If you could uh please join me in a salute to the flag. >> I pledge allegiance to the flag of the United States of America to the republic for which it stands. One nation under God, indivisible, with liberty and
justice for all. >> Good evening, Cam. Could we have a sunshine announcement, please? >> Yes. Good evening, chairman. Today is Tuesday, March 24th in the year 2026. This is a Jersey City Planning Board meeting with a scheduled 5:30 p.m. start time and in accordance with the open
public meetings act. Notice of this meeting has been given to the editor of the Bergen record, LSPito, and posted with the city clerk on March 20th 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. >> Okay. Thank you. Could we have a roll call, please? >> Yes. Acting Vice Chair Gangadin >> here. Commissioner Wick >> here, >> Commissioner Stamato >> here, >> Commissioner Kaplan >> present, >> Commissioner Patel,
>> and Chairman Langston >> here. >> All right, we have six commissioners present. We have a quorum. >> Okay, thank you. Could we swear in the staff, please, Mike? >> I see Tanya, Matt, Matt, Joe, Sophia, Cam, tonight, the whole truth, nothing
but truth. >> Yes. >> All right. Thank you. Uh, do we have any correspondence, Cam? >> Yes, chairman. Quite a lot, actually. So bear with me. Um >> I'm here all night. It's okay. >> Yeah, same here. Um all right. So under new business item
um item 24 actually. Um yeah. So starting with item 24. This is case P2025-01 166. This is a minor site plan with C variances at address 186 Terrace Avenue
and they are carrying with preservation of notice to a very special meeting on March 31st of 2026. Um yeah. So then the next case is item 25 P uh case P 2024-0212.
This is a preliminary and final major site plan. address is 792 Communal Avenue. They are also carrying with preservation of notice to a special meeting on March 31st of 2026. Um item 26, the next case, case P2025-000032.
This is a preliminary and final major site plan with C variances. Address is 662 Communal Avenue and they've requested a carry with preservation notice to April 28th. Item 27. This is case P 2025-000087.
This is a minor subdivision with C variances. Address is 141 Oxford Avenue. They have requested a carry with preservation of notice to May 12th. Um item 29 and 30 um are tied to one another associated
with address 183 Bay View Avenue, case P 2025-0226 and case P 20225-0258. Um this is for a preliminary and final major site plan and a minor subdivision with C variances. They're renoticing for
the special meeting on March 31st. They're renoticing for the 31st. >> You're going to carry >> carry the pres. We don't have to renotice. >> Okay, we are >> March 31st. >> We Okay, thank you. Okay, so scratch
that. >> Item 29, case P2025-0226. This is preliminary and final major site plan. Address is 183 Bay View. They are requesting to carry with preservation of notice to March 31st, a special meeting
occurring next week. Um item 30, case P2025-0258. This is for a minor subdivision with C variances. Address is 183 to 193 Bay View Avenue. They are requesting to
carry with preservation of notice to March 31st of this year. And again, that is a special meeting happening next week on Tuesday at 5:30 p.m. All right. Two uh four more. Okay. Item 31, case
P2025-0196. This is a minor site plan with C variance. Address is 7 Orchard Street. They're requesting to carry with preservation of notice to May 12th. Item 32, case P 2025-0190.
This is a minor site plan with C variances. Address is 3113rd Street. They've requested a carry with preservation of notice to May 12th. All right, last two cases. Item 33, case P 2025-0191.
This is a minor site plan at 44 Cole Street. They've requested a carrier with preservation of notice to May 12th. And lastly, item 34, case P2025-0176. This is a preliminary and final major
site plan. Address is 723 Grand Street. They have requested a carry with preservation of notice to May 12th of this uh of this year. Yes. Um so that concludes correspondence chairman. >> And um we have marked into evidence the
sunshine announcement as B1. >> Okay. Thank you, Ken. So, anybody that's here from the public, if you're here for one of those cases, if you heard an address that you're here to talk about tonight, you will not receive new notice. Okay? So, we've just carried
those with preservation of notice, that means new notice will not go out. This is your notice tonight. Okay? So, let's get into uh before we get into old business, I do want to jump ahead real quick. Uh, I'm
going to call item 14 is case P2025-0129 is a preliminary and final major site plan with variances for 2859 to 2873 Kennedy Boulevard. >> Good evening, chairman, commissioners. Thank you for being here this evening.
>> Good evening, council. Is that mic on? >> No, it's not. >> Tap that. There's a uh ah >> not on enough. >> Good evening. Don Pepe from Scrency Hollandbeck on behalf of the applicant. So uh a rather late issue came up. I'll
call it an 11th hour issue regarding the status of a redeveloper agreement. I don't want that issue to cloud the board's considerations. So, I'd respectfully request that the application be carried to the 14th so
that I have an opportunity to address that issue more thoroughly. I'd hate to waste the board's board's time with an hour and a half of of uh expert testimony just to come down to uh having that issue stand in our way. >> Okay. Thank you, council. We appreciate
that. Uh so, we're going to carry that item to a date certain, April 14th with preservation of notice. Uh once again, if you're here for that item tonight, this is your notice. You will not receive new notice. Um Cam, first thing
on the 14th, let's get that out of the way. Under old business, first item up. >> Yes, chairman. >> All right. Thank you. Appreciate it. >> Thank you very much, council. >> Okay. So, under old business, uh, item A is case P2025-0248 is a one-year extension for 3646 street.
Good evening, council. >> Good evening, commissioners. Uh, for the record, Tom Lean from Connell Foley. Uh, though we do not require notice for uh, extensions. I did because there were uh, deviations and variances that went with the original approval.
appears to be in order. >> Okay. So, we'll mark that notice A1. Okay. Uh so, this is a property located at 3646 Street. It is located in the Enos Jones uh redevelopment plan area. Back in December of 2024, the board granted site plan approvals for a seven
uh story building containing 17 units and seven parking spaces. The owners of the property are longtime holders of the of the property. There was some question whether they were actually going to move forward with the development. They are now uh intending to do so. Uh there's a
requirement that you be um uh you be um become the redeveloper of the property through the JC. They have requested a questionnaire and we plan on filing the application. so that they can move forward. Obviously, we're here before the board just asking for a year so we can complete that and they can uh start getting permits for the uh the project.
>> Okay. Thank you, council. >> And just just for timing, this would go from December uh 14th of 2025 to December 14th of this year. >> Okay. Thank you. Any questions? Anybody? >> No. >> Okay. Is there anybody here from the
public that wants to comment on this application? Anyone from public? >> Chair, see no one from the public. I would like to close the public portion. >> Second. >> Okay, we have a motion and a second. Public is closed. Um Matt, do you have anything you want to add? >> Simply one condition. >> Staff recommends approval with uh that
all past conditions remain in full force in effect. >> Okay. And council will add the condition that um you know, you understand that the variances any conditions and the variances are still in place from the last application. >> That's acceptable. >> Okay. I'll entertain a motion then. Chair would like to make a motion to
approve KP2025-0248 as presented to the board with staff recommendations and conditions. >> Seconded. >> Okay. Motion made and seconded for approval. >> A motion to approve. Acting Vice Chair Granadan >> I. >> Commissioner Wick >> I. >> Commissioner Stamato >> I.
>> Commissioner Kaplan >> I. >> Commissioner Patel >> I. >> And Chairman Langston >> I. >> Motion carries. All in favor? >> Okay. Thank you. >> All right. Okay, let's call item B is case P2026-000016 is a site plan extension uh for 26th
Street, also known as 16-66 Street. >> Good evening, council. >> Good evening, commissioners. My name is Eric McCulla from the law firm Waters McFersonen McNeel. I'm appearing tonight on behalf of Newport Associates Development Company. Uh they are the
owners of property currently identified as 16 to 66 6th Street and 1086th Street, also known as block 7302, lots 5501 and 5502. The property is within the Newport redevelopment area between Washington
Boulevard and the Hudson River. In 2022, this board approved preliminary major site plan approval for a six building mixeduse residential complex with 1,723 units spread out in six buildings with
an ancillary retail space, on-site parking, and on-site bicycle parking. The application was approved and memorialized on April 6, 2022. Uh last year I was here requesting our first one-year extension uh which was approved
uh by resolution adopted in April 2025. I'm here tonight to respectfully request a second extension of the preliminary site plan approval pursuant to NJSA4 55D-49C. Uh the purpose of this is to allow the
owner of the property which has held the property for years as well as adjacent properties to continue to evaluate the project uh before going to final major site plan application which the intention is that that would be filed once that review is complete uh and we
would diligently pursue that final site plan approval. So I respectfully request on behalf of the owner/applicant that the extension for the second one-year extension be approved. This would run from April 6, 2026 through April 6, 2027. And of course, all conditions
contained in the original approval would be carried over into the extension. >> Okay. Thank you, council. Any questions? Anyone? >> No. >> Okay. Is there anybody here from the public that wants to comment? Anyone from public? >> Chair, see no one from the public. I would like to close the public portion. >> Second.
>> Okay. Motion made and seconded. Public is closed. Sophia, does he have anything you want to add? Staff recommends approval with conditions of the original approval to remain in effect. >> Okay. Thank you. >> Chair would like to make a motion to approve KP2026-000016 as presented to the board with staff
recommendations and conditions. >> Second. >> We have a motion and a second for approval. >> On a motion to approve, acting vice chair Gangadan I. >> Commissioner Wick >> I. >> Commissioner Stamato >> I. Commissioner Kaplan >> I.
>> Commissioner Patel >> I. >> And Chairman Langston >> I. >> Motion carries. All in favor? >> Okay. Thank you. >> Thank you. Good evening. >> Let's move on to item C is case P206-000015 is a site plan extension for 344nd Street. Good evening council.
>> Good evening everyone. Michael Higgins of the firm Castanoquigley Tramy for the applicant. Um this is a one-year extension. These approvals are set to expire April 2nd of this year. We're requesting an extension until April 2nd, 2027. Um, the applicant is about ready
to file for permits. They're still working out some details on the civil plans. They they arguably uh thought they could make the cut off, but I think with a little bit more time they'll file. >> Okay. Thank you, council. Any questions? Anyone? >> No. >> No. >> All right. Is there anybody here from
public that wants to comment? Anyone from public? >> Chair, see no one from the public. I would like to close the public portion. >> Second. >> All right. Motion is made and seconded. Public is closed. Ben, do you have anything you want to add? >> Staff recommends approval. Uh so long as the previous uh conditions from the
previous approval remain in full force in effect. >> That's fine. >> Great. Staff recommends approval. >> Chair like to make a motion to approve KP2026-0015 as presented to the board with staff recommendations and conditions. Second. >> All right. Motion is made and seconded
for approval. All right. on a motion to approve. Uh, Vice Chair Gongadan, >> I, >> Commissioner Wick, >> I, >> Commissioner Stabbato, >> I, >> Commissioner Kaplan, >> I, >> Commissioner Patel, >> I, >> Chair Langston, >> I. >> Motion carries. All in favor? Okay. Thank you. Thank you, Council
>> Cam. That's really all the old business we have. >> Yes, Chairman. Surprisingly. >> All right. All right. So, let's move on to new business. Um, we will call Where am I? Uh item nine is case P2025-0227
is a site plan amendment for 39 Region Street. Good evening council. >> Good evening. Good evening, Mr. Chairman and commissioners. My name is John Nance on behalf of the applicant Liberty Harbor Holding LLC. Uh the property here is located at 39 Region Street. That's
block 14001, lot one. It's located within the Liberty Harbor North redevelopment area. This is an application for an amendment to preliminary and final major site plan approval. We uploaded uh proof of mailed notice and publication. I have the original
notice and it appears to be in order. Okay. Thank you, council. So, we're going to mark notice A1. >> Thank you. Uh we're excited to be making this application which seeks board approval of a public park within phase one of the Liberty Harbor North redevelopment area. Uh the park that's
envisioned by this application is in full compliance with the redevelopment plan. Um the site contains approximately 14,756 square ft. As you'll hear from the professionals, the park is designed to be a flexible, multi-purpose public space for the benefit of the residents
of the neighborhood uh and of the city and of their pets. Uh it includes three components, a dog run, a children's play area, and a pedestrian public plaza. Um we have a u with us tonight. We have Mr.
