again. Um and again, just walking backward. Uh Mr. Lampy anticipated a question I had. Uh now I have another one. Um, do you know whether this board was ever
presented with drawings of this fire escape thing that it reviewed in the course of its review of the plans for this building whether before or when this amended application was filed? >> Uh, I don't know. I I focused on getting
plans through the building department. That was >> that's okay. Thanks. I just wanted to to clear that up. Um then I've got something. Um I actually have no objection to A9 and the >> council. Is that mic on? >> Is it? >> Okay. >> Closer. Sorry. I have no objection to
doing it this way. Got an index. That would be great. I don't actually know all the 72 pages. Um I want to show him a couple of drawings because Mr. Joseph said I don't have to go into the rest of them. I just want to ask Mr. Wonder because again they're not signed. um if
he recognizes them, what they were drawn for. They definitely were and still are on the portal. I just don't have personal knowledge as to what's in the 72 pages. Um so if >> so, council, are those drawings that you got? >> I I did not get them. My client got them
from the portal. We'll verify that if you would like her to on the record. >> If we could reference what what page number in the PDF these are and then we could know what we're looking at. She doesn't know that is what she's >> these two >> saying, right? >> You said you said there were more in in A9 that you weren't going to ask him
about. I think I have them in my hand here >> and my client can verify them. She just handed them. >> So, we're going to So, the line of questioning is to ask George questions about something he didn't just testify to. >> Correct. >> And we don't know where they are in this. >> Yes, we do. She can verify them. They're
still on the portal. But wait a minute, council. You just presented this 72page document and marked it as A9. >> Mhm. >> And then didn't go through the entire document. So council may have page 49 in
her hand. >> Sure. No, I'm not I I would like to know what what page it is. And see, >> you didn't give us an index. Can you look at the drawing and tell us what page it is in your 72page document? >> So that appears to be >> on one thing. Sure, we could go through P. So we could go
>> you can find which page it is in A9 now. >> Sure. On the PDF, each each one of them is labeled with a with a page number. That does appear to be uh James Cornell's drawings. >> They look like they're by the same guy. The lettering is all the same. The
scales all the same. >> Part of this. >> Yes. >> So let's do this. Council, do you have any objection to those documents being shown to the witness? No, I don't have an answer to that. >> Sir, if you could look at those and then
you can tell Mr. Lewis what page of A9 they are and he can show all of us. >> Yes. >> So it it might just be the next page. No, it's it doesn't seem to be. >> There were three pages that I did. One was a plan of the top the third floor. One is the plan of the grade this prior
prior submission. And then what was a section elevation? >> Okay. >> Okay. So this >> stop. >> Sorry, >> Mr. Lewis. >> I'm not gonna be able to find it. I'm sorry. >> We would like to see it. >> You want me to? >> Yeah.
>> You have to page >> in that. >> Sorry. >> So, do you know around where they were? >> Because this this moves pretty slow. >> You want to look on your computer?
Oh, they're more towards the top. >> I don't know. These are all permits. Just go page by page. See, my thing is is super slow. It's frustrating. That's why I was gonna say you want to look on yours and see where it is.
>> It'll be under his drawings, right? >> Was a field change. >> So, were these are the >> So when you say these are field diagram because clearly the purple the purple is
my client right she obviously called that too so you were you did this field based off another plan >> off another plan >> off another plan okay so you did this based off you know the plan based this
off of the architect director Mr. Cornell >> Mr. Cornell and so when you realized that there was this >> we originally we had originally no here. >> Okay. >> All right. In the field, we made a field decision to to to move the the drop
ladder here because it made less impact and have a small basket here. >> A small basket. And so that's not >> the these drawings are not within this exhibit A9. >> The ones that are being ones that are being presented, those were not
submitted as part of this exhibit A9. But they but okay have her I'll have her authenticate them. They were on the portal and according to her they are on the portal and I'm talking to Mr. Winer. It sounds as if again I don't want to testify. I want to put his
>> So let's do this. Let's do this. >> Okay. >> Do we know which PDF on the portal it is? >> Okay. >> It's called uh Well, I I really should have you come up and authenticate this.
just read. >> Well, she'd have to be sworn in. Why don't you hand it to me, >> okay? >> And I will tell you what it's called on the portal. >> I can I can read it for you. >> Okay. Other fire escape resubmission 11205
uploaded December 1st, 2025. Cam, >> are you able to pull that up? >> Okay. Okay. >> Correct. >> They're saying it's a separate file >> that you uploaded previously to the
portal >> that was submitted previously on the portal. >> That's right. >> Subitted by us >> here council. What is it called? It is called other fire escape resubmission
11 2025 87 bright v1 uploaded December 1st 2025 >> and for the record council I printed it as well. >> Okay. >> Yes. And right now it's on the portal.
So, >> can we show it on the screen? >> No, >> that's a big ask. >> No, I know. We're trying to it. Every time we loading it, it's kind of because the internet's not really working with us. >> Where's the plugin? This
is somewhere. >> Is it going to work? because these are the only three pages. >> Well, the problem is we got to be able to show it to the public. >> We don't have the punk here. >> Yeah. >> Okay. So, you're looking at something else. We're going to have to separately mark this >> because you're looking at it. So, so the
witness is looking at yet another document that apparently has never been uploaded. >> Well, I don't know that it wasn't. >> Yes. >> Okay. Well, someone on your side has to know. Was this thing was this with the the the seal on it ever? Because it's different from this. >> Why don't we do this, Mr. Joseph? Take
the papers away from the witness. Okay. You had a question about something very specific in your hand. >> I did. >> My problem is I have to be able to see it myself, which I can do, but now I also have to allow the public to see >> it. Exactly. >> So, we're getting there.
>> We're getting there. >> Were you able to see this on there? I plugged in. It's not coming up >> now. Nobody can see anything and we're just off we go. >> Better be a good question. Council >> be good. I'm not and I'm not trying to
confuse him. I I just had one question about this and then he's looking at yet another version of it and I want to make sure that >> when he's answering me he's answering me off what I haven't my hand and if his is different he can talk about that. I don't want to stop him from talking. Um
>> I do >> what he was just to tell me was there was a change and I want him to be able to talk intelligently about the change. >> I want to get to questions that move the needle. Well, what my first question for him was, did you do this from life? No,
I did it from a plan. From a plan that was done by who? By Cornell. >> Yes. >> Okay. >> Don't touch it. >> This is the >> No, they're not letting me.
>> So, this is the um Sorry, sorry, sorry. other fire escape resubmission. That's the >> one we're talking about. This I pulled this up. So, this is what it is.
>> Marking it as 01 council, even though you have other exhibits that you've marked with the number. >> We do. We have other exhibits. We've marked 01 through 013. Could you mark it like 0 o 0 1.0 or something? 1.01 01 or whatever we do when we make a new lot
from a subdivision so we won't get screwed up. >> We're going to mark it as 0.0 A. >> Okay, perfect. 0.0 A. >> Just for fun. >> Okay, I'm writing out my
>> Okay, which page? Because apparently it is multiple pages. >> He has testified page one of 0.08 >> is on the screen. is the it is on the screen and yes it is the original of
what they were just talking about where they checked the box. This is the original one without the box checked. So previously marked A4 >> previously marked A4. Okay. >> Um the next page is as I understand it the
one that is page 14 of A9 and and Mr. Weiner has testified about that. The next one says asbuilt third floor. And I was as I was about to ask him about it, he said, "Oh, yes, yes, that's mine." But then he pulled out one that's
different and that actually has a mistake. The difference between real life and this supposedly asbuilt that my client noticed that she's going to talk about, but I want to give him a chance. He pulled out yet another one that is apparently not on the portal and has never yet been introduced in evidence.
It's very similar to this and it has his seal on it and it shows the difference. So, I'd like to give him a chance to say what the difference is between this third page of oa that I have in my hand
and whatever it was that he was looking at that is apparently closer to real life. We have no intention of introducing any other exhibits aside from from what's been submitted to the portal and A9. Uh George is certainly not going to enter
any notes or anything he may have that's not not on the record. >> Okay. So what is the question about the exhibit that's on the screen? >> Um >> which is >> it will be it's not this one. It'll be the next page. >> Right.