Carmen um who'll give a landscape engineering presentation and Chris Bedarski uh to address the civil engineering aspects. >> Good evening. >> Good evening. Just telling you tonight >> I do.
>> Sure. Thomas S. Carman. C A R M. >> Mr. Carman. Good evening. Always a pleasure. Uh, your license is current in the state of New Jersey. >> It is, Mr. Chairman. >> Okay. Thank you. You're qualified. >> Great. This evening, um, well, good to see everybody. Uh, this evening, I will
take you through, um, I have 12 exhibits within this, uh, this slide deck. This is a uh package that was put together based on the civil engineering plans and the landscape plans that were submitted uh to the board.
>> So, let me this is let me address this. So, this is this was not part of the original submission. It's illustrative because it'll give the uh give a better idea of what the experience of the park is like. So, perhaps we should mark this 12 slide deck as exhibit A2, >> please. And that was prepared on February 10th.
>> It was. Yes. >> Okay. So, we're going to mark that A212 slide deck. And please uh if you could, Mr. Carman, forward that over to planning tomorrow. >> I will. Thank you. >> Appreciate it. >> So, the uh the first image that I'm showing here, this is the existing
condition. So, this is an aerial. At the bottom of the sheet is the uh the New Jersey Transit light rail and towards the top at an angle is Region Street. um on uh plan right hand side is Liberty View Drive and then River Street on the
left hand side. And what we can see here is um a children's play area on the western or the left side, a dog run on the eastern side, which is like a pearavevel material, and then a open
lawn area that is actually fenced off today. So, the improvements that we're proposing are enhancements to the existing uh space. The existing streetscape along Regent as well as
along Liberty View Drive are installed with the uh the city standard colored concrete, street trees, and street lights. Um within the park itself where the existing children's play area is, we're enhancing that. We're improving it
with new um synthetic turf, a new shade canopy, as well as a tubular aluminum fence around there with um some planters to create a separation uh to the uh to the streetscape. Additionally, the dog
run, which is on the right hand side, that is now still going to be two separate dog runs, one for large breed, one for small breeds. But um the pearavevel that's out there will be fully removed and it will be a synthetic
turf um engineer designed for this exact application with a leashing vestibule to come in take your dog off leash. Um and it's also been increased by about 800 square ft from what it is today. Now, the balance of the site is a uh flexible
plaza space that is designed with some very wide benches to allow um pedestrians, the public to uh sit along the streetscape as well as kind of look in at the dog run. We also have a grove of trees that are planted within
planters um to comply with um the site remediation and then there is some uh site furnishings associated with that as well. Now, I have a series of 3D views that'll really kind of help tell the story of uh what we're proposing here.
Additionally, along the uh the light rail, the New Jersey Transit um approved kind of fence is installed um will be installed along that in their compliance. So, the first view we have here is uh
looking kind of southwest from Region Street. We can see the plaza space with the the the benches in the uh the foreground and then on the uh the left hand side the dog run and then the kids play area with the uh the shade sail that is proposed over there. You can
also see the streetscape treatment, the sidewalk, street trees um installed today and depicted in this image. There are also um there are existing street lights along region. Um the we're proposing to supplement them within the
plaza space with a multi-headed fixture that is angled to the uh the various spaces within the park. A view within the kids play area. And we can see the the kind of enclosure with a fence enclosure and some planters along
that edge. The synthetic turf and the uh the shade sail. And then looking uh to the west with Liberty View Drive to our back, right in the foreground, the forestry standard tree planting detail in our foreground,
the trees within the planters, and then the uh the plaza space and uh the dog run. Now, this image uh this image is going to um kind of serve as we're going to show a couple of different uses for the uh the plaza. So here we're looking um
west or northwest uh from the dog run and we can see how we have the grove of trees and then we have an open kind of flexible space and the flexible space has the ability to do a small kind of a craft market out
there or food trucks within the area um kind of nestled within those the benches. Additionally, um a stage could be set up there with some seating for um maybe a small concert series.
And then possibly like a night movie uh outdoor movie could happen in that same location. And then also in the uh the winter months that we've just uh seen behind us, potentially a uh a smaller ice rink uh with like an artificial ice surfacing
could be installed in that location as well. So provides some flexibility for the residents, the public uh within the area to uh to enjoy this space that today is a little underutilized. That provides an overview. The last
image is the same uh image that I had shown um as the the first one just the uh the rendered landscape plan. >> So that provides an overview of the uh the improvements proposed. >> Okay. Thank you. Mr. Carmen, do you by
any chance I didn't see it on the portal. Do you have any images of the existing plan that was approved already just so we can compare >> original design compared to not have um an image of the the previously approved
the previously approved essentially um along the the the light rail we were creating a wall there and burming up that was um difficult with NJ transit. >> Okay.
>> So, but the uses were essentially the same uses proposed. >> Okay. Understood. That's your presentation then. >> That is >> okay. Thank you. Any questions? Anyone? >> Couple just questions. Chairman, um >> the kids play zone, is there any
playground equipment or is it just kind of a area for children to >> There are a few pieces of equipment that are proposed in there, a playhouse as well as a spinning element. Um, we intend to work with uh the daycare that
utilizes it often to finalize the any additional play specification within that area. >> Gotcha. Is this park going to be owned by the developer and open to the public or is this going to be handed over to the city at the conclusion of its construction?
>> I will defer that question. I my understanding is that it's going to be owned by the developer but be a public amenity. >> Excellent. Thank you. um the uh uses that you shared for the kind of that that area are um is a developer kind of committing to doing
some programming? I know you showed a lot of examples of what could be used for. I'm just curious kind of if those uses will happen or or how that materializes. >> This developer does a a lot of uh a lot of events and although there's no
specific plans, I know that Liberty Harbor will utilize this outdoor space to its maximum effect. I'm certain of it. >> Council, is is your microphone on? >> You could just tap tap it somewhere. >> There we go. Okay. We just want to make
sure everybody hears you when it goes live on the internet. All right. >> Okay. >> Now that the microphone's on, that's all my questions. >> Thank you, chairman. >> Thank you, counselor. >> Okay. Anybody else? Any questions? Yeah, I'd like to add the maintenance in the the cleaning up the dog area. Who's
going to be that? Who's going to be responsible for that? The developer. >> The developer. >> Yes. >> Okay. And are there any I'm sorry, Pat, go ahead. You had more. >> Oh, um, are there any restrictions on the hours?
>> I am currently not aware of any. >> It's it's anticipated to be dawn a dawn to dusk amenity. >> Okay. Even though >> except excepting the public plaza area, I mean. >> Okay. So, anything that's not fenced in. Okay. So, there's no lights for the dog run. There's no lights for the
children's playground. >> Tom is the lights that are within the plaza space, like I said, they're multi-headed and we do have them aimed to provide coverage, safe coverage through the um the park space. So, it is illuminated.
Whether it is open at night um or there are specific hours, I'm not sure of that at this point. >> Okay. It just seems um you know during the winter months sun goes down awfully early. >> I I assume uh Mr. Chairman that the the
park will the dog area would be made available to people uh past t test. Yes. >> Mr. Chair, that would be my concern. Yeah. >> Park being open. Not the park, but the dog area being open. >> Yeah, the dog area and the playground for that. >> Yeah, exactly.
>> Um, >> yeah, maybe. >> Tanya, do you have any thoughts? Can we nail down a time possibly? >> Um, we could we could work with them and we could work with the Department of Infrastructure a little bit further and get an idea. I
think ultimately we're going to need a public easement. >> Okay. >> All right. So, uh, >> one more question, chairman. Um, just curious, could you discuss briefly the fence, especially the fence between the light rail and the children and the dog space?
>> Sure. the the fence between the light rail is um a uh it's the the six foot high fence that is along um all sections of the light rail per Jersey City uh per NJ Transit. So it's in keeping with uh
their typical detailing. My understanding is it's sixoot fence. >> Gotcha. And does the bottom go all the way to the ground or is there a space underneath? >> It does go all the way to the ground. So, and the fence that we have along the dog run and within the kids play area,
that's a 48 inch high fence. And we've we acknowledge also that if we need to um add anything in associated with the fence, so if somebody's playing with a ball within the the dog run, it's not rolling outside of that fence area. So, that's something that we're considering
and working through as well. >> Thank you. >> Is there a gap between those two fences? No, the fence that goes along the light rail is that NJ Transit fence and that serves as the barrier at the light rail
as well as the edge of the dog run or the children's play area. >> Understood. Okay. I thought you were saying there was another fence >> inside that. >> Yeah. No, that's the fence. I apologize that is confusing. It's the fence that's essentially on the street side of the dog run or the kids play area. That's
that secondary fence. >> Okay. M chairman, just one other question. I I see based on the image on the screen, the crosswalk at the light rail um I guess doesn't align with the future proposed crosswalk or any modifications to that traffic signal,
the striping or otherwise needed or >> I see I see what you're saying there. It is intended that it is it I think it's a graphic misrepresent misrepresentation related to an aerial
versus the overlaid graphic on there. The sidewalk and the crosswalk would certainly align. >> Dr. So the the the no modifications to the signal equipment or the pavement markings would be required at that light rail crossing. >> No. >> For pedestrians? >> No. >> Excellent. Thank you.
>> All right. Anything else? Anyone? >> All right. Thank you, Mr. Corman. >> Thank you. >> I do. >> Sure. Christopher Bednarsski, BE D A R S KI. >> Mr. Bedarski, good evening. Your license
is current tonight in New? >> Yes, it is. >> Okay. Thank you. You're qualified. >> Thank you very much. Uh I don't have much to to to discuss for the engineering aspect of it. I think Mr. Carman did a great job uh laying out the the the proposed park. Um and actually I
think I'll go back to his his uh exhibit here just as just to talk to the project. Um the Liberty Harbor North uh surrounding park area was designed and constructed as part of the Liberty Harbor North phase 1 project originally
prepared uh way back in two the early 2000s uh which established the roadways and the utilities that were constructed um in the adjacent streets. The the actual location of this is on the block three uh section of the redevelopment
plan and it is designated as a park in the redevelopment plan. Um the park was designed uh with gentle grading uh and drainage inlets which will connect to the existing drainage in the adjacent streets that were also previously constructed as part of the phase one
project. Um as I mentioned there's there's drainage improvements throughout the throughout the park. Um there will be a water service from Liberty View Drive uh for irrigation with a meter pit and for in regards to storm water.
It does have um a direct discharge to the title basin via dedic the dedicated storm sewer. No recharge is required because it's located in the urban redevelopment area and no storm water quality is required because there's no vehicular impervious uh coverage. Um in
regards to my testimony, there's not really much more to add unless people have any any questions regarding the engineering design. >> Okay. Thank you, sir. Um I'm assuming the meter is on the lower right hand side of the park. Yes, it's located right in near this location here. If you
could you see that? >> Okay. And when you say um for watering uh that's for the trees. >> For irrigation for the for the and the trees. Yes. >> Okay. Um and that's got a backflow in that. >> Yes, it does meter as well.
>> RPZ. Yeah. >> Okay. Excellent. Um, as far as electric services, there are electric, you know, we're mentioning all these other uses that are possible. Is there electric available for those uses for a
concert, for a movie screen, for something like that? >> I mean, we we'll work with the electric company to ensure that there's adequate power and if if we needed to add, you know, let's say a transformer or something associated for this work, we could we could certainly do that. >> Okay. But there's no outlets planned at
this point for any any spot in there. >> Um, I would defer to Tom. >> Yeah, he said there there would be some outlets there for, you know, connecting in for the movie screen or for I'm sure people to charge their phones or something like that. >> Okay. All right. Thank you. Anybody
else? Any questions? >> Chairman. Um, sure. And and apologies. I don't not sure if to you or the prior uh speaker. Are there any public trash or recycling receptacles going to be provided? >> Yeah. Yeah, that as typical with most public parks, there would be trash
recepticles provided for this. >> Perfect. And those would be serviced by the applicant. >> Yes. >> Awesome. Thank you. >> All right. Anybody else? >> Yeah, I have another question. Getting back to dog. I'm just thinking about it. the bottom of the fence. Is that going to be anchored in a way that we wouldn't
have to worry about that lifting up for any type of people either crawling out or dogs doing whatever? >> I I think that the typical detail here that is is the standard dog run detail that goes to the ground that that allows it for the dogs not to to get out of the
the enclosure. >> Okay. All right. Thank you, sir. Appreciate it. Council, anything else? >> That's it, Chair. >> All right. Thank you. Is anybody here from the public that wants to comment? Anyone from public? >> Chair see no one from the public. I would like to close the public portion.