Okay. So, Mr. Winer, can you should probably be next to the microphone. You're the witness. I know it seems like I'm the witness, but I'm really not trying to be. So, do do you see this page that I'm having my hand? Is that the same one that's on the screen?
>> Okay. And um it has um marked my client has marked some things on that she's going to talk about. Um I want to I guess if I if I'm next to him, can you guys can hear me through this? Right. And I understand that you have in
your possession, but for whatever reason, your client does not want you to mark or introduce an improved, revised, updated version of what I have in my hand. Is that correct, sir? >> That's reasonable. >> Okay. But we are not going to get a chance to see that. Is that correct?
>> I just moved the ladder. >> Okay. Can you talk about the difference between what I am holding in my hand and what you were looking at? And then we're going to get into the genesis of each of the of the documents. >> So, we're asking questions about something that's not in evidence.
>> Are you objecting, council? >> I'm objecting. >> Okay. So, now you're going to object to this particular question. What's the basis of the objection? >> That there we're asking questions about facts and documents that are not in evidence >> and have not been produced. have not
been produced. >> If we could go back to the prior the prior submission, >> I can explain. >> We can explain. I mean, that's that's what >> usually when there's an objection, the attorneys start addressing the objection and witnesses wait for the attorneys to
object, >> right? So, >> so you will get a chance, council. We're going to pretend like we're doing this for real. So, Mr. Joseph, is that the extent of your objection? Yes. >> Okay. Council, do you have a rebutt to
the objection? >> I do. >> Okay, let's hear it. >> Which is that um the witness clearly has a document in his possession that is he feels is preferable and more honest to the truth.
>> That is not an accurate statement. >> Well, I don't know. Let me ask him. Well, >> does he have >> he's stated that he has other documents in his working file and that he is not going to be introducing them in this hearing? >> That's council's prerogative what he
introduces in the hearing. >> Okay. >> Out of a witness's file. >> So when I say, "Hey, you have a mistake here, right?" I guess you have to say, >> "Well, but wait, let's finish dealing
with the objection." So the objection is sustained. We can't ask questions about the specific document. We agree. Next question. Sir, we're looking at this exhibit 0.0A. You're drawing with respect to the
asbuilt on the third floor. Question. Does it contain a mistake? >> Yes, it does. >> Okay. Explain the mistake, sir. A field decision was made to move the drop ladder from where it is shown in
this plan 90 degrees to the side. It's a drop ladder and therefore that would make it less obtrusive to the people on that second floor balcony. Uh it was simple. Uh it didn't change the substantive
function of going down uh a drop ladder to the platform. Uh, and it was a field change made because it was a safer solution. >> But so then this as built is not accurate. >> Correct. >> Okay.
Why am I looking at a drawing that's not accurate council? >> Well, >> not you council. You're doing a great job. There is a reason why George did not testify to this particular drawing. Why we resubmitted A9 which did not
include this because there was a mistake. >> It doesn't work that way. Council, you know that there was a mistake. Fine. He knows there's a mistake. Fine. But we're not going to introduce what the actual asbuilt in the field is when
we're here because we've done things that were not what was approved by the board. We also have >> I wouldn't go with that idea. >> This evening an architect to talk. George was brought up and recalled to answer some very specific questions that
that >> but he hadn't been cross-examined yet. He was called up to finish his testimony to address the concerns of the board that he was not prepared to address at that point in time. So he prepared as builts and then you submitted those asbuilts and then he realized that one
of the asbuilts wasn't accurate. Happens. He corrected it. For some reason, it wasn't submitted. I'll even look past that. But now you're objecting to it even coming out. I can't
understand that. Why would we talk about something that isn't what was done in the field? This wasn't what George was testifying to. I didn't see the correction. This is not what he was testifying to. He was
testifying to the fire escape council. >> He was testifying to the fire escape and we presented the accurate we presented the accurate plan in A9. Sir, is that correct or is that incorrect? Because I just thought you said that
what was depicted in A9, which was the sheet before this, had an inaccuracy in it. Did you not testify to that? >> Yes. >> So, it was incorrect. I wasn't aware of that. >> Okay. All right. >> I thought the
>> But this is now incorrect. >> That's that's accurate. >> Yes. >> Okay. Not curing cancer here. I'm just trying to get accuracy. Council, >> do you want to reconsider introducing
the correct drawing? >> Yes. >> Okay. Mr. Lewis. >> Yes. >> Is there any way you happen to have the correct drawing on the >> We don't have a digital version of the
correct drawing. We don't. >> You can take a photograph of it now and upload it. He's got it right in his hand and it's got a seal on it which is nice. >> Can we just show one of the pictures that would show that? Do you have photos showing the correct
Where are they? All the way in the back. Right. We could have George describe where uh the inaccuracy is on the plan. >> Now, chairman, we're not doing that. We're not that. We're not doing that. >> I I'm at a loss. I'm at a loss.
I'm here for an amendment to a plan and I'm still not looking at what's out in the field. >> How do you move forward, chairman? I I I don't know. I don't know, council. I can't move forward. >> No,
>> I I just can't do it. >> All right, Kim, we need a new date. We have two more witnesses this evening. council. We're looking at Yeah. inaccurate drawings.
>> Yeah. >> Inaccurate asbuilts. I mean, at this point, I think my board would be confused with anything that you put up on our screen. >> I mean, it's already confusing to most of us who I've been here for 15 years. I
don't think I've ever seen this. >> I've never seen this. >> 18 years. Um, yeah. I mean I I don't know how the board feels but I don't feel like we can move forward really at all here. >> So right this >> I don't think so either and for any
document to be um reintroduced the public needs to have a look at it as well. >> Every meeting there's something new coming up pictures better. >> Okay. >> Mhm. Agree. >> Wait. Can I add one more?
>> Absolutely. >> Please. >> Maggie updated her memo. >> I saw that. >> Okay. >> Yeah, it looks like there's still inconsistencies. >> Yes. >> And they're going to comply with the sign. I can tell you that. >> That's what the memo memo says. That um
>> Yeah, that's going to happen. And that's been our testimony. We're not seeking an amendment for the sign. >> How's April looking? I'd have to look at our calendar to see. >> I haven't even thought about spring. >> Is April spring?
>> It is. Think this snow will have melted? >> I don't think so either. Council, we'll need a motion to uh >> we're carrying we're just going to get the date in April. That's when it's going to be >> and councils, the three of us are going
to have a conference call. >> Can we leave carry March 10th? You don't want to do March 10th. >> No, April. >> Got other problems. >> It would be April 14th. >> April 14th.
>> I I have to check with Mont Council. We have a potential twoweek trial starting April 4th. So, I'm going to have to check with him. He may be able to dispense with me at night. I presume he will be able to, but I've got to check with that. I'm sorry. Can we get on a
conference on Thursday or Friday this week? >> Yes. >> I want exhibit lists. I want you guys to speak and confer. I mean, this is all right. April 14th. This matter is
being carried to April 14th. There's not going to be any further notice of that. If you're here and you're wanting to continue to participate, April 14th. Thank you. Thank you. All right, guys.
We're going to do a fivem minute break. >> Commission Hey, what time? >> Say hi. >> How's it going? >> What are you here for? I know that you always >> he was only going to do an hour testimony.