>> Okay, public is uh um I'm sorry. Motion is made and seconded. Public is closed. Tanya, do you have anything you want to add? >> No. Um this is part of the requirements for um 50 regent. The approval that
happened um I believe 2012. Uh and part of that approval included the public rights away, the streets and it also included this park. The dog park was allowed to uh be constructed separately and at its own pace whereas the streets
were more connected to the actual application and the timing of the application. Uh the applicant has worked with us in the last couple years ensuring that we have some we have bonds that were provided to us. The only thing that I would ask is that there be a public access agreement that was done
with our law department um prior to any kind of opening. >> Happy to work with the law department on that. >> You satisfied with that, Tanya? >> Yeah. >> Okay. >> All right. Thank you.
>> All right. >> Chairman, >> sure. Would would it be possible to also just kind of ensure that the as you develop the play equipment that that be coordinated with the city as well just for concurrence? >> Of course. We'll make that part of the agreement. >> Thanks. Okay. Thank you, council. >> Chair would like to make a motion to
approve case B205-0227 as presented to the board with staff recommendations and conditions. >> Okay. Motion is made and seconded for approval with conditions. >> Acting vice chair Gungardin. Yeah, I must say it's um very thoughtfully designed and it would be a great benefit
to the community and the residents. I >> Commissioner Wick >> I, >> Commissioner Stamato. >> I love the whole concept of this park and um I vote I >> Commissioner Kaplan. >> Yeah, great amenity to the community. Thank you. I >> Commissioner Patel.
>> I chairman Langston. >> I motion carries. All in favor with conditions. >> Okay. Thank you, council. >> Thank you. Let's move on to item 10 is case P2024-000064 is a preliminary and final major site plan addresses being 103 105 and 107
Monttoello Avenue. Good evening council. >> Good evening chairman and commissioners. Eugene Okonnell appearing for the applicant. >> Gene, is that mic on again? I think that's off again. >> Good evening chairman and commissioners. Eugene Okonnell appearing for the applicant and the owner. Um this is an
application on the corner of Monteel and Brinkerhoff. It's uh there's some dilapitated buildings are now going to be demolished and this new building will be erected at this site. It is a notice case and I have notices. >> Perfect. Thank you, Council.
I'll review the notice. It appears to be in order. >> Okay. Thank you, council. So, we'll mark notice A1. >> Um, I have one witness, Jeffrey Lewis. Before I start with Jeffrey, we did meet with the uh Jackson Hill community and the councilman Michael Griffin. Uh at
that meeting, the uh committee community asked for some affordable units. We were we were able to do that. We've registered the two units with GG and division of affordable housing and as an addition there are three commercial establishments and um one of the commercial
uh retail stores will be rented for five years at 75% of market rent. So with that uh on the record I now ask Jeffrey Lewis to present our drawings. >> Great. Thank you councel. >> Hey Mike
tonight the truth the whole truth. Yes, I do. >> Uh Jeffrey Lewis. J E FF R E Y L E W I S. Mr. Lewis, good evening. Uh your license is in good standing tonight. >> Yes, sir. >> All right. Thank you. You're qualified. >> Thank you. Okay. So, uh 103 Monttoello
Avenue. We're at the corner of Monttoello Avenue and Brinkerhoff Street. Uh what we're doing here is we're combining three uh three lots into one oversized lot. It's a total of 6,951 square ft. Of these current three lots, two of them are vacant. The third has a
three-story building which will be demolished. Uh and we're proposing to replace all that with a new five-story mixeduse building. Uh that building is going to have commercial space on the ground floor facing Monttoello Avenue. It's also going to have a 21 uh car parking garage which is accessed from
Brinkerhoff Street. And then on the floors above, 2nd through the 5th, we're going to have 36 total apartments. Uh those apartments break down as 28 one-bedroom apartments that average 475 ft², four two-bedroom apartments that average 731 ft, and four three-bedroom
apartments which average 92 ft. Uh we're looking at the site plan here, so I want to jump into that. Uh we are proposing new concrete curbs on the property, including a new curb extension into Monttoello Avenue. Um that includes uh new ADA curb cuts, new crosswalks, as
well as the new curbs. Um, we're also proposing new concrete sidewalks, two new street trees, as well as two existing street trees, which will remain for four total. Uh, we're also proposing one new 10-ft curb cut off of Brinkerhoff Avenue, excuse me,
Brinkerhoff Street here, which is provides access to our parking area. Uh, the building itself going onto the site is built on three property lines, both fronts and one at the side. And then the fourth side of the building, uh we have a rear yard area as well as a
side walkway which leads uh from the building out to Brinkerhoff Avenue Brinkerhoff Street. Sorry. So we are providing an auto stacking parking system here. That's why that's how on such a small site we're allowed we're able to get uh
21 parking spaces. It's three levels high, three cars wide, and we're providing two of them. Uh each of them have nine spaces. Eight of them are parking spaces. The ninth is the space that you park your car in, and then it juggles it around to where it needs to go. So there are a total of 16 in uh
these systems here. Uh here we're showing the seller plan. We're going to start in our seller. Um so there are six cars in the seller. Um, so the main level of that parking system that I just noted is on the first floor and we store six cars below and then six
cars above. So in the base in the cellar level, we have storage for six vehicles. At the front here, we have a basement area which will be used for mechanicals uh and meters. And then we have both stairs and the elevator as well as what
was a lobby above. And down here will just be used for storage basically. Uh moving on to the first floor. I'm going to stick with that parking. So we have a 10- foot uh wide garage door as well as a pedestrian entry door directly to the garage. Uh and you can see on the
left uh these circled areas are where we have those two uh automated parking systems. These two spaces that were shown as empty will always be empty. Those are for loading and unloading. You park your car in there and then the system juggles your car around to where it needs to go. Um and it's the same in
reverse when you need to get your car out. Uh, additionally we have five parking spaces besides uh the um parking system. All five of these spaces are EV parking spaces. We have EV chargers. Uh two of them are handicap spaces. Also these
first two spaces are dedicated to the commercial spaces. Um so moving out of the parking area, we have these three commercial spaces in the front. Uh they're a total of 1,12
ft. The two larger ones are a little more than 400 square feet and then there's a smaller one that's a little more than 200 square f feet, but there's some wiggle room here. We can adjust them as needed. Um our main building entry is at the
bottom of the drawing. Uh it's also from Monteello Avenue leads to this large lobby where we have u our stair, our elevator, as well as our bicycle parking. Uh this is parking for 18 bicycles. And then at the end of the hall, we have our trash and recycling
room, which has a door again directly to the outside and down this uh walkway to the street. And then we also have our second staircase. And then of course there is also doors from the garage into that lobby. Uh moving on to the second floor. This
is a typical floor. All f all all four of the um residential floor plans are exactly the same. Um all the apartments in the building are ADA adaptable. They all have washerd dryers in the unit, ducted furnaces for heat and air conditioning. There are nine apartments on each of these floors. Seven of them
are one-bedroom apartments. Uh there's one three-bedroom apartment that's located here at the top left corner of the property. It's a three-bedroom, two bath apartment. And then there's one two-bedroom apartment and that's at the other corner at the corner of Monteello and Brinkerhoff.
And again, two stairs, elevator with a common hallway combining them. The building also has a roof deck. Um, this is served by both stairs and the elevator. There's also a small uh small rooftop lobby uh for the elevator
and for stair number two. Uh the roof deck itself is 1,753 square feet and it is set back from both of the street frontages. Um we have a condenser area located at the back of the building where all of our mechanical units will be located.
And then we have two large sections of green roof area. Uh they total 1,738 square ft. Uh moving on to our building elevations. This is the Monttoello Avenue elevation. Uh starting at the ground floor, the
main finish is a blue gray brick. Um we have black storefront windows that have these black infill panels and wood doors. And you could see an example of that in the center here with the black black and the wood doors. Uh above that, we have a two-foot uh
metal wrapped awning which separates the ground floor from the floors above. And then on the main finish for the floors above is a um cobblestone colored fiber cement siding. Again we have same black frame windows. At the top of the building we have modern modern cornis
which is wrapped in fiber cement panels in two colors. This gray as well as the arctic white. Um and then on our bulkhead we have a brick finish which will match the brick finish on the ground floor. Moving on to Brinkerhoff Street. Again,
we're carrying all those same um finishes all the way around. Uh the only real thing that's different here is we have that garage door. And the garage door is going to be a solid door, which we painted uh the same color as our storefront. So, it would be a dark black.
This next elevation is our side elevation. This is the uh elevation where the walkway is. So the right side I guess um what's different here? We have generally the same finishes up on above. The main difference here is the ground floor where instead of brick we're going
to have a smooth stucco finish finish which will be painted a color to match that brick. Um also we do have these double doors in the back which is which are the doors from the trash room out to the exterior. And then here we have the other side of
the building. Uh it's basically the same the same finishes as we had on the previous elevation. And I just wanted to note that we do have a three-foot setback in the middle of the building so that these windows are all in a window well. And then lastly, we do have a rendering.
Oh, no. I'm sorry. We have some close-ups of the lower levels just to get a better idea of what these ground floors would look like. Um, that concludes my presentation. I can answer any questions you might have. >> All right. Thank you, Mr. Los. Go ahead with >> I just have two questions. Um, the
affordable I believe I heard affordable units, two affordable units. >> Yes, that's correct. >> And where are they located? >> Uh, one's on the second floor, one's on the third floor. They're both one-bedroom units. Um um one is a at moderate rent and that
the rent for that unit would be $1,614. >> The other is at low and the rent for that would be $1,256. >> And the amenities would be the same as the other apartments. Yes, of course. >> Okay. On the um garage for pedestrian,
is there going to be any alarm system or any flashing lights or something? >> Yeah, we'll have Yes, we would have the pedestrian alert system at the garage door. >> Okay. Thank you. >> All right. Thanks, Via. You only got two of my questions. Thank you.
>> Okay, Mr. Lewis, uh if you could take us up to the roof plan, please. Okay, let's talk uh mechanical screening. What do you have up there? >> Uh, sure. We do have uh screening around the entire
um this entire group. I think we have a photo a picture of it right here. Let me just zoom in. Here we go. So, it's an it's an aluminum screen that's about uh Oh, I didn't bring my glasses. I'm sure it's three three to three and a half feet tall.
>> Yeah, the height says 8 ft, but there's also >> the vertical supports are 3 foot by 3 foot. So, it would be 3 feet tall. >> What's the text underneath? >> Oh, >> Jeff, >> the height it says 8 feet, but that's not correct. I'm sorry. So that should
be amended. >> We'll we'll fix that. That would be a three- foot tall screen. >> Okay. >> Okay. And that runs the entire length, correct? >> It wraps around the entire section. Yes. >> Okay. Um as far as any fencing for the
roof deck, is there anything on the edge of the building? >> The edge of the building has a parapit that's four feet tall. >> Okay. Um just enough to put a uh a drink on it. Sounds like >> Well, well, we do have also we have um a
lower fence which is separating the roof deck from the outside. So, people wouldn't be walking outside of this roof deck area. >> Okay, gotcha. Um I think that was it for me. Oh. Um,
the I'm fascinated by the puzzle parking. I love it. >> Um, so you mentioned there's a loading spot. Yes. >> Now, that loading spot is just to pull your car in. You're referring to it as a loading spot, correct? >> Yes, that's right. >> Okay. So you're not pulling into that
spot, unloading your groceries, and then letting the I can't tell people how to do that, but basically what happens is you put your car in that space, get out of your car, and then you have to go to the keypad
and tell the tell the machine where to put your car, and it will move it there. So it doesn't move your car until you tell it to move your car. >> Okay. >> I would expect people to take their stuff out first because it's a little it's kind of tight. It is just a parking space. >> Sure. Um, but again, I can't make them.