I'm sorry. to order here. >> Oh, okay. Well, we'll figure that out. Um, >> before I go to the next case, guys, I just want to remind everyone that on the agenda is 12B is next, but we're carrying that one. That is case
P204-0182. that is 200 Chapel Avenue and that's been carried to March 10th. And then the next one after that is um 12C and also case 2024-0229
that is also um the uh PY Homes of New Jersey Limited Partnership Associated with Chapel. That's also been carried to March 10th. So now we're on to new business. >> Um acting chair, I I have received correspondence from Mr. Joseph and
>> he has requested to carry all of his remaining cases for the evening. >> Okay. >> Um and I can run through the list. >> Please do. >> Okay. So the first item that he's carrying would be item 15. This is 565 communal Avenue preliminary and final
major site plan with C variances and a conditional use to March 24th. Then item 16 case P2024-011. This is a minor subdivision with C variances at 86 to 92 Ocean Avenue. Um
they are carrying with preservation of notice to February 24th. Um and then the two cases following that are affiliated with it. That's items 17 and 18. Case P2024-012 minor site planet 90 Ocean Avenue. They
are requesting a carrier with preservation of notice to February 24th. And case uh item 18, case P2024-0113. This is a minor site plan at 86 A Ocean Avenue. Um that also a minor site plan carrying with preservation of notice to
February 24th. Um given the size of these applications, we're putting them at the next meeting and we're going to get through a bunch of these minor site plans. Um and and yes that Thank you, Commissioner Patel. You're you're correct. There is one more minor site
plan. It's case P22. Uh um item 22, case P2025-13, a minor site plan at 208 Thorn Street. And um they've also requested care with preservation of notice. We're going to do February 24th. We're uh gonna have a uh bottomheavy uh
minor site plan uh case load at February 24th. >> So Cameron, here's what I need from you. >> I see some fine people in the audience. What's left on the agenda? >> So we have >> Does anybody else want to carry? >> There are only two cases left on the agenda. Yeah, it's 115 Giles and it's uh
480 Washington. Um, so that would be item uh 14 and item 28, I believe. Yeah, 28. 14 and 28 are the only two cases left. >> Thank you, Cameron. Okay, on that note,
um, let me call my next uh, case. This is case P2024-0219, number 14 on our agenda. The address is 115 Gav. This is a uh, for a preliminary and final major site plan. Uh, and Mr. Mr. Harrington. >> Yes. Uh, good evening. Uh, for the
record, Charles Harrington of Connell Foley. On behalf of the applicant, uh, I do have the notices that I'd like to provide to council. >> Thank you, council. Chairman, receive the affidavit of publication proof of mailing with
respect to the application at 115 1111 Guiles A and 110 Wales Aav. It's block 9203 lots 1 2 and 4. Does appear to be in order. We're going to mark it as A1 for purpose of the record.
>> Thank you, councel. Okay. Uh thank you. So just give a brief overview of the project. Um this this property or this project is um a result of of the creation of the Fiad Broadway redevelopment plan. Uh if the board
recalls, we we had um another project within the last 6 to 8 months before this board for the Van Van Wagan that that uh it fronted on Van Wagon in Tunnel Avenue. Um so this is the kind of the sister project if you will. So it's
it's uh been in um uh in development for for some time probably a good three years. Um we have created this through uh coordination with the planning department and and the community. Uh that's what uh led to us creating the
the redevelopment plan and the zoning um that that was in place. So it was form-based zoning to to create this project. Um so we're here tonight uh to seek um the site plan approval. It is we are um using the the affordable housing
overlay uh as part of this project. And the reason for that is is this this project um we it has four it's 440 units per acre. Um but that was like kind of the initial project that wasn't struck uh quite honestly during um the final
drafts. Um and and like this the other project was based upon uh the box how many how many units you can put within it. But um that being said, we're still the same size project. Uh so we're proposing 490 units. Uh there'll be 10% of those will be affordable units
consistent with the ICO. Uh so uh 49 affordable units as part of this. You'll see we have on-site parking within a garage as well. Um and as part of this, similar to the other project, there's a requirement um that that a donation is
made towards the the restoration of the pedestrian bridge that that crosses over uh the path tracks from the end of Van Wagan over to North Avenue. So that was kind of the comprehensive community benefit in addition to the affordable
housing um uh element here. So, uh, and on this project, if you're not familiar with it all already, it's it's, uh, directly west of what we'd like to call the Pacini project, you know, where the Pacini's parking lot is located. The the development is under construction now,
uh, right off of Broadway. Uh, you'll see um, during the presentation that uh, the front of the building on Broadway is is lower uh, because that was a result of our back and forth with the community uh, specifically Mr. Manzo um and his uh
the community group down there and working with Councilman Boiano uh at the time. And then then it pops up towards the back uh that fronts up against the uh the path tracks and Conrail tracks. Um so I do have um I'll move right in to
the project. I'm going to start off with our our engineer Michael Nona to uh um get everyone familiar with the site. And then I I do have an architect. Don't we aren't requesting any variances or deviations so there is no planner tonight and I do have our traffic
engineer in the event there's any questions about that >> thank you councel sounds like two witnesses one witness any testimony you get tonight is going to be the truth the whole truth and nothing but the truth >> I do for the spell your name
>> uh Michael Nona spelled N O N A I'm a project engineer with Stonefield Engineering and Design located at 92 Park Avenue in Rutherford, New Jersey. Um, I am a professional engineer. My license is current and good standing. I've testified in front of uh multiple boards, including this one, and been
accepted as an expert witness. >> Mr. Nona, you are qualified. >> Thank you. >> Okay, Michael, if you could take us through the the site and for the benefit of the board. >> Um, can plug in here. This is what I'm pulling up on the screen was submitted
um in April of this year. It's on the portal. >> So, we're not this is not a new slide deck. This is your plans that are on the portal. Correct. >> Correct. This is not a new exhibit. This is just a colorized rendering of the site plan submitted as part of the application package. And this was
submitted in um in April of 2025. But >> what was submitted was not colorized. >> Uh this one was color. The the colorized version was also submitted. It was right. >> Correct. Right. Okay. >> So, for the record, this is labeled site plan rendering exhibit dated April 22nd,
2025. >> Thank you. >> Um, so Mr. Harrington kind of ran you through the history of the project. Um, this site is a or what we're proposing is a 17story mixeduse development building which fronts on which has four
frontages. Um, to the south is Broadway. To the east is Guiles Avenue, which we're considering the main frontage. To the rear is Faget Place, and to the uh west is Wales Avenue. Um
uh we're proposing 490 dwelling units as well as about 6,300 square ft of uh retail space. um the underlying zone which was um R3 and R1 um
uh split the property kind of down the middle as part of the redevelopment plan uh that we are in now in the FET uh FET Broadway redevelopment plan area and the site does comply with all zoning regulations set forth in that redevelopment. The existing site is
about 1.07 acres. Um it's 4,300 square or 43,800 square ft. On site, there's an existing daycare as well as a construction yard. Um it's two kind of three buildings. Uh fronting Broadway, there's the three-story masonry
building. And then there is a larger buildings that are connected on Guiles and Wales which are currently being used as basically construction storage and uh for large equipment. Um, in the proposed condition with the 17story building complies with
uh height regulations, all zoning regulations, we're uh we're proposing a 97.7 building coverage on the ground floor. It reduces as you go up. Um, in both the existing and proposed, the site is 100% impervious.
Um parking is provided on the ground floor through a combination of mechanical parking spaces as well as um regular ground floor parking. Our proposed access drive is on Guile Avenue. Um we've received a traffic
memorandum uh a review letter from the traffic department. Uh we're agreeing to comply with uh all of the comments set forth except one deviation where we would like to uh continue with is the driveway access on guiles. Um there were
conversations about moving the driveway access to the Wales Avenue. Um we think it's best to keep it on Guiles because there are single family residential homes on Wales and this way it'll keep the majority of the traffic away from those homes between the two proposed apartment buildings. And just for the benefit of the board, that that was a
comment that was um made or requested from planning uh at the initial uh review of this proposed development. We actually had the access going out onto Wales and and planning had requested that it be moved over to Giles because of that because of the sing one and two
family homes on Wales. It was also uh requested by the community. Um for the redevelopment plan, we're required to provide 193 parking spaces. We are complying and providing 193 parking spaces. Um we are also providing
250 bicycle parking spaces where 245 are required. Um it's also worth noting that this development is about a 15minute walk from the Journal Square path station. Um as far as storm water goes, the site was, as I mentioned, 100% impervious. Uh
there were no existing storm water management facilities on site. Um in uh as part of the building, we're proposing 10,800 square feet roughly of uh green roof space as well as a
um approximately 3,000 cubic foot detention tank which will sit uh within the garage footprint. Um due to this uh the site is over an acre. Therefore, it is considered a major development by both the JCMUA as well as
NJD. We're complying with all uh storm water requirements set forth by providing quantity uh reductions. Uh we're reducing all major storm events uh the two 10 and 100 by 52% 60 36% 23% respectively.