>> I I'm just, you know, I'm just >> No, you want to know how it works. I get it. >> Well, no, I know how it works, but I I'm I just wanted to hear that it's not, you know, a specific loading spot. That's >> right. It's not a loading zone, right? Correct. >> Okay. Um,
yeah, that's it for me. I have no other questions. Anybody else? >> Couple just quick questions. chairman. Um I believe they're labeled units uh B and C, but the unit's facing kind of between the stairwells. Could you just kind of provide a little bit of commentary um about kind of the natural
light and you know is that a light well? What's next door? How >> So we do have a three-foot light well here. Um actually next door to us is an empty lot. So there would be right now there would be lots of light coming in there. >> How far away is the the property boundary in case that lot were to be
developed? I think I think we stepped back about 4T was what would be required. >> Okay. >> Uh it's Yeah, we we followed the building code and the building code tells you how deep it needs to be depending on the height of the building. >> Gotcha. And you believe there's sufficient light can Yes. >> get to those units. Excellent. >> Um one question for you on the bike
parking in the lobby? >> Yes. >> Um is that going to be screened in any way or is that just going to kind of be open within the lobby space? >> It was planned to be open. We were showing the detail here in the corner of the stacked system that we're using. Um I could zoom in on that as well.
Thank you. >> Yeah, of course. So, they kind of stack. They'd be side to side stacked into there. >> There's two levels. Um, so I think it would probably be open. >> Okay. >> You can see it does have a little bit of
a boundary built into it here. Gotcha. And And is there a way to uh lock the bike to that bike structure? >> Yes, you can see this bike here is locked. Excellent. Thank you.
>> Um, one question I guess regarding the, uh, bumpout on the corner that you're installing. Um, I'm just reviewing the traffic uh, transportation memo, and I believe they kind of made a request in that memo to extend the bumpout onto the Brinkerhoff as well um, in addition to
um, the Monaceel side. Was that something that you guys considered or >> we're going to comply with the traffic memo? Yeah, I think we must have misunderstood the comment. I was under the impression it was just supposed to be on the Monttoello side, but we would we our intent was to comply with that. So, we could extend that out to
Brinkerhoff as well. >> Okay, perfect. That would be uh appreciated. Um All right. Um is there any restrictions to the height and width of cars that uh would be
utilized in the puzzler system? >> There's definitely a height restriction. Um it fits generally everything from what I understand except like the largest largest trucks. I think if you look in the um in the provided draw even just in the
provided detail they show a much larger some larger vehicles in the bottom you can see they're showing almost vans down here. So I don't know the exact size but there are I'm there are certainly size limitations but it fits most cars.
>> Okay, great. Um, all right. And then, um, and and I apologize if this was suggested. I'm just reading the memo. Uh, continuous planted strip is not suitable. Instead, uh, extended tree pits and or ray gardens, uh, for storm water retention.
I'm assuming that's for outside on the sidewalk. >> Sure. I mean, we do I I don't think I mentioned this. We do have a storm water uh detention system beneath our parking area. Um, but we will our tree pits are obviously going to comply with the city standards. >> Perfect. Thank you so much. >> You're welcome.
Andy, are you okay with the bikes being out in the open? Uh, >> I mean, I think it's an aesthetic question. I I don't know that I'm the most aesthetically uh minded one, so I'll defer to others on the board if they think it should be screened, but it's their property that they're renting. So, if they
>> I I love it. It's a building I'd want to live in having bikes in the lobby out in the open like that. So, yeah. >> Yeah. I have no issue with it. I'm >> I think you're in love with the parking. I think you're very you find that very intriguing. >> I I want to just go visit the site and
watch the parking. It's screened, right? You can't see the cars moving around. >> And it's screened, but you'll you'll see them. You'll see them move. >> I love it. >> Is there a I guess some sort of separation from the mechanics of that parking system and outside of the the
spot which the pedestrian? >> There is. Like I said, there is a screen in front of it to separate everything, >> but it isn't solid. You can see through. >> Okay. Well, we'll excited for a visit once it's built. >> All right. >> Most definitely. >> Want to be able to play with the buttons? >> Yeah.
>> Okay. Any any other questions? Anyone for Mr. Lewis? >> No. >> Okay. Thank you. >> All right. Thank you. Is it Is there anybody here from public that wants to comment on this application? Anyone from public? >> Chair see no one from public. I would like to close the public portion.
>> Okay. Motion is made and seconded. Public is closed. Matt, you're handling this? >> Yep. You're the only one left on this, huh? Everybody, >> that's right on the agenda. >> Don't remind me. Um, this is a preliminary and final major site plan without variances
uh in the Jackson Hill redevelopment plan. The applicant has put on the record that they're going to be uh adding two affordable units to the project uh despite not being required. Just an added recommendation regarding that. We just recommend that you comply
with chapter 188 of the municipal ordinance which controls the uh compliance and uh administration of affordable units in the city. Uh other than that we have standard uh re recommended conditions in
the staff memo dated November 19th 2025. Um, I believe that they did some revisions to date for the transportation uh memo and put on the record that they will be uh further complying. Staff
recommends that they also comply with the other review agent comments and overall staff recommends approval. >> All right. Thank you. >> Yeah. >> And we'll comply with the staff memo. >> Okay. Thank you, council. Um, one more question actually. So, the the affordable units are
regulated. Uh, how about the retail space at 75%. >> That's a good question. I thought may put in the resolution and I'll record it in the register's office. >> Matt, you're okay with that? >> Yes. >> Okay. And that's for five years. >> Five years at 75% of market.
>> Okay. All right. Thank you. And that's based on uh square footage in the area or citywide? What is that 75% based on market? >> It' be in the area. >> Okay. >> Of Montell Avenue. >> Okay. So we could put that in the resolution as well. >> Sure.
>> All right. Thank you, council. >> Chair, I'd like to make a motion to approve case P204-000064 is presented to the board with staff recommendations and conditions. >> Second it. >> Okay, we have a motion and a second for approval with conditions. >> Acting Vice Chair Gangan.
>> Yeah, I appreciate very much the affordable units and the um market rent for the commercial space for the 5 years. Um, this is a great addition to the neighborhood. So, my vote is I. >> Commissioner Wick, >> I. >> Commissioner Stamato
>> I. >> Commissioner Kaplan. >> I uh applaud kind of the innovation put into this proposal and the the thoughtfulness behind it and thank you for that. Uh, and I also vote I. >> Commissioner Patel. >> Hi. >> And Chairman Lingston. >> Yeah, I agree. Uh, I appreciate the
affordable units. That's uh great to hear that that just came out of a community meeting. Uh the 75% on the rent for the retail space is great. Um and again, I love the parking situation.
Uh Matt, remember way back when there were no stackables in the city. We've come a long way, huh? >> Okay. So, uh my vote is I. Thank you. Appreciate it. It's a great project. >> Appreciate it. >> Motion carries. All in favor. >> All right. Thank you. So, let's move on
to item 11 is a preliminary and final major site plan with variances uh for NJSH Route 440 and a uh I'm sorry 8 NJSH Route 185.
>> Good evening again, Chairman Langston, Commissioners, Donald Pepe from Scrinsy Hollandbeck on behalf of the applicant. So, uh, this is an existing site that you may have recalled was formerly occupied by some petroleum storage tanks. Happy to say that that
remediation is well underway. It's been approved by the um by the LSRP and it's being implemented. We expect it to be done this year. The property is located on somewhat of an island between 440 and 185. So, it's quite an isolated piece of
property. It's in the port industrial zone and we are proposing construction of a terminal facility for rail truck and whale warehouse transportation. The application the property has a little bit of a history. We received a zoning board approval for a warehouse in
2022 that was never able to be implemented for financial reasons. In 2023, we came before this board and got an approval for a very similar application, a very similar terminal facility application. Uh a a user was ultimately identified
which is really triggering our need to come back here now. So we are seeking preliminary and final site plan approval, but it's very similar to the site plan that was originally approved. Uh the only variance we need this evening is with respect to an existing chain link fence which would
otherwise be prohibited. I have three witnesses here. I would leave it to the board's discretion whether you want to hear from all of them. But the first one is a civil. I have our planner and I have a traffic consultant. So with no further ado, I will call up our civil
engineer take you through the plan. >> Council, do you have notice? >> Oh, I'm sorry. Absolutely, Patrick. grab it out of the file. >> It was submitted on Tyler, but yes, this was a notice application and I'll pull the package out. >> Okay. Thank you.
>> Sorry. I uh my son recently bought a car from Carvana and we used the uh the pest dispenser. It was really cool. Thank you. >> Is it a C USBC?
>> No, it's a regular USB. It's a rectangle. >> Let me see. >> Okay. >> Oh, yeah. Okay. All right. Thank you, council. So, we'll mark notice A1. >> Just give me a second.
>> Yeah, no problem. testimony you give tonight is going to be the truth, the whole truth and nothing but the truth. >> I do. >> For the record, can you state your name? >> Name is Robert Kco. CE and Charlie O L U C and Charlie. C's and Charlie O. Principal with Dynamic Engineering Consultants.
>> Robert, your license is current. >> Yes, and in good standing. >> You're a licensed civil engineer? >> Yes. >> You've appeared before this board? >> Uh, I have not appeared before this board, but I have appeared before various other boards in the state. >> Chairman. >> Okay. And that license is in the state of New Jersey. Correct. >> Correct.
>> Okay. Thank you. You're qualified. >> Uh yeah. Why don't you uh take the board through what we're proposing? >> Uh sure. First, I'll take the board through the existing conditions. Um Mr. Pepe noted. Um was formerly a tank farm. As you can see on this uh aerial
exhibit, uh the site is outlined in yellow in the center of the page. It consists of approximately 16.08 acres. Um those tanks have since been removed in contemplation for this project. You can see um from the dirt patches and the
aerial image there. Route 440 runs along the property frontage in a north south direction. Access to the site is provided via one right in right out driveway to Route 440. This driveway was constructed in
accordance with an approved NJ DOT major access permit. And in addition to the driveway, uh there is an existing gate in the center of the aisle as well. Then I can move on to proposed conditions. Um this is a site plan
rendering. It's dated February 10th, 2026. It's basically a colorized combined version of the site and landscape plans that were submitted with the subject application. Again, uh north points to the top right of the page. As Mr. Pepe noted, the site is located
within the city's port industrial zone and the proposed use consists of a terminal facility for rail, truck, and waterborne transportation, including storage and containerization of shipping containers, which is permitted in the PI zone. Uh in addition to the use, the site is compliant with all uh bulk
requirements including maximum lot coverage and access to the site is going to remain um at that driveway that was previously constructed. Um that driveway was constructed in accordance with the major access permit
which was for the warehouse use. Uh this terminal facility use is a uh a lesser operating site from a trip generation perspective. Uh so we don't anticipate that there will be any adverse impacts uh from a traffic or DOT permitting associated with the change.
To provide identification for both the site and the driveway, there is a proposed freestanding sign located on the north side of the driveway. Um and that sign is compliant with all area, height, and setback requirements of the city code.
Uh, as I noted before, there is an existing gate that was installed as part of the driveway improvements that is located in the center of the aisle here. So, as trucks come through, they'll stop at the gate. Uh, there's also a guard trailer that's located just north of the gate. It's on the ingress side of the
drive aisle. Uh adjacent to the guard trailer uh there is a parking space specifically for the guard trailer technically for this use as there is no building on site uh no parking is required. Um but again a space is provided for the guard trailer itself.
As vehicles enter the site and get past the gate uh there is full two-way circulation around the site where they can uh stage at any of the uh storage areas. The storage areas are denoted by the striping located uh in the western portion of the site in the rear, the
center, and the front along route 440. Beneath the rear and the center uh storage areas are two proposed pvious pavement basins. As the proposed improvements result in disturbance greater than one acre, the site is considered a major development. The
basins have been designed in accordance with the major development storm water quantity requirements and quality requirements of both NJAC78 and the DOT. Any runoff that is generated by the storage areas uh will be routed. It'll
sheet flow over grade and collected by the pvious pavement system where it'll be infiltrated into the storage area which is below grade and ultimately discharged to the DOT systems same as it does today. In order to provide adequate lighting
for the site, there are various polemounted fixtures. They're scattered around the outskirts of the paved storage areas. And also, there are five light poles proposed within the center. And that lighting will provide adequate lighting both from an operations and
from a safety perspective. In addition, um there is a robust landscaping plan. Um primarily the landscape is landscaping is provided along route 440 and those trees are provided to buffer the site. Also city
code requires one tree per 25 linear feet of site frontage which results in 58 required trees whereas 59 are proposed. In addition to the plantings along the frontage, uh as you can see there's also plantings on either side of the access aisle coming into the site.
Again, that's to provide an additional buffer from vehicles that are uh traversing down uh Route 440. In total, combined with the site frontage trees and those driveways on the side there, there are 93 trees proposed as part of this application.
And then to close my testimony, I'll just note as Mr. Pepe noted, we are requesting one deviation from the code. Uh it is for that chain link fence. There's existing chain link fence that runs along the property frontage. Uh the applicant is proposing um to repair the
existing fence and then infill in the gaps where it may be missing. Uh that's primarily from a safety perspective. What I will note is that the fence is going to be designed so it's not the prominent feature along the frontage. Uh it's going to be set back um where the
landscaping uh is the prominent feature and it'll blend into the background. Um, fences along Route 40, specifically Chain Link, are are pretty common. Uh, in my professional opinion, there's no negative criteria in terms of detriment
to the general welfare of the public for the fence. Um, as I just stated, you know, they're pretty common around Route 440. And the site, as you can see, is surrounded primarily by right ofways. You've got Route 440 on the front. You've got the turnpike extensions along
the sides. And then you have the rail in the rear. And then beyond that, you have the Turnpike toll booth plaza. So, it's separated from residential neighborhoods. Um the uses that are past the roads are all similar industrial uses. Um so, we don't believe that
there's any adverse impacts or detriment to the city codes as part of the fence. Robert, just point a couple of points of clarification. That security trailer that's all self-contained, correct? >> Correct. >> And when we talk about a terminal
facility for rail, truck and waterborne transportation, we're talking about storage of things like cars or construction materials as well. >> Yes. >> No further questions. >> Okay. Thank you, council. Um, so to just
follow up on that last question, any of the material in there is, so if it's construction material, it's on a trailer of some sort that can be pulled in and out or is it just stored in a a space?
yard. >> It could be both, but it it needs to be of the ability to store it on the yard ground. >> Okay. All right. Understood. Um, are containers taken off the rail line there as well? >> No,
>> there's no access for that. Correct. >> No, not at this time. There there used to be as part of the prior approvals, but that's since been removed. >> Okay, that's being removed. All right. Um the entire site is the um pvious asphalt. >> Not the entire site. Uh you have the
bulk of the rear and the center. The front is all your typical um heavy duty pavement for this type of operation. >> Okay. And just to be clear, that chain link fence sits behind the landscaping. Correct. >> Correct.
>> Okay. There's no barb wire on the top. It's just chain link right to the top and that's it. >> Just chain link. No bar. >> Okay. All right. Those are my only questions. Anybody else? >> Can you just clarify what is the code requiring in terms of the fencing that you're seeking a variance from?
>> That there's no chain link permitted. >> Gotcha. So, it would require different material for the fencing. Fencing is permitted, but the chain link material is the variance. >> Correct. That's my understanding. >> Okay. Appreciate that. >> Anybody else? >> No.
>> A couple other just quick questions. Um, is there any sort of you have a guard trailer is that intended to be staffed 24/7 or what's the intended kind of operation with that? >> It's intended to be 24/7 >> or when the facility is open 24/7. >> Gotcha. Is there any sort of restroom or
portaotty provided for that guard in the trailer? >> Yes, it would be self-contained in the trailer. Yes. >> Excellent. Um, I noted in the uh staff memo from the MUA. Um, just two questions from them. one uh is the proposed fire hydrant layout
acceptable uh to the fire department? >> We're working through that with the fire department and the MUA. >> Gotcha. So, is that that that could be a condition to resolve that? >> Absolutely. >> Yes. >> Gotcha. Um and then have you coordinated all with the turnpike authority in terms of easements for their upcoming construction project adjacent to the property?
>> Yes, we have. That's also in process. We're uh we're waiting on one more review from their office. >> Awesome. Um and then the last question is do you kind of have an understanding of of from the the trucks and traffic routing? Um obviously this is a unique driveway location um are they coming
from the port you know or are they coming from the turnpike from 440 or it varies? >> Uh I would say typically 440 um that's where the access is from. There's also a deceleration lane that was added as part
of the DOT approval in this area. Um, so it would come from 440. There's no other access um from 18, no direct access from 185 that they could get to the site. It has to come from this one uh roof. >> Where I think the question was where do you believe the traffic would be
originating from >> uh that I would have to defer. >> Yeah. So, so for to to clarify the question, you know, certainly the I believe site access DOT approved it there very particular um but you know access to reach this ramp from for
example Port Jersey um would require the vehicles to kind of do a pretty loop-de-loop down through um what is that through Avenue C and Bayon or Jersey City right on the border there on 440 and then kind of make the U-turn back. So that was really I guess my my question. You know, I know there isn't a
significant amount of traffic based on your driveway direct per, you know, but if all those vehicles were being routed in a certain way. The question would be if there was an act impact, but um I don't know if we know where they're coming from or what that impact would be.
>> I know there was a a traffic study that was submitted with the original application. >> Our traffic consultant is here. I was going to ask if you'd like me to bring him up when we finished if you know. >> Okay. I I can defer that question then. Yeah, of course. Yeah, please. >> Thank you.
>> Okay. Anything else on civil? >> Okay. Thank you, sir. >> I'd like to uh Mr. Donnie. >> No worries. >> Good evening. >> The truth, the whole truth, and nothing but the truth.
>> Yes, I do. >> Can you state your name? >> Sure. Patrick Downey DNY. >> Thank you. >> Patrick, you're a traffic engineer. >> That's correct. >> You are licensed in the state of New Jersey. >> Yes, I am, as well as several other states. >> Your license is current. >> It is. >> Okay. Thank you. Your call.
>> Thank you very much. >> Uh, I think you could really start with the commissioner's question. Do we have a sense from your traffic study as to where the traffic is originating from? >> Sure. So, there was a little bit larger of a traffic study prepared for the original warehouse development um that also included truck traffic and just a higher total volume of traffic um for
this because it's a reduction. We didn't drill into the specifics and I think it's largely going to be driven by the customer base that the end user ends up bringing in. So, I don't know that we can say with certainty, but uh DOT did review just the general accessibility of trucks throughout the region as part of their review of the access permit and this is the only place uh that they
required improvements for the deceleration lane for the site access. So I to answer your question, I don't know that we can really say, but it's an access from the adjacent highway system that does accommodate trucks today. >> I have a question. >> How many trailers a day do you expect to
come in and out of this site? >> So per day, let me pull this up. Um, in terms of peak hour trip generation, it's a pretty significant reduction from the previous warehouse, but I do have daily trip generation here for you.
Sorry, I've got too many things here. So, we're looking at total daily trip generation in the neighborhood of 400 trips per day. Um, certainly the majority of that's going to be associated with this trucking use. So, 400 trips and that's in and out trips total. >> So, 200 in roughly 200 out, correct?
>> Right. It depends on the length of the stay too. It could be, you know, more ins than outs or what have you, but yes. And again the materials coming in and going out are roughly what >> the materials with >> same material coming in is going out. Is that how you're working >> within the trucks? Uh yes. Is not being loaded unloaded.
>> Sort of like a trailer transfer type of deal. >> Right. It's really storage or parking that type of use. >> And this is all the trailers going out um which again are loaded are going where? To the port. Is that what this is about? Again, I think the end
destinations or the origins of this is a bit beyond the scope of what we as kind of the engineers for the site can determine. Um, it's really going to be driven by the end users and the customer base. >> What was the uh peak hour or the highest hour of truck that you anticipate? >> Sure. So peak hour trip generation is
125 total trips of that. Um, so that's in the morning peak hour. That's using the DOT uh haptics for truck terminal based on the acreage of the site. Is that the peak hour for this facility or the peak hour for the overall network? >> Uh for this facility. >> Gotcha. So you said I'm sorry 120
>> 125 trips total. That's based on the house rates. >> Half of that in and half of that out. >> Uh roughly you know unless there's some sort of daily in-out distribution of the course but roughly. Yes. >> Gotcha. And I mean 75 trucks these are tractor trailer right because this is a trailer parking facility.
>> Yeah. By and large. I mean it certainly could accommodate smaller vehicles but it's designed to accommodate the largest >> of course. Um, so I guess my question is, look, I'm going to make an assumption just to illustrate the question. >> Um, but let's just say there are 75 vehicles originating from the port,
going to your site, and then being late or sent to wherever they may go. >> Um, the how what is there direct roadway access to this facility and this ramp from the port or would they need to be routed?
What would that routing kind of look like if >> we haven't personally reviewed the overall network to that level of degree for this use given it's a reduction from the previous and it's already coming from the state highway system. Um we could certainly get you the answer but I don't have it for you at the moment. I'm sorry. >> Gotcha. Yeah, I know. I just U-turns are challenging on the state highway system
and 75 trucks an hour, you know, put into a traffic signal when it didn't previously exist. Um I know there's a lot of assumptions in that statement, but certainly that can modify the level of service on at the traffic signals required for those trucks to access the site depending on their origin. >> Sure. Yeah. And I I can't say certainly
a larger percentage than the warehouse is trucks now than the previous warehouse approval, but the total trip generation that DOT made us use for that approval was double to quadruple what this generates in totality. So as part of that review of off-site traffic impacts, I think we're still comfortable
it's less than that. And that's how um we anticipate DOT is going to review it in the review of our currently submitted letter of no interest for this change of use that we've submitted. >> Gotcha. Could you help just educate me that prior review which this is less significant than of did that consider those off-site impacts on on those routes?
>> It looked at off-site intersections. Um I don't know the exact list of intersections it reviewed. Uh but it did go beyond the scope of just this driveway intersection. >> Gotcha. So this question was answered for the prior site application and and deemed satisfactory and then this is less of an impact. >> That's my understanding. Yes.
>> Okay. I appreciate that answer. Thank you, >> Patrick. Just to put a little finer point on that, if the DOT determined that this use would trigger some failures at intersections, they would have required intersection improvements. Correct. >> Yeah, that would be typical. And they can require improvements for capacity
reasons or for geometric improvements if they think it's a, you know, truck turning issue. Okay. Thank you. >> I have a question. >> Sure. Go ahead, Matt. >> Um, so there was mention of storage of vehicles and materials. Can you just uh confirm whether or not this could be
considered a junkyard for scrap materials for unregistered vehicles impound or is it for unsold vehicles or >> make sure? >> Okay. >> I think the answer is absolutely >> is Yeah, the planner has a specific list prepared, but no, they these would be
new materials. >> Council, can we get that answer on the microphone? >> Yes. Uh, our planner is prepared to testify as to a list of uses that's more comprehensive than what I supplied, but these are new materials. >> Okay, understood. Thank you. And what about the vehicles?
>> And um I'm not certain if they're new or owned vehicles, but they are certainly not junk vehicles and they are certainly >> Is it an impound? >> Sorry. Will will it be used as an inbound a towyard >> towyard?
>> No, there's no intention to use it as a toward. We'd come back if we wanted to. >> Okay. >> Regular trailers or sealand type cont uh containers? >> I'm assuming both. >> Okay.