Um and we are exempt from storm water quality treatment as well as groundwater recharge uh due to the fact that we're decreasing motor vehicle surface and we are in the P1 uh development area. Um utilities on the site are are all connected to public utilities. The storm
water is outleting into the existing sewer within Wales Avenue. Um the water will connect in Guiles. Uh there is a newly constructed water mane which we're proposing to connect to. Um the gas connection is coming from
Broadway and we're connecting um from telecom and electric and from an existing uh pole on Wales Avenue. Um as far as landscaping goes, we're providing 12 new street trees uh as you can see on the ren on the rendering uh
on Giles Avenue, Broadway, and Wales, and we're complying with Jersey City Street standards. Um, we feel that the project is a positive rehabilitation on the site by providing, you know, more residential housing, bringing that online, providing affordable housing, providing storm
water management where none exists, as well as, um, kind of activating a site for the public that is, you know, historically a control yard, uh, construction yard. We're also proposing new curb and sidewalk around the entirety of the site. Um if any of you
guys have been to the site, you'll notice to the rear of Fyet Place is the NJ Transit um corridor railway. Uh we're proposing to provide new sidewalk as well as um a green strip curb planter to kind of help with some
of the runoff back there and activate that space for more pedestrian and vehicular traffic. Um, I mentioned before that we have received uh traffic letters uh the traffic review letter. We also received the uh planning letter as well as a
review letter from the JCMUA. Um there we didn't see any comments that we couldn't comply with. As I mentioned, uh the driveway we're is going to remain on Giles Avenue. And as far as the JCMUA is concerned, there was one comment about replacing the water man within
Giles. Um, and replacing a storm water uh replacing the sewer line within Giles. Um, I just wanted to note that we are connecting the storm water within Wales. So there we will not be replacing the storm water or the the sewer line within Giles. And the existing
water man that was going to be replaced has already been replaced by the adjacent property or the adjacent development. Um, and I'm happy to answer any questions from the board. >> Council, can we replace those? >> It's already been replaced. >> It's already been replaced. >> The other one
>> that we're not connecting into that they want replaced. >> Well, we're if the JC The bottom line is if the JCMUA uh requires us to replace it, then we're going to have to replace it. Is we have to comply with with their >> Yeah, we can agree to comply with or we'll work with the JCMUA on um if any
infrastructure needs to be replaced or updated. Anyone else have any questions? >> Thank you very much. >> Thank you, sir. >> Just one uh one additional comment before I bring up Mr. Kelly. Uh the
redevelopment plan does require that you are designated as a redeveloper and enter into a redevelopment agreement prior to construction. Uh my client uh has already uh applied to the JC and been designated as the redeveloper by the JC and we are in the process of
finalizing the redevelopment agreement. So we're ahead of the game on that. Good. >> Thank you. >> Okay. So I'll proceed now with Mr. Kelly. Hello everybody. >> Hello. >> Any testimony you give tonight is going to be the truth, the whole truth. Nothing truth.
>> I do. >> Kieran Kelly. C I A R A N K E L L Y. >> Mr. Kelly, we've uh >> certified you before, >> qualified you. Yes, we have you have. And everything's active and current. >> It is >> license. Perfect.
>> Perfect. Yes. >> Thank you. >> And uh Mr. Kelly, before we start the presentation, uh for the record, this is a slide deck that you prepared. Correct. >> Correct. This is a slide deck which is compro composed mainly of the plans which were all submitted. But for the
purpose of presentation, I have colorized some of them. I've also added some images that help just give I guess a little bit of color to the text. >> Okay. It is all previously submitted information. >> It's 59 slides. >> No, it's not. It's it's 25 slides for
the presentation. I also have the submitted drawings at the end just for my own reference, but I don't intend to go there unless we have questions. >> We're going to mark it as A2 and we're going to identify it as a 59 slide deck.
>> Okay, >> understood. >> But of course, we're only going to go through about five of them. That's the plan. >> It's the Reader's Digest version. >> Okay. So, uh, with that, I'll I'll get right into it. Um, I think Michael did
an excellent job of describing the context, but I just want to show you this image, um, because it I think it just helps illustrate obviously the area outlined in red is the site itself. Just a hair over 1 acre, 43,890 ft. It's almost the entire city block
with the exception of that one corner in the southwest corner, which is the Seaf Farahers International Union. uh three-story red brick building. The rest of the property uh is is is what we're proposing to redevelop. Um again, the buildings that exist on the property will be demolished. Um to the north, you
see the NJ Transit uh path corridor and beyond that, Newark Avenue. And then to the right is uh currently under construction, you call it the Pacini >> Pacini site. >> Puchini site. Uh I I I know their marketing name is the Westside Square. So I just want to show you a next image.
This was uh sheet C 20.1 of the original submission, but since that time, it's been in the in the works quite a long time. A lot of these buildings are either currently under construction or they're completed or they're approved. And so along the top, I've just shown to illustrate the the kind of nature of
this new emerging uh neighborhood. Uh to the south of the Pat line to the north of Broadway, we have a series a series of five of these uh new buildings. Uh I include ours in that. Hopefully, we get the approval. But uh all the way to the right we have 166 Van Wangan which is
the building you discussed earlier on. >> That's correct. >> Uh right at Tony Avenue. Then we have the completed building at 161 Van Wangan. Um and then uh directly west of that we have I believe it's approved although not not construction has not begun would be phase two of that
Westside Square project called a factory that is 18 stories and 357 units. And then directly to our east is that westside square, the pichini lot, which is 13 stories and 477 units. All of them collectively make up uh zones one
through four of the redevelopment plan. So the project that we are proposing as described is a 17story mixeduse building. It has two street level retail spaces, 490 residential units of which 49 or 10% are affordable units and 193
parking spaces. Um the building uh as dictated by the redevelopment plan of course is uh permitted to be 17 stories in the north dropping down to five stories fronting on to Broadway. So the dark blue is that taller portion the lighter blue the fivetory portion on
Broadway uh turning the corner onto and I forgive me I always say Giles. Is it Giles or is it Giles? >> I'd say Giles. >> I Giles. Okay. Just I didn't want to mess it up for everybody. And then in the middle uh of the proposal is that uh
it's a one-story activated roof space and that's above the parking podium. So this uh is a view from that southeastern corner, the retail space on the corner of Broadway and Giles uh showing how the building steps up to the 17 stories beyond. Uh this is uh the
first floor plan again colorized. The original version C7 didn't have the color, but I want to just talk a moment about the first floor plan so that everybody can get their bearings. Um the top right hand corner is the main residential lobby and associated
packages and mail rooms. Um that obviously is uh right at the elevator lobby and the main stair to the bottom right hand corner which is the corner of Broadway and Giles. We have two uh retail spaces. Uh one of them on Giles is uh 2,623
ft and the one fronting onto Broadway is 3,725 ft. Now the remainder of that plan is essentially taken up by the parking garage and then obviously your utility spaces um and support services but of in the parking garage off streetet parking
we have 193 spaces we're required to have.3 per bedroom uh which works out at 192.6 six we provide that uh the breakdown is 168 are stacked mechanical spaces. So the spaces that we show in green are either double or triple
stacked mechanical spaces but they're semi-automated which means that the the resident has an assigned space. They always go to that same space. They pull in at grade. They exit the car safely. A gate comes down and then the system tucks it away but it's always comes back to and is delivered to the same space.
So essentially it's it's a familiar assigned space. Um there are 25 surface spaces of which six are ADA spaces, 29 are EV charging spaces, and we have no compact spaces. The entire parking garage system is a two-way drive val um
and again the entry point is midblock on Giles Avenue. We have an interior loading uh area which is as is required by the plan uh 15 ft wide, 50 ft long. It has a minimum headroom of 15 ft. So that accommodates all of our uh
loadings, moveins, move outs, trash removals. It's directly adjacent to the trash room. Uh and it uh it's sufficient to provide those operations off street. Um on the left is a basement plan. We have very minimal basement space other than below the main lobby. We have um
some utility space as well as the majority of our interior uh bike parking spaces. By the way, we have 250 bike parking spaces in total. and 90 of them are in the basement. Uh we have 52 bike parking spaces um onto Wales Avenue just
on the bottom portion of that plan and then the remainder on the sidewalk where you have um areas cut out on the basement plan. Those are the pits which allow us to have the uh sunken level of the mechanical stack parking.