Interesting. >> Okay. Anybody else? Just is there any going to be lifting or changing of of containers or is it really just like you said containers on a on a trailer and that's where it is? There's no cranes or anything operating like that. That
correct? >> There could be stacking which I think is typically carried out by a like a large forklift. >> A forklift. Okay. Gotcha. So you may be removing them from the the trailer bed, stacking and then restoring them to that. Do you have a specific area in the plan for that operation or is it just
kind of done throughout where it's needed? >> I I don't I mean we could check back with Robert but >> it's done throughout. So the pavement um has been designed to fit either of the uses.
>> Gotcha. Thank you. >> And again, this is all new type of materials coming in and going out. Correct. >> Yes. And again, you'll have more on that from our planner. >> Okay. Good. Um, council, I know this is completely the wrong time. Can we talk about the
remediation also? >> Sure. What would you like to know? >> Okay. So, it's in progress. Correct. >> Yes. There's a remedial action work plan that's been approved. It's been implemented. Uh, I think the uh soils have been addressed and uh there's just continuing groundwater monitoring,
attenuation. >> Okay. So, >> before you get permits to build this, >> who signs off on it? State uh EPA. You know, when you're doing remediation under state law now, it's a licensed site remediation, LSRP, licensed site
remediation professional. They're licensed by the D to supervise and carry out the remediation. They report to the D. Den subsequently reviews their report and just kind of rubber stamps it if you will. >> Okay. Okay. Understood.
Uh, anybody else on traffic? >> All right. Thank you, sir. So, I'd like to uh bring up our planner to answer some of the open questions. >> At least I can say I don't know. I don't know these guys. >> That's all right.
>> Yeah, you can leave it up. It's fine. I'll just hold it. figure it out. Good evening. >> Good evening. >> Before I drop my computer, >> tonight's gonna be the truth, the whole truth, and nothing but the truth. >> I do.
>> Yes. Joseph Speron. S P A R O N E. I'm a director uh with Dynamic Engineering located in Chester, New Jersey. >> Mr. Spone, you're a licensed professional planner. >> Licensed professional planner in the state of New Jersey and I have testified before this board previously.
>> Thank you, sir. you're qualified. >> Thank you. So, why don't you start with the questions that were asked as to the uses? >> Yeah. So, well, I'll tie them both together. So, the the the variance being the chain link fence, you know, being permitted in the front yard. So, the planning rationale from a planning
perspective. This is very fitting and appropriate for an industrial type project like this, especially in the area that was previously described where it's surrounded by, you know, basically highways and railroad. Um the the fence of this nature is pretty typical in that area. and for industrial use of this the
use which I know there's questions being asked um the use as a terminal facility um which is permitted in the PI port industrial district I'm going to read the list um and I think this will answer the question but the proposed storage spaces are marked and arranged in a
manner provide storage space for shipping containers truck uh and trailer storage contractor storage of building materials other machinery and materials and uses that are incidental to terminal facilities for rail, truck and
waterborne transportation. Um the use uh itself that's listed uh in the zoning ordinance um is actually that terminal facility for rail, truck and waterborne transportation including storage and
containerization facilities. So um it's pretty general uh but you know the idea the idea being was to to make the site versatile. That's why actually we're back in uh for the well it's a new application. Um the previous application
uh if the board recalls was for a containerization facility where it would have been stack containers. The idea is to keep that um but you know as you can see here the latest uh iteration it's it's mainly set up for as I described uh where you have marked and you know
arranged storage spaces um that can accommodate uh a wide variety uh of materials um as I listed. Um, another portion of that could be autos, but they would be new and not personally owned autos. That would be for um, again, this
is for resale, wholesale, not happening here, but you know, as part of the transportation uh, in the modes that I talked about, whether it be rail truck or waterborne transportation in the region >> and absolutely no recycling or similar processing.
>> Correct. No recycling, not a junkyard. um will not be um I think impound yard was was mentioned that that is not that is not the the nature of the business. The nature of the business is um bringing in material you know transferring trailers and then bringing
them back out you know to their final destination. >> No solid waste, no demolition, any of that stuff? >> No. Nope. Could could you just confirm any loading of trailers with automobiles would be done within the property, not adjacent or on the streets?
>> Any any activities that I just mentioned that would be wholly within the property. It's designed to be self-contained. >> Perfect. >> And and that goes back into the rationale uh for the chain link fence. You know, the main reason for that fence is security, safety, um and you know, to
to basically make it so that it's self-contained so you don't get um illegal entry. Are any of the containers stacked? >> They could be. I mean, the site is designed to accommodate that and that that was per the previous approval. They would have been stacked and that was
mainly what the site was for. So, yeah, you can still have that type of use as is permitted by the zoning. >> Okay. Matt, how high can we stack containers on this site? >> The uh height standard in this zone is 50 ft.
>> Okay. Well, that's five containers. >> All right. Anybody else? >> All right. Thank you, sir. We appreciate it. >> Council, >> that completes my presentation. All right. >> We did receive a planning report. We're happy to comply with all of the conditions in there. We received the review letter from NUA, which was
mentioned earlier. We will comply with the conditions in there. >> Okay. Thank you. All right. Is there anybody here from public that wants to comment on this application? Anyone from public? >> Sure. >> See no one from public. I would like to close the public portion. >> Second. >> Okay. Motion is made and seconded.
Public is closed. Matt, do you have anything else? Yes. So, this application was originally submitted as an amended site plan to the application. One moment. P22-223. Um, you can see when you're looking
through the some of the review agent comments, the transportation comments reference that amendment. We'd just like to those review agent comments incorporated into uh into this application um and
complied with uh and is one of our conditions. Should the board make a motion to approve this application? I think I just have one more question. Is it could this this isn't uh this couldn't be classified as a self- storage facility either, right?
>> No. >> Okay. Um I staff is satisfied with the planning testimony regarding the the chain link fencing. Um do think that there is no standard detriment here or or substantial detriment here given this
location. um and the use proposed. Uh we're happy to hear about the storm water management being conducted on site uh in compliance with state regulations. Uh we do have our standard conditions in addition to
the one that I was amending um regarding the review agent comments. Staff recommends approval. >> Thank you ma'am. >> Excuse me. Just uh with respect to that um Mr. Ward, there was a condition that we provide certification from an architect. Obviously, that's not applicable here. And I concede that
those comments, even though that report was written with respect to an amendment, they are equally as applicable to this application. >> Okay, that's fine. All right, I'll entertain a motion. >> Chair, I'd like to make a motion to approve case B205-0167
as presented to the board with staff recommendations and conditions. Before we make a second, >> um, I just wanted to note I think the in the testimony they said that the fire hydrant locations would be in concurrence with JCFD review. Is that part of the conditions or
>> it it is it's in the review letter. So, we've agreed to comply with Perfect. Thank you. Thank you, chairman. >> Okay. So, we have a motion. >> Second. All right. Thank you. >> Um, acting vice chair Gangen >> I. >> Uh, Commissioner Wick
>> I. Commissioner Tomato >> I. >> Commissioner Kaplan >> I. >> Commissioner Patel. >> Hi. >> And Chairman Lickston. >> Yeah. I think there's no detriment to the public good for the uh variance requested. So my vote is I. >> Motion carries. All in favor on a motion to approve with conditions. >> Thank you.
>> Thank you councel. All right. We're going to take uh 10-minute break everybody. >> Thank you sir. Cam, >> thank you. >> Okay, could we come back to order, please, everybody? Cam, do you want to announce that one
carry that we have before we move on? >> Yes, chairman. Thank you. Um, and there was actually another request to carry um in that break. So, I will start with the first correspondence we received which was from attorney Burke representing um
case P2025-0131. It's uh item 28 on the agenda. So item 28 on the agenda, case P2025-0131. This is a minor subdivision at 61 Prospect Street. They've requested a carry with preservation notice to April
28th. So 61 Prospect will be at the April 28th meeting. No, no new notice is required. And we also received correspondence from Item
21 applicant Preant Sha. Uh item 21, case P2024-0240. This is for a minor site plan with C variances. Addresses 916 and 918 Westside Avenue. And they have requested
to carry with preservation of notice to May 26th. And that concludes correspondence, chairman. >> Okay. Thank you, Cam. And uh just for the record once again, we announced this early on. Item 14, case P2025-0129,
preliminary and final major site plan with variances for 2859 to 2873 Kennedy Boulevard. That's being carried to April 14th. Okay. So, let's uh once again call item 12, case P2025-0130
is a preliminary and final major site plan for 626 Communable Avenue. >> Okay. Good evening, Mr. Chairman, commissioners. Uh for the record, Charles Harrington of Connell Foley. On behalf of the applicant, uh we did provide public notice for for the uh
application, so I'd like to give those to council. Okay. Thank you, council. So, we'll mark that A1 for notice. >> Thank you. Okay. Um so the application um before you tonight is uh it's a property
located in a Jackson Hill redevelopment plan and the R1 zone. So it's one of those split lot uh developments. Uh but a majority of the area of of the project is which fronts on commun backs up to Harrison. Uh the front part on commun uh
exceeds the lot area that fronts on Harrison. So, what that means is pursuant to the Jersey Jersey City land development ordinance, you can use the the zoning in a Jackson Hill redevelopment plan for the overall project. So, that's what we're presenting for you to you tonight. Um,
my client I I can represent to you has been designated as the redeveloper uh of of the project by the JC. Um the reason um for that is is that it is a six-story building and in the re in the Jackson Avenue redevelopment plan when you do
above five stories uh the sixtory requires that uh 5% of the unit count on the sixth story would be um an affordable unit uh and subject to a redevelopment agreement with the JC. So that that um uh affordable unit will be
a three-bedroom unit uh and it would be a lowincome unit. Uh and that has already been uh reviewed and and approved by the division of affordable housing in the event this is approved. Uh so as noted it the the property fronts on commun and it's a through lot
to Harrison uh Avenue behind um it's a little over 11,000 square ft. So we are proposing six stories uh 70 residential units and then there's a retail commercial component that fronts on communo avenue. Uh the uh application
presented uh is not requesting any variances or deviations. Uh so it's as of right. Uh it is uh I don't know if some of the board members were here last few years they may recall a similar project a few a few uh lots directly to
the east that was approved. It's almost a mirror image of of that project with the parking coming off of Harrison um which is you'll see during the presentation similar to to uh tonight. Uh so uh with that said I have um I have
three experts here but my my plan is to uh just present our architect Mr. Garber to walk you through it. I also have my civil engineer here and our traffic engineer here in the event the board has any questions. So with that I'm going to hand it over to Mr. Garber.