This is a view uh of the main lobby entrance. This is the view from the corner of Giles and Fet. So right there is the uh lobby. Um, and then you can kind of see how how the facade takes form, and I'll describe that in a in a moment. So, uh, I'll try and go quickly through
the residential floor plans. This is the second floor plan. Uh, again, colorized just so we can kind of talk to things easily. Um, break it down very simply. Uh, the purple or magenta are studios. The blues are one beds, the yellows are one beds plus dens. Oranges are two
beds. Uh, pinks two beds plus dens. And the greens are three bed units. And this particular plan has 29 units on this floor. Um, but again, it's it's a typical it's a plan configuration that you're very familiar with. It's a double loaded residential uh uh um
configuration with a central corridor. Um, and then these all uh you have units that face the street and also units which face into the courtyard. And the colored area in the center is of course a common access landscaped courtyard. All the units that front onto the courtyard have a buffered private
outdoor space. And then you've got the common uh outdoor space which is a combination of seating areas uh you know dining uh outdoor planting and furniture. But the white areas um are the uh indoor amenity spaces. And overall in the building we have about
25,000 ft of amenity space for the residents. On this floor we have a a gym and a lounge and the changing facilities for the gym. But over on the left hand side, we also have two indoor pickle courts, pickle ball courts, uh, which was, you know, a request from the owner, but is also, as you've all know, a very,
very popular amenity. Um, so we're providing that. Uh, when we, the next floor up is actually a typical floor from floors 3 to five. Here we have 42 units per floor. Again, the same general configuration, although in this case, we're not taking away amenity space. So,
the entire floor uh are units. This is the sixth floor. And at the sixth floor, of course, we now have stepped the building back because we're we're restricted or we're permitted five floors 60 ft on Broadway. And so at this point, we're now looking at the lower roof on the Broadway side of the
building, which is primarily occupied by extensive green roof. Uh but we also have an indoor pool amenity lounge on that level, which opens out to a outdoor common access roof deck. Uh on this floor, we have 27 units.
This is the 7th through 17th floor. This image actually shows the seventh because if you notice on the right hand side, you'll see again the green area. That's the extensive green roof provided on the top of the pool amenity. Um but of the residential shown that's typical from this floor up to uh the roof. Now on
this level we have 26 units but the total unit count for the whole building is 490 units. has said um of that the breakdown is 68 studios which is 13.9%. 44 are one beds which is 9%. 236 are one
bed plus den which is 48.2%. 90 of the units are two beds which is 18.4%. 42 of them are two bed plus dens which is 8.6% and finally 10 of them are three beds which is 2%. Uh, of the affordable units, we have five studios, we have
four one beds, and we we have 32 beds, and we have 10 three beds. Um, and the affordable housing breakdown has of course all been reviewed and approved. >> Yeah, that actually that breakdown and the unit mix has already been approved by the division of affordable housing.
>> So then, uh, we're above the residential floors. We're at the uppermost roof of the building. Uh on the uppermost roof, we are permitted uh well, we're permitted 20% of the overall roof area of the development to be in an enclosed amenity space. So we have a 6,560
ft² um amenity space on the roof. Now, when the plans were submitted, the intention was that was actually going to be a banquet hall and there was talks with local community groups to allow them to use the space, but that is no longer being proposed. This is an indoor amenity lounge for the residents of the building only. So there's no public
access. Um, and the amenity lounge opens out onto a it's just over 7,000 square feet of activated uh roof terrace on the uppermost roof. So, the green area again, more extensive green roof. In total, you'll notice there on the left
hand side, we have a total of 10 10,811 square ft of extensive green roof in the project. And that ties in to just mention briefly the green building elements. um which is something which the redevelopment plan of course pushes but something that we typically do anyway uh as a course of general design
but in this building we have that extensive green roof we have uh high albido roofing which is essentially a very light colored it's a white tpo roof which is highly reflective meaning that uh it doesn't absorb a lot of the heat and create heat islanding effect and and the redevelopment plan actually says
that it must be a minimum of a solar reflective index of 80 so we meet that we have low flow plumbing fixtures low VOCC paint and carpets, energy star rated appliances and of course as described earlier we have the storm water detention. So then just to talk briefly about the
facade design of the building and I'll I'll go through these slides and then show the renderings but ve very simply put it was conceived as a series of kind of stacked random boxes um so that you're breaking up the overall geometry of the building and that that stacked
box um kind of aesthetic really reads as this kind of white geometric pattern uh on the facade of the building. So if I go to the overall renderings, you see this is the view from the north facing the the the the tracks or FET Avenue. So you you read that white kind of
irregular grid pattern. Uh and that's in a I'm sorry, I have the the brick type here. That is a cloud gray glazed brick by Glen Giri. And then that is uh complemented or contrast with a darker
colored brick um which is a sorry, Black Hills smooth brick. And so then those the Black Hills Smooth is the darker brick that runs in vertical panels. And between those panels, you'll see the the the windows for the units. You'll also notice that we are
incorporating louvered PTAC units into the facade, but they're consistent and they're they're repetitive and they're considered in the facade design. And what that does, of course, is it allows us to free up a lot of roof area. We don't have a seize of condensers on the roof. Uh the PACs are integrated into
the facade. Um so that's the view from the north side. Again this is kind of the view from the southern side which shows the stepping or the massing of the building. And uh we also as part of the submission we introduced uh unit types for all of the units in the building
which all meet the requirements. Um we did break them down of course by unit type and quantities and if anybody has questions I can answer them but I I think I already went through the quantities of the units. We of course did a shadow study. Shadow story being very important. Um this shadow study
looks specifically at our building. It doesn't take account of the fact of course that we now have a series of five of these buildings along. Um but the important thing I think to note is um for the majority of the year it actually doesn't cast that much of a shadow. It's really during the the colder months or
the winter months the start of the year or the end of year the winter months particularly morning or evening when of course the sun is lower and it casts a longer shadow. But in our case um lucky is probably the wrong word but the just the the the existing conditions are such that we have that tracks to the north
and then we have uh kind of surface parking or vehicle storage and industrial lots to the north so we don't have any impact on residential properties. Um and this is just the final side slide of that view from the uh the entry corner.
Um that concludes my presentation. I'm happy to take any questions. your your recycling in your garbage. How are you handling that? >> So, uh well, I I'll go back to the first floor plan. We have we have indoor trash storage uh on all residential floors. We
have trash rooms >> which which accommodate both storage of trash materials, recycling materials, and also trash shoots. >> Are you okay? Shoots. Okay. >> And there's trash shoots that come down to a centralized trash room on the first floor adjacent to the lobby, but also adjacent to the loading bay. And then
all of the trash collection will be done by a private holage company which will enter the garage, pull up in the uh the loading bay. All of the the uh recycling and and the trash will be loaded on the truck and then driven out. So there's no street collection
>> small like apartment type of compactor or >> we have a Yeah, we have a compactor. Exactly. >> All right. Good. Okay. I love the building. >> Thank you. >> Question. >> Yeah. The pickle ball core you said was indoor. Is there sound proofing on
>> there? Yeah. So, it's not shown on these drawings, you know, because I guess we consider that a construction drawing detailing thing, but yes, there will be uh there will be additional soundproofing requirements designed into both the walls that surround the space, but also the floors and ceiling assemblies above and below. It's going
to be a concrete building, so we know that the floor and ceiling have a lot of acoustic integrity anyway, but certainly anywhere we can, we'll up the uh the insulation the acoustic insulation requirement in all of the surrounding walls and floors >> because it can get loud.
>> Of course it can. Yeah. Yeah. And not just obviously the foot, but that >> Yeah. in honor of my good friend uh Chairman Langston who's not here. Those 49 affordable units are going to have the same fixtures interpersed throughout the building. >> Yes. And they are and that's I can show
you if you wish, but they're dispersed evenly throughout the building and yes, they have the same finishes. >> Okay. And that that it's required by ordinance as well. >> Exactly. I just wanted to make sure get that on record. And in honor of my other friend, Commissioner Torres, uh the balconies that you >> they have rounds. >> Perfect. Beautiful.
>> Y'all learned it. >> What's the gap? Is there a gap on the railing? >> There's no gap on the railing, but if there was, if there was, it would need to be less than four. >> Yeah. Three and three/4ers is the max, >> but they're glass and there's no gaps. >> Torres balcony.