>> All right. Thank you, council. >> Yes. >> Richard Garber. G A R B E R. >> Mr. Garber. Good evening. Your license is in good standing. >> It is, Mr. Langston. >> Thank you. You're qualified. >> Thank you. >> Um, >> Rich, before you start, we're going to
mark that as A2, right? This, uh, >> yes, this is a PowerPoint. It contains no different information than any drawings. It's just uh stylized a little bit for the presentation. >> Okay. And how many slides is it? >> It is 34 slides. >> And what date was it? Prepared March
24th. >> Prepared March 24th, 2026. Yes. >> Okay. Thank you. So A2. >> So thank you board for um for hearing the project. This is the building we are proposing. I will go into the design of
it a little bit. Uh it is on Commun Avenue. Uh as Mr. Harrington said it is a through lot. Uh and um I I love projects in this this part of town. I mean Commun as as many of you will remember was a kind of CA a commercial automotive strip and one of the major
east west corridors in the city and uh it like many uh areas has really kind of gone through some significant change in the last several years. Uh we've uh been fortunate to do another few buildings in this very area. And so you can see in
the uh zoning area, we are split zoned between the RC2, as Mr. Harrington said, and the R1. Uh so we have a kind of backwards Lot uh that you can see between Bergen and um
uh Bergen and JFK, excuse me. Um >> sorry, >> I'm sorry. Go ahead. Okay. So, um just some photos of uh the lot and you can see that the Harrison side is fairly non-escript. There's um some of us may
call that a mural uh currently as the Harrison facade. Um but you can see the character of buildings and um we thought about this uh quite significantly as we developed elevations that I'll show again in a second. As Mr. Harrington said the majority of this lot is within
the um in the uh Jackson Hill uh as a matter of fact there was an error on my slide I apologize R1 and Jackson Hill not RC2 uh so we are primarily in the Jackson Hill RDP um and um so as such we are using the
zoning that is um is is presented there on that corridor and you can see I won't go through all of this but you can see that there are no variances uh that that are listed in the drawings Just some key points to read into the record. Our lot, which is a through lot, is 11,323
square ft. Um, our total building area proposed is um uh 63,587 uh square feet and that's a sixstory building permitted as Mr. Harrington said through the uh redevelopment plan. The occupancy, it's a m mixeduse
building. So, we have R2 which is a typical multif family residential occupancy. There's a modest parking garage as well as retail and uh gym space which is mer uh which is listed M for merkantile. Uh lot 13 is the R1
area. That's about 4,715 ft. And lot two is about 10,000 uh which is uh lots uh excuse me 10 14 and 15 is in the Jackson Hill redevelopment plan and that's 668 square ft. The building height is six
stories, 65 ft. As of right, we are proposing 70 residential units broken down into 21 studios, 39 onebedrooms, nine twobedrooms, and a threebedroom. That threebedroom is the affordable
unit, which is required by U-Hack and is on the um uh which is in the building. I'll show you where that is. Uh there's obviously an elevator proposed in a building like this. It's completely ADA accessible. Um, our first floor is composed of a residential lobby, bicycle storage, mailboxes, trash room, parking
garage, retail space, and utility rooms. We are providing bike storage for 36 bicycles. Uh, and there is a common roof deck that's actually quite large at over 4,700 square ft that I'm looking forward to showing you. Um, the site plan here
really shows the through lot uh, condition. You can see that we do have parking access, which is that blue triangle in the back off Harrison Avenue. We are anticipating a transformer vault will be required here. We're showing that also on Harrison. And
uh the majority frontage on Commun, which is the primary street in this case, uh we show as retail. And you'll note even in the site plan, we're showing three triangles, three doors. Uh and since this is a quite a large retail
space, we we do think it may actually make sense to subdivide it. So we may have one large space, we may have two spaces. It can be subdivided into a maximum of three spaces here. Um the residential entry is just to the right of that. That's the red uh triangle. So
you see how the site plan is kind of broken up. And I do want to talk a little bit about the sidewalk. So what I just if you just saw that part that got shaded that is an 8- foot piece of private property that we are dedicating as part of the right of way per the redevelopment plan. The redevelopment
plan requires a 15t sidewalk and if you don't have that on communah which we don't um we need to uh we need to cut into our um our site. I will say, and you'll notice this, the building does project over portions of the sidewalk
that we are utilizing uh on our property, giving back to to to make that width. And the total property uh total sidewalk width, excuse me, is I think 15' 3 in. So, we're just over that requirement. Uh site lighting, I don't need to go into this that much, but it's
a series of down lights and up down sconces that are located on the front and back of the building. Uh and then we uh as customary have a bike and trash removal plan we like talking about. Uh all of the trash will be removed on Harrison. It will be taken
out on collection days only and uh there's plenty of storage in the building for trash and recycling until collection days. Uh and it will be a private hauler with a building this size. Uh the bike room you can see is right behind the trash room. Uh, and you
can see the bike path is also through uh the rear of the building onto Harrison. And there's a little diagram in the um to the right of the trash and recycling, including a um compactor as well as the hanging bike storage as well.
Now, I talked about that retail. Uh the retail is coded here in green. Uh it's quite a large space and as I suggested um we may end up subdividing it. I just wanted to get that on the record depending on um the kinds of tenants that will be sought here. You can see
the residential lobby next to it. We have an elevator and staircore uh behind that as well as um a second staircore that accesses directly to um Harrison uh Avenue. Now, the floor plans more or less stack. I'll show you one instance
where there's difference in the three-bedroom. Um each of the floor plans that are common uh have four studios that range in size between 399 and 460 square feet. Uh eight onebedrooms that range in size between
569 and 7 678 ft and two twobedrooms which are between 1032 and 1040 ft. So, I would uh address address the board that these are pretty common sizes for um units that I think are are are in
this market. Um the third floor plan is the unique plan in that in that rear uh corner, if you see my mouse here, we've coded gray the threebedroom unit. That will be a dedicated affordable unit per the uh developers agreement that has
been arrived at with uh JC. And you can see in my um uh chart or my list up above that the threebedroom is a very large unit. It's 1,235 square feet. Again, this is the only unique floor plan. The rest of the
floors, so second and then fourth and above stack. Uh and it's a very clean and and efficient floor plan. uh even though it's an L-shape with um a fairly minimal hallway uh for for a building uh that is a let's say a non-standard floor
uh floor plate. So I'll just go through those very quickly. And then uh so the top floor is the sixth floor and then above that we have the roof. You can see how the roof amenities are laid out here. We do have an enclosed amenity space that is permitted uh per by
percentage. That's 1,233 square ft. You can see the stairs and elevators all provide roof access uh which is required uh per ADA since this is a public space. We have a huge common roof deck. And what I like about this is
because it's almost laid out like a a barbell or something that um you can actually create different sort of private areas within this larger space. Right. And so that roof deck is um pavers. It's 4,773 square ft. And then you see we have a
green roof with a 39in railing that separates it. And I noticed there was a question before um what we tend to do uh in the way we address uh our roof plans is we have a power pet that is a required height. Uh 30 in is the
minimum. Uh we then have green roof that uh forms a nice buffer. If uh emergency personnel had to go over the roof, there's a buffer for them to land on. And then the railing is tight to the um the the the deck space and that's a
standard uh 30 uh 39 in railing, right? And so we think that the plan lays out well uh with the enclosed roof amenity space logically kind of in the middle of the larger part of the plan. Uh if you look right in front of stair B, we do have screened mechanical area. Um the
pertinance area is calculated right now at about 6% uh which seems low but I think that that probably will be uh sufficient here and we are screening that uh that uh mechanical area with a
42 in uh sound attenuated mechanical fence. Okay. So, the elevations um very simply two-tone kind of black and white frames that uh accentuate um uh smaller horizontal moves while expressing the
verticality of the building. That's the kind of idea here. And so you see that we have a um sort of two-tone building. Uh the light color is a um is a smooth cementitious hardy panel. Very simple material. Uh the smooth kind comes in
4x8 sheets that are cut and are jointed. Um and then the the darker material is a metal panel. Uh it's a dark bronze uh aluca bond panel that you can see here or equal. And then the base of the building is faced in a brick and it's a
wire cut uh Glengarry brick or equal uh and that's the color is burnt almond which we think just gives a little bit of pop of color on that front facade. Um the rear facade in this case because it's a through lot is basically using the same material. So you see that kind
of two-tone framing happening that's expressing the sort of verticality of the building. Uh however, at the base we are using a uh a different color. Uh the color we've selected is copper tone smooth and you'll see why we selected that when I show you the block
elevation. Um there's a lot more of this kind of shade of brick. Uh Harrison is a mix of residential as well as some older kind of industrial buildings. And so you'll see that this brick tone actually is is quite quite apparent. Um the sides
are not much to look at. We do have um uh a Stow Stuckco product as Mr. Ward here. He and I have been going back and forth about this. Uh this is a Stow Power Wall product. Um uh uh and uh I I should mention that uh I don't believe
this is an Ephus product, but Ephus is permitted on uh non streetf facing sides uh in the Jackson Hill plan. Uh so I'm I'm I'm putting that on the record, but it's a it's a decent product. It's a cementitious uh cement-based uh stucco product that we're proposing here. Uh
same on the um on the uh other side elevation and then just some detail images of our court elevation also using that same product and then very quickly the block elevations just to establish some context. So I think um as I mentioned
Commun our our former um CA or commercial automotive corridor east west really is is changing in character. There's new buildings as well as some taller old buildings as well as some smaller buildings that exist. Um I do think that our building does fit in with
that changing nature. Uh and equally on Harrison, uh you see the backs of many of those buildings. And so you could see our building here is um quite symbotico in height with some of the newer structures. But when you look to the right or to the west of this elevation,
you see those older um masonry buildings that I was referring to before, which is why we chose that kind of um copper tone brick finish, which is a little more brown. It has a little more kind of red in it. um more like a conventional brick
uh building section. Not much to look at. Six-story building. Uh we are maintaining the height. Two quick axonometrics showing um the massing of the building and how the windows lay out. And then as required, we have um uh shadow studies that we've done that show
that um uh you know, in the summer uh this building is casting shadows very similarly to new buildings around it. mostly, as you can see, back to Harrison Street at the um uh at the most extreme times of day in the summer, which is is
is generally in the evening. And I have that kind of broken down here. Uh and then in the spring and fall, you can see that um as the sun gets lower in the sky, the majority of the block gets into shadow toward the evening. But I would argue that we aren't contributing in any
significant way more so than any of the existing buildings that are that are of of comparable height to ours. Uh and then the winter uh obviously everyone is in in shade in the winter. I don't know why we show this, but it's it's uh everyone's in shade because the sun is so low in the sky as everyone knows. Uh
and that's it. So I'll end with an image of the building. Again, uh we think this is a good project. We think this is going to be a good neighbor and uh we hope the board approves it. Thank you. >> All right. Thank you, Mr. Garbage. Just a couple quick questions. >> Sure. >> Uh first floor retail space. How big was
that? >> Yeah, I'm going to I was actually going to go back to my um key points. So, the retail space is uh one moment. >> I don't think I saw it on your key points. >> Let me just zoom in. Let me just zoom
into the plan and we'll see it. So, uh, >> I think your next page might have >> Yeah, it's this site. There it is. There we go. A second. >> I think it's a little over 3,000 square feet. >> 3,025 square feet. Good memory, Chuck.
Yeah. >> Okay. Um, is there any room for a commercial kitchen? >> I don't see any ventilations. This is interesting foreshadowing for the next project I have here tonight. Uh but uh
>> there um could we make a commercial kitchen work here? Sure. I think basically the um the issue is always ventilation in a commercial kitchen. We are right on the lot line. So if we were and again I don't believe that the um owner has engaged in much um discussion
with potential tenants, but you see we do have a very large kind of multi-purpose room. We're calling it an amenity room. I imagine if there was a need for that kind of a use, we could um take something out of there and and make it work and and vent to um to the
sideyard or something. Yeah. >> Okay. >> Yeah. >> Um the trash shoot, it's only a single trash shoot going down to that compactor. >> It is a single trash shoot. So, it's on every floor. Um if I zoom into, you can see that uh where our hall sort of tees
in the back. We have uh just a 60 square feet, 58 square foot trash room with the compactor and the chute. We don't really need much more than that. Um we do have room for bins in that room. Uh and we've done this before. And then we obviously have a larger trash shoot on the ground
floor where things are stored. >> Sure. >> Uh for Yeah, the compactors they do they do what they're supposed to do. >> Um so how are recyclables handled? They're put into bins, I assume, on each floor. >> They're put into bins on each floor. Yeah. And so we do require that the um
you know hopefully people are into recycling at this point. Um but uh but um there is a little bit of onus on the on the uh on the um uh tenants. However, yes, there's room in the recycling if you look here where I have so we have a series of bins that
we show uh the compactor. We have three trash bins and two recycling bins as well for storage in the um in the in the trash room located on the ground floor. >> Okay. So, whose responsibility is it to get that recycling down to the first floor building staff?
>> Uh I think it's would be the tenants responsibility and then it's taken out, but I can I can find out that I think the owner is here. >> Okay. >> Yeah. >> Is >> Yeah. >> Is there full-time staff for the building? Maintenance staff? Uh, why
don't I ask the owner that as well? I'm not quite sure. One second, please. >> Sorry to jump in your >> your line of questioning. >> Yeah, I I suspected there would be a building super, but I didn't want to speak out of turn. So, yeah, there's a building super that'll handle all that stuff.