>> Terra's balcony. >> Yeah. Right. >> In the vernacular. >> And uh >> bikes, bike racks. I'm sorry. Do you I know you said that. >> So, we have we have 250 bike parking spaces. Uh we have 190 of them in bike
rooms within the basement directly adjacent to the elevator cores. We have 52 of them in the parking garage but separated within the own room directly accessible from Wales and then we've got eight of them in the sidewalks. >> Okay. >> I know right. Any other questions? >> No.
>> No. Okay. >> Thank you all very much. >> Thank you Mr. Kelly. >> My pleasure. Thank you. >> Okay. I, as I said earlier, I have uh Andrew Vishio is here. He's our our traffic expert in the event the board uh has any questions for him. Otherwise,
that would complete our presentation. >> No, >> let me just confirm with our >> guys traffic. You don't need a traffic expert to come up. >> No. >> Okay. >> Okay. >> With the area. >> Yeah. >> Right.
>> Okay. >> So, yeah, that would complete our presentation and we have reviewed the planner's report. uh we would agree with uh the conditions of approval within within the report with the exception of the uh uh the garage coming off of uh Giles. And I I don't recall
specifically. I think we we already talked to the to Jersey City traffic about that and they were on board with it, but it's been a long time because this was this was originally scheduled in August. Um so I but I I I'm pretty confident we already had that discussion with the the traffic department.
>> Okay. All right. All right. Well, thank you very much for that. Uh, I'm going to open it up for public. Anyone here from the public? >> Okay. >> Chair seen no one from public. I would like to close the public portion. >> Public open and closed. Thank you. And I think we have Joseph.
>> Yes, acting chair. Um, yes. I had the pleasure of reviewing this project over the past few months in 2025. Um before it was scheduled to go to board, I found that it complied with the applicable standards in the zone 4 of the FIAD Broadway redevelopment plan area. The
bulk and mass of the site is consistent with what's allowed um within the area. Um uh as previously mentioned, it does go over the um allow maximum allowable density, but it is allowed to do so by its utilization of the affordable
housing overlay with the provision of 49 affordable using units or 10% of the unit count. Um, I did want to take a um a moment to kind of reiterate some of the staff recommended conditions because some of the uh commissioners may not have access to the staff memo until very
recently. So, I'm just going to read this out loud and confirm whether you can um uh whether your applicant is willing to comply with these um Mr. Harrington. So, the first is um all testimony given by the applicant and their expert witnesses in accordance with this application shall be binding.
Number two, applicant shall address and/or comply with all comments and recommendations of the municipal review agents and staff and will submit revised plans to the division of city planning if necessary. Three, all materials and color selections shall be shown on final plans. No change to the facade and site
design, including materials, as well as any changes that may be required by the office of the construction code shall be permitted without consultation and approval by planning staff. Number four, the applicant shall provide an affidavit from the architective record representing that the constructed project is consistent with the final
approval final approval plans prior to the issuance of final certificate of occupancy. Number five, all street trees and landscaping shall be installed in accordance with Jersey City forestry standards prior to the issuance of the final certificate of occupancy. Number six, applicant shall enter into an
affordable housing agreement with the city in a form approved by the city prior to any certificate of occupancy. Number seven, the applicant must comply with all conditions stated in the AHO checklist. Number eight, the applicant must comply with requirements of chapter 188, housing accommodations and
affordable housing compliance. And lastly, the applicant shall enter into a redevelopment agreement with the GAC prior to the commencement of the construction. The redevelopment agreement shall provide details of the applicant's prorest share of the cost to renovate the Van Wagon and avenue path
pedestrian bridge. So, um yeah, I just want to confirm the applicant, u agrees to these conditions. >> Yes. Yes, we do. Uh with the caveat that I mentioned before about the garage. >> Understood. Um Okay. Well, with that, staff recommends approval. >> Thank you, Joseph. And thank you, Mr.
Harrington. I'll entertain a motion. >> Chair, I'd like to make a motion to approve case 2024-0219 as presented to the board. Um with the caveat of the garage on Giles. Second it. >> Okay. Motion made and second it in the
affirmative. >> All right. >> Um acting vice chair Gangadan. >> Beautifully designed um building. Um the affordable units is very much needed in that area. So my vote is I. >> Commissioner Wick >> I. >> Commissioner Stamato
>> love the building. Love the presentation. I vote I. >> Commissioner Patel. >> Hi. >> And acting chair Dr. Gonzalez. >> I love no variances, no deviations. Uh, love the uh affordable housing, love the
building, great presentation. I vote I. Good luck. >> Motion carries 5-0. >> Thank you. >> Okay. Thank you, Mr. Anington. And our next case and our final case for today application is case P2025-0143.
This is for preliminary and final major site plan. Address is 480 Washington Boulevard. Good afternoon, Mr. Chairman. Good evening, I should say, Mr. Chairman, commissioners. Eric, actually, yes, Eric D. McCulla from the law firm Waters McFerson and McNeel on behalf of the
applicant knock seven land limited liability company. And if someone told me today at when I walked in here at 5:30 as item 28 on the agenda that they would be getting to us, I would be stunned. But fortunately, we came prepared. So I guess hope spring is
eternal. So let me give a brief overview of this project and then I'll call our witnesses. This project involves is a major site plan approval preliminary and final. This is a little different from most of the applications or many of them because the building that's the subject
of this application already exists. It's standing. It's currently an office building in the Newport redevelopment area. It's at 480 Washington Boulevard, right on the northeast corner of Washington Boulevard and Sixth Street. And there's a two uses in the building.
It's an office use and per an amendment to the site plan approval from several years ago, there's an accessory parking allowance. So, the site can be used for off-site parking. So, people from other buildings are allowed to park here. What we intend to do is convert the top nine
stories of the building from office use to residential. Uh I should say before I start calling our witnesses that this application and I was my heart was was warned when the chairman said he likes no variances. This is a variancefree
application. So we complied with all the requirements for this. First the mixeduse nature of the building is permitted. We complied with the residential unit density requirement. the floor area ratio requirement, the improved open space requirement, the parking requirements, signage
requirements, and access to the waterfront. We also comply with all other provisions of the municipal land use code here in Jersey City. Uh I will have my experts come up, but before I do so, we did upload through the portal the affidavit of mailin publication. If Mr.
Lampy wants the original, I have it with me. I can hand it up, >> please. And thank you, councel. I did review the one that was uploaded, but I like to mark the original for the record. So, I appreciate that. Chairman, I did have the opportunity to
review what was on the portal. This does appear to be the original of that document. So, uh does appear to be in order. It's the affidavit of publication proof of mailing with respect to the application of 480 Washington. We are going to mark it as A1. >> Thank you, council.
>> Thank you, councel. Thank you. We have three witnesses this evening. We have the project architect who will we will be calling first. We have the project engineer. And although there's no variances, we felt the application may benefit from having brief testimony from a planner. So we have one present. So
I'd first ask Mr. Michael Bulldo to please come forward. >> You give tonight is going to be the truth, the whole truth and nothing but the truth. >> I do. the record. Can you state your name? >> Sure. Michael Baldo. B U L D O. >> Mr. Baldo, have you testified in front of us before?
>> I have not. >> Okay. Can you tell us a little bit about your experience? >> Of course. Uh, I'm a principal at uh MHS architecture in Hoboken. I've been with the firm over 25 years. I have a bachelor's degree in architecture from NJIT and I am licensed in the state of
New Jersey and my license is current and valid. >> Great. You're qualified. Thank you. >> Thank you. >> Welcome, >> Mr. Baldo, for the benefit of the board members, could you just please take us through your plans and there's something on the screen just please reference uh what this is if it's on the portal and
uh proceed from there. >> Sure. These are actually the drawings that were submitted in the portal. So, I'm just going to be able to page through those. I think it's the easiest way to kind of describe the project. Um >> nothing that wasn't on the portal that needs to be marked. >> Nope. Nope. These are the jobs that were submitted.
So, as it was discussed, this is an existing office building that they're looking to convert the upper nine floors to uh from office use to residential. They're proposing to do um 288 dwelling units of which 108 will be onebedrooms,
162 will be two bedrooms, and 18 will be three bedrooms. Um so, in this photo, this is the existing office building. This is um Washington Boulevard. This is the plaza and the far side is the uh tan Thomas Gangami uh drive.
The first few pages are are existing conditions of what the uh existing floors are. I'm going to page through to get to the um the proposed ground floor and then walk through the building from there if that's okay. So along the top of the page, this is that existing plaza. To the left is
Washington Boulevard. And along the bottom of the page is to Thomas Gangami Drive. This is the existing office lobby and entrance to the building. That's going to remain as is. The portion down on the end is where we're proposing to provide
the um residential entrance and residential lobby. So you'll be coming down along the plaza entering into the building. As a way to define the entrance for the residential portion of the building, we are proposing a small canopy that's going to project out on the ground floor. Just to define that entrance and I can
get into the elevations to give you a depiction of what that looks like. So, in in the lobby, we'll have our mail room, our package room, and associated lobby amenities, and your residential elevators. Also, on the ground floor, excuse me.
It's a lot easier when you have a mouse. We're proposing a electrical transformer vault to provide new electrical service into the building. We have the existing loading dock which is where the trash is going to be taken out. So on the residential floors we have a common trash room which is going to have a
chute. Recycling is going to be collected in bins. The bins are going to be taken down through a service elevator into the trash collection room which will then be taken Oops. which will then be taken from the trash collection room or compactor room into
the loading dock area. So all the trash will be handled out through the loading dock of the building and contained within the residential floors. >> Well, the office is actually has the existing trash collection system in place. Yes. And it's going to be it's it the residential is going to be separate
from the office but is going to be addressed within the building with a common shoot. Yes. >> Okay. Do you have any idea what kind of tonnage you're going to be generating weight? >> Commissioner, I think you need to turn the mic on.
>> Oh, sorry. >> Uh trying to figure out what kind of just curiosity, what type of tonnage are you anticipating >> on on drawing A201? We actually have the calculations for the the recycling calculations and then we also have the trash calculations.
>> Okay, great. So, we're anticipating about um for the trash and recycling uh about maybe about 4,000 a little more than 4,000 um gallons of trash. >> How often?
>> Um I I believe that's on a weekly basis. >> Then 1,200 of recycling on a weekly basis, you're thinking? >> Yes, I believe that's the case. Yes, 1,200. >> So, you're saying what? couple days a week or just basically once a week. >> I'm just trying to get it in my head. >> That's usually something that's worked
out with the the private trash hall and what the frequency is. Yeah. >> Okay. >> So, continuing up through the building, these are the existing parking floors which remain unchanged. What we are introducing on the third floor and the
um the third floor, the fifth floor and the sixth floor is we're introducing bicycle parking within the building. So on the third floor, we're going to be providing uh commercial bike parking for 41 bikes. And then on the fifth and sixth floor is where we're going to have residential bike parking for 144 bikes,
which is a um um one parking, one I'm sorry, half a bike per dwelling unit. >> Just to clarify in this point, your plans provide for bicycle parking for both the offices and the residents. >> That's correct. That's correct. And it's in the parking garage portion of the
building. So this is the existing office floors coming up to the ninth floor. I'm sorry, the 22nd floor is a partial renovation of this floor where a portion of it is going to be office space and then a portion of it is going to be amenity for for the
residential portion of the building. And the amenities within the building are going to be um a co-working area, a lounge, a party room, club room, etc. And then we get up to the residential floor and um office plates are are a
little bit challenging sometimes to convert to residential because they end up being a little bit deeper. So what we've done is we've put all the residential units on the exterior of the building so they have that connection to the exterior. you get the natural light. And we've put amenity spaces and more utilitarian spaces more in the center of
the floor plan, which isn't necessarily uh require sunlight. And then continuing up through the building, it's basically the exact same floor plate stacking, repeating up through the through the building. We have sample unit plans which depict the onebs, the two bedrooms, and the
three bedrooms as well. This is just an enlarged floor plan of the ground floor. Um it's we've already covered that. What we do have now is is a sidebyside of the building elevations. So one thing that we're going to have to do as converting it from an office to residential use is we're going to have to introduce louvers for the uh
mechanical systems for the dwelling units. But what we're going to do is we're going to remove one of the glazing units, introduce a new vertical mullion, and introduce a louver side by side. So the only change to the building facade that you would see is an introduction of
louvers in that glass panel. There's no projections. There's no change in that that um the depth of the building at all. >> How many floors is this building? >> The total number of floors is um 29. There's 29 stories. We're not
proposing to reduce any additional floors. >> So it's 29 floors. >> That's correct. The plans indicate 31 because there's no 13th floor and no second floor >> and no second floor. Yeah, it confused me as well the first time I was looking at it that there's no second floor. So, it goes ground to third floor and it
goes 12 to 14. >> So, that's why when you see 31 labeled, it's actually 29 when you count them. >> It's 29 floors. >> Correct. >> And the additional units, the new units is 288 units, which which will start from the
ninth floor going upward. I'm sorry. From the 22nd floor, it's the the upper most nine floors. >> Oh, 20. Okay, gotcha. >> So, the lower floors are going to remain as an office use. >> As office use. Okay. >> Correct. >> Thank you. >> You're welcome. >> So, as we were talking about the
building facade, we're introducing louvers on those residential floors and we're grouping them so that they're side by side so it's not in a random pattern. They're they're actually thought out and grouped. When I was speaking earlier about the residential entrance, I was talking about as we're creating this
this canopy to define that residential entrance. This is a depiction of what that canopy is going to be. It's just a way to identify where the where the residential entrance portion of the building is. >> I have one question. >> I have a question. Um, you skipped
fours. What What was that about? Explain that. Was that for utility purposes? Utilities? >> No, those were existing office floors that are going to remain as an office use. They want to take the upper most nine floors of the building, convert those to residential, but currently unoccupied. >> All right. Thank you.
>> You're welcome. >> Excellent. >> And these are just the other sides of the building, which again, it's the same thing. We're introducing some louvers on those upper residential floors for the mechanical systems for the dwelling units. And this is just a massing diagram of the building where the light blue or the
blue is indicating the office use. The kind of yellowish tan is introducing where the residential units are. And kind of that that pinky magenta color is where the amenity spaces are. So you do have one floor that's going to be mixed between office and amenity for for the residential and then dwelling units
above. And these are just enlarged elevation showing more more definition of the louvers. And as far as colors of the mullions and louvers, we're going to be using a silver that matches the existing mullions that are within the building. So it keeps that similar color palette.
That's basically all I have. >> All right. >> Do we have any questions for Mr. Baldo? >> Okay. Thank you, sir. >> Thank you, council. Are we changing anything engineering wise? I understand obviously we're converting several
floors, nine I believe is what was just testified to residential use, but is the remainder of the site remaining other than obviously the entrance lobby. Is it something that we really got to go? >> It'll it'll be brief. There's a few minor changes and there are improvements
to what's there now. >> Okay. >> So, I'll call him Mr. Gabriel Grenelli. Sure. Our engineer. testimony here tonight. Truth, the whole truth, and nothing but the truth. >> I do. >> Sure. It's Gabrielle Gornelli. G- A B R
I E L L E. Uh G O R N E L L I. >> Miss Gelli, have you presented in front of us before? >> Yes, I have. >> Okay. And your license is active and current? >> Yes, it is. >> Okay. You are qualified. >> Okay. I will be brief.
>> We appreciate that. Um, I just don't know why it's not I have it plugged in. >> Oh, you you're good. Sorry about that. I got distracted. >> So, what I have on the screen, these are the submitted uh civil engineering drawings. This is the civil sheet C301.
So, um, as was mentioned, there are minor exterior improvements to support the project. Um, primarily in the location of the residential lobby. There's some minor adjustments to the the paving there to create an entrance. Um there are some modifications to some
existing uh landscaping in the area. We're creating some some plantour areas um in the front of the building. The existing uh entry into the parking garage, which is asphalt, is going to be improved with uh pvious pavers. Um and
then on the on the northeast side of the building, there is a a little exterior amenity space that will be for the residents. Um in the rear on the building on the south side along Dani. Um the architect mentioned the
improvements with the the new electrical room. Uh so there is just some sidewalk improvements in that area as well. And the existing loading dock as the site is is in a flood zone. We do have a flood hazard permit from the NJD. As part of
that flood hazard requirement, they required us to kind of reverse the slope of the loading dock. Uh it was depressed and they're they're requiring us to pitch it so that um water drains out towards the towards the street so that that loading dock doesn't flood um in a
rain event. Um, flipping to the 50 C501 sheet. This is our grading, drainage, and utility plan. Again, just very minor grading improvements uh along the plaza. We we were required to raise
the residential lobby because the site is in the flood zone. Um, so the residential lobby was raised. The existing first floor is 12.64. We were required to raise the residential lobby to 13.14
so that it would be one foot above the flood elevation. So that residential portion is being raised. Um minor grading on the exterior to to accommodate that. Um the office portion, the office lobby will be floodproofed
um instead of being raised which is which is um permitted for non-residential uses. Um then I just have the landscape plan which shows you know a visual of the landscape improvements.
Um the site as I mentioned is in the flood zone. So we were required to comply with the green area ratio. Um 0.25 is required. We have a 0.26 proposed. That's a combination of the ground level landscaping and the pvious
pavers that are um going in the new in the driveway. Um that is pretty much it unless there are any other questions. >> Thank you, Miss Gelli. Anyone any questions? >> Thank you.
>> Very good. Thank you, >> council. I know Mr. Height wants to testify. Well, I I we we we want to get this done and there are no variances. If the board feels that you don't need to hear the testimony of the planner who will testify that there are no variances and
all other requirements are being in comply with if you'll accept that at face value, then perhaps we can dispense with Mr. Height. But if there are any questions, he is here and I know he he's he's eager to testify. But I get the sense that the board seems to say, "Okay, do we need him?" And the answer
is no. The commissioner says no. Nobody. >> Nope. Anybody? >> Do you want him to just put his appearance? >> Come on, Mr. Height. >> We love you. >> Come on. >> Don't Bellamy me. >> Okay. Well,
>> uh, Charles Height. Uh, >> hydt. >> You have to testify. Raise your >> Yes, I do. >> Mr. Height, you've uh your license is current. >> Yes, it is. >> Thank you, sir. Okay. Uh, three items of clarification. Um, and I I do think
Cameron did the review very thoroughly on this application. Um, we were a part of the amendment for the Newport redevelopment plan. Um, the max density for each site in the southern district residential district is 243 acres. We comply at 111. There is also a overall
district requirement of 200 units per acre. This application also complies with the change at 90.2 to dwelling units per acre far lower than what uh what the maximums are. Um we are in the southern district uh southern
residential district and uh and with respect to parking uh there's no minimum residential parking requirement where we actually reset a maximum which we comply with. So I just wanted to confirm those things. Um always a pleasure board and thank you uh sincerely.
>> Any questions for Mr. Height? >> Thank you sir. Appreciate you. Mr. McCulla, >> that completes our presentation. I did have an opportunity to review the staff memo that was prepared and I received it today. I did have a chance to speak to the client about it. All of the
conditions are acceptable. Uh so unless there's any questions, we would rest and thank the board for its time and attention. >> Wonderful. Thank you. >> Uh we're going to open it up for the public. I Anyone here from the public? >> Chair, see no one from the public. I would like to close the public portion.
Second. Okay, public is now closed and I think Cameron sir. >> Yes, acting chair. Um, I'm just going to mark and evidence my staff report dated today, uh, February 10th appearing on your screens here. Um, and I'm going to
just pause my screen on the conditions that will be put into the resolution if the board deems this um, an approval uh, an application worthy of approval. Um, planning staff's reviewed their application. It complies with the
objectives and goals of the Newport redevelopment plan and the Jersey City master plan. It has extensive landscaping and they've gone above and beyond to meet the gar requirements in this zone which uh on existing sites sometimes we don't always think it's
feasible but they made it happen so we're happy about that. Um it is interesting to see the mix of use here and the adapt uh the adaption of this office building into uh residential.
um and um it could be the beginning of many that come to the board. So this is um an interesting application before us. >> But um all that said, planning staff is satisfied with the expert testimony provided and the planner testimony
regarding the density. The density in this plan is a bit um peculiar. So uh I appreciated that clarification, Charles. Um, all that said, um, planning staff recommends approval. It doesn't have any variances and it meets the objectives of
the redevelopment plan and our master plan. So, >> Cameron, you said you wanted to mark it. You want to mark it as B1. >> Oh, yes, please. Thank you, council. Mark it as B1. Thank you. >> That's because you uploaded it today. I suspect >> that is correct, council. Okay. Yes. >> Thank you, council. >> We,
as council stated, we did not think we were going to get to this case. I knew this was going to I knew you were going to come on. >> Did you Did you think you'd be going home early tonight? >> No. >> All right. Thank you. I'll entertain a motion.
>> Chair, I'd like to make a motion to approve KP2025-0143 as presented to the board with staff recommendations and conditions. >> Second it. >> All right. Motion made in the affirmative and second it. >> Okay. On a motion to approve, acting vice chair Gangaden.
>> Yes. Um, I like this. This is something new here in Jersey City and I think it's going to be an uprising thing right now. We need more housing. And so my vote is I. >> Commissioner Wick >> I. >> Commissioner Stamato. >> Very exciting project. Guys did a great
job. Great presentation. Very happy with it. I vote I. >> Commissioner Patel and acting chair Dr. Gonzalez. >> Yeah, same. I mean, no variance again. We talked about that. Um, very interesting. I don't think well we haven't seen one like this before. Um
curious how it turns out but it sounds like a great idea and um yeah I'm uh I'm I'm gladly voting I >> motion carries. All in favor with conditions. >> Thank you commissioners. Have a good evening. >> Thank you. You as well.
>> Okay. Resolutions. >> Oh what what's going All right. >> Sure. I have seven seven resolutions. >> I did, but Tyler like up on me. >> Whatever.
>> I just don't like it when that happens. >> Planning board of the city of Jersey City. Uh resolution is for Vashuno Summit or LLC, one year extension for preliminary and final major site plan with uh C
Deviation address is 198 Academy Street block 12301 lot 2 case number P205-0249 resolution of planning board for the city of Jersey City Garfield Phase 1 A Urban Renewal LLC and Garfield Phase 1B
Urban Renewal LLC for major site plan approval with C deviation 880900 Garfield Avenue block 215 501. 01 lot 1 and block 2 1 151.02
lots 1 2 and three and block 2 1 151.01 lots lot two row one and block 21501.02 02 lots 4 and 5 row 2 Jersey City case
number is P2024-0171 resolution for the planning board for the city of Jersey City applicant is landmark properties New Jersey LLC for conditional use approval with variances 3169 Kennedy Boulevard Jersey City New
Jersey block 5404 lot 23 case number P2024-019 9 planning board for the city of Jersey City in a matter of 421 New York Avenue LLC. Applicant case number is P2024-0141
January 13, 2026 memoralized on February 10, 2026 for m minor site plan C variance in design wer exception exception relief. City of Jersey City memorizing its review and recommendation with respect
to installation of signage on mixeduse academic building at 14 Anna's place located in Jersey City campus by Hudson County Community College. Resolution for the planning board of the city of Jersey City. Approval and
recommendation of amendments to the powerhouse art district redevelopment plan. City of Jersey City applicant is Wabout Realy Holding LLC for preliminary and final site plan approval with C
deviations 87 Van Horn Street also known as 87 and 97 Van Horn Street block 1 199901.01 01, also known as block 1 9 01, lots 1 2
and 3, also known as 2-7 and 42-44, Jersey City, case numbers B204-0039. >> Okay, can I have a second? >> Okay, perfect. Thank you. >> Acting we're going to have Go ahead. Sorry, we're going to vote on this. I'm so sorry.
>> Acting Vice Chair Gangadin. >> Hi, >> Commissioner Wick. >> Hi. >> Commissioner Sato. I, >> Mr. Patel. >> I, >> and acting chair, Dr. Gonzalez, >> I. >> Motion carries. All in favor to memorialize resolutions. >> Thank you. >> Motion to >> motion to adjurnn. >> Second. >> Second.
>> We'rejourn. Thank you everybody. Thank you.