>> Okay, excellent. Um, my last question, I always hate talking about this. What is STTO? What What is it actually made up of? >> That's So, you need to go to Matt's desk because I left a big a big sample for him there the other day. >> Okay.
>> So, so Stow is a um it's a manufacturer of exterior wall systems, >> some ephus. Uh, and by ephus, it's my understanding of is it's just a sement. It's a non-sementitious a non-portland cement mix for the stucco. It's cheaper,
right? The power wall system is an eight layer system that has an expanded polystyrene which you always want to best practice is to insulate the exterior of a of a concrete or exterior bearing well. Um as well as um two drip
layers, two lathe layers, and I think three layers of a Portland cementbased trled stucco on it. So, it's a heavy solid. I have to get you a sample. It's really good stuff, actually. >> Where is the drip layer? Is it >> against the building itself or it's it's
>> The drip layer >> sounds like it's in the middle somewhere. >> The drip layer, there's one drip layer that sits in front of the insulation. >> Okay. >> And there's another drip layer that I think sits in front of the um scratch coat. >> Okay. >> Yeah,
>> I would love a sample of it. >> It's heavy. as long as you don't cut it in my apartment. So that's that's the next thing is where where is this you know obviously it doesn't come in one >> right >> it's not it's not a panel that you put
up and then stuck over the panel correct >> it is a pan so the the I don't I don't recall exactly the size of the expanded polystyrene but they're big panels they're probably 4 by8 or something like that they're they're large panels that come in the p those panels get in effect
hilty gunned into the concrete wall or whatever the substrate is if it's a frame wall. >> Okay. >> Um there's a water there's a water barrier behind that. >> Sure. >> And then there's the series of um of um you know drip layers and scratch coats
and two lathe layers. There's one metallic you know an aluminum lathe uh and then there's a a plastic lathe up front for the final coat so that it can get really smooth. And we generally like seeing the tel to be extremely fine with this stuff.
>> Sure. >> Yeah. Now the the one thing I'm not understanding that's assembled in the field. >> It's assembled in the field. >> Okay. Yeah. >> So then the only condition I would want
to entertain on this is that all of that material is cut inside of the building. >> That's fine. >> Not outside. >> You're worried about the comb? Sure. Obviously understood. >> So I can't believe it took me that long to get to that. >> That's fine. >> So no problem. We we had that discussion
before the presentation. >> Okay, good. Um yeah, so >> surprised Mr. Ward left. He this is we've been sparring about this for actually but yeah, it's all good. >> Okay, so the condition would be you know all of the exterior STTO
I don't know what we want to call it. >> Any expanded poly polystyrene will be cut in a closed enclosed quarters. >> It'll be cutting >> and disposed of properly. >> Yes. Thank you. >> No problem. >> Okay. All right. That's it for me. Anybody else? >> Chris, I do on the three-bedroom affordable unit. Where is that located?
>> It's located on the third floor. So, if you look here, our third floor plan, it's in the rear of the third floor, that area. That's gray. >> Okay, got it. Thank you. >> Yep. >> And that's constructed obviously with
the same materials as the rest of the units. 100% >> correct. Yes. >> All right. Anybody else? Okay, thank you Mr. Garber. Appreciate it. >> Okay, then that would council that would complete our presentation. >> Okay, thank you. Uh, is anybody here
from public that wants to comment on this application? Anyone here from public? >> Chair, see no one from public. I would like to close the public portion. >> What do you got, Andy? >> I defer to you before after public. Just a quick questions on the traffic memo. >> Sure. >> I'm sorry. Um,
>> I'll defer to you on process. >> Close public. >> You know what? Let's close public. If there's any testimony that we feel like we need to open up public again for, we'll open it up. So, Andy, you want traffic testimony? >> Uh, just a quick question. I sure I'll
defer if you can answer it or want traffic testimony, but um I think there's just a question in the traffic memo about loading um and how the loading was proposed for the retail tenant as well as uh your tenants move in and move out, pick up, drop off, etc. So I can I can answer the uh tenant move
in move out. We if you look at the parking plan here I just went past it. We actually So what's interesting about this plan is um I think if there's under four so you can't put a curb cut on
commut right it's one of the streets that is per not permitted um because we are a through lot we thought it would be nice to provide a modest amount of parking and by modest amount six spaces right now the other thing that the plan actually says and I'm quoting from
memory here so I I think I got this right is um uh parking lots of under five five units or under are not permitted, right? So spaces >> spaces. So uh after speaking with the client uh we thought why wouldn't we
utilize the Harrison Avenue access to create a small amodest garage with within Jackson Hill. The modest garage needs to be a sixcar garage because five and under is not permitted. So, what
we've done here is we've left space um because there's not going to be a lot of ingress and egress. We imagine that a moving van can just kind of pull in. Uh it will only be there for a relatively short amount of time and you would move
things in through the corridor to the elevators. And my we have our traffic engineer here, but I I would say that there's not going to be a lot of turnover in a sixcar garage. Um, so I think that moving in and out could be handled quite well. I will also say
that, and I mentioned this at the beginning, we are proposing uh a transformer vault. We're assuming that a building this this tall will probably need that. If public service says we don't, uh, you get a formal loading dock there, right? Because you don't need
that space. But, um, I'd rather show you a a transformer vault than come back and have to ask for one later. >> Yeah. >> Thank you. any um comments on the the retail space. >> Yeah. So, Lee, do you wanna Maybe you
should answer that. >> Um actually, give me one second. No, I'm going to hear from you. I'd love it. Um one more for Mr. Garber. Uh that brings up um a point for me. How tall is that garage door in the back?
>> Uh it would be 10 feet. Uh let me just confirm that it's at least eight. And um generally we try to make them a little bit bigger because this is not a sort of impacting street. So it is
we're at 116 to the top of this metal line here. So I I do think that it is 10 ft. Yeah. >> Okay. So, we're talking when you say moving van, we're talking a conoline moving van. >> Yeah. Okay. >> And not like you wouldn't bring a box truck into the building or something like that. >> Okay. Just checking.
>> Yeah. >> Okay. Thank you. >> Yuth the whole truth. >> I do. >> Lee, middle initial D is in Daniel Klene. K L E I N. >> Mr. Klein, good evening. Your license is current. It is current. >> Okay. Thank you. You're qualified.
>> Thank you. So, uh the question was about loading and unloading for the retail space. I think as Mr. Garber said, we've got really we have an extra space. I think we only require five spaces for the 10 twobedrooms. So, we do have technically an extra space, but because
of the 10-ft height, I think we could probably have the vehicle come in off of Harrison, pull into one of the empty spots, offload into the retail spaces, and come out. Otherwise, we'd have to get a loading space on Commamun. I >> Is there access from the parking garage
to the retail space? >> I think there's that hallway, right, that gets you there or No. >> Could we get access? >> Yeah, we could make um that's something that should be worked out with We could I'll make a note to work that out with the tenant, but certainly if a doorway
is needed to provide access, that's easy enough to do. >> Car carve it out of the amenity space. carve it out of the amenity space or right between the lobby and the bathrooms and we'd be able to get some space in there. But yeah, okay. >> All right. Anything else?
>> No, that's all. Thanks. >> All right. Thank you, Mr. Klein. >> Okay. So, we are going to open it up for public comment just on the testimony that we just heard. So, if there's anybody here from public that wants to comment on just the previous uh most
recent testimony, please come on up. Anybody from public? >> Chair, see no one from the public. I would like to close the public portion. >> Second. >> Okay. Motion made and seconded. Public is closed. Ben, any uh concerns? >> Uh no concerns. Staff finds that the
proposal meets the standards of the Jackson Hill redevelopment plan and furthers the goals of providing highdensity development in a transit-rich area and by providing affordable housing. Uh staff recommends approval provided that the applicant agree to the conditions uh in the staff
memo dated February 10th, 2026. >> The applicant would agree to those conditions. >> Great. Uh and then there was a condition you had about the panels being cut inside. Okay, great. Um yeah, staff recommends approval. >> Okay, thank you. >> Chair, would like to make a motion to
approve case 2025-0130 as presented to the board with staff recommendations and conditions. Second. >> Okay. Motion is made and seconded uh for approval with conditions. >> Vice Chair Gongadan >> I. >> Commissioner Wick >> I.
>> Commissioner Stabato >> I. >> Commissioner Kaplan. >> Great project. I >> Commissioner Patel >> I. >> Commissioner Langston >> I. >> Motion carries. All in favor. Okay. Thank you. Thank you everybody. All right. Let's call item 13. Case P2025-0144.
uh preliminary and final major site plan for 500 Washington Boulevard. She's not leaving. >> She's got to go. >> Just give us one second. Council >> Yeah. You want to set up? >> Yeah. Go ahead.
>> It's going to ask you to do that. I didn't realize you're following me up. Does others understand we Okay, go ahead, council. I could listen to this all night. Go ahead. >> Uh, good evening, chair, members of the board. Thomas Garlic from Murphy Schiller and Wilson, Newark, on behalf
of the applicant, Newport Associates Development Company. Uh we're here tonight seeking preliminary and final site plan approval uh to reconfigure traffic flow uh and parking at the property located at 500 Washington Boulevard, also known as block 2804,
lots 52 and 53 on the tax map of uh the city of Jersey City. The property is located in the waterfront commercial zone of the Newport redevelopment plan. Uh the proposed application seeks to address traffic flow by slightly altering the egress and ingress uh
driveways uh leading from uh Washington Boulevard uh to provide safer movement for vehicles, pedestrians, and cyclists. In addition to the change of the vehicular traffic movement, we're also proposing to reorient the parking spaces uh on the pier uh to provide uh 36
parking spaces as well as the addition of park uh bicycle parking pursuit to the terms of the redevelopment plan. Um, I'd like to note that there's no variances associated with the application. Uh, we're in receipt of the board professional reports and we're happy to address them tonight. Uh, we're
in agreement with them as well. Uh, for you tonight, we have two witnesses planned. Uh, we have our civil engineer, Connor Ritter, uh, to uh, review the site plan as well as go over some general traffic testimony. Uh, we also have our traffic engineer should we need more specific testimony if if the board
would require that. We also have our professional planner to provide some brief testimony as to how the uh proposed application uh supports and um the redevelopment plan. Um just as a a point for um procedure um we had
submitted a revised uh this this matter was originally scheduled in uh 2025 and it's been carried to today. Uh we had in that interim submitted a revised u civil set to the board uh in advance of 10 days before the hearing date today. Uh
but due to a technical issue uh the plans weren't actually made available to the public. So we're going to present those revised plans tonight as a as an exhibit. Um the the revisions just address the board review letters. Uh those they don't change the the plans
overall. Um, if the board is okay with it, we'd like to use that exhibit rather than our original civil drawing and our uh engineer will go over the original proposals and then address the uh revisions that were provided based on the professional review letters just to
make things simple rather than going over two site plans. >> Sure. So, go ahead. >> Getting paid. Go ahead. >> I mean, I'm here. >> Yeah, you might as well. Council, I believe those revisions were the addition of bike racks to the site plan.
Is that >> fair? Uh yes, there is another um I'll call it hardscape change which is dimminimous impervious coverage which our civil engineer will address, but the revisions really were to address this the professional review letters and and
show compliance with those requests. So, chairman, it's common practice elsewhere that you would make those revisions uh and submit them to the board in response to the review letters, but our
more frequent applicants tend not to be as uh diligent and they wait until after the application. So, in light of what those changes are, I think it's appropriate uh to allow them to discuss
those and and to detail those. So, unless anybody has any objection to that, >> I don't think so at all. >> Yeah. No, I appreciate the changes being made prior to the meeting. So, yeah, let's uh let's see them. >> Thank you, Chair. And and we'll make clear so that the board is well aware of
what those changes are. >> All right. Thank you. >> Um uh with that, we'd I'd like to start with our uh first witness. And just on a point of um of noticing, we had previously submitted all of our proof of uh notice to the planning department back in December when we were originally scheduled and we've been carrying uh
with the preservation of notice since that date. Thank you. Uh so I'd like to call uh Con Ritter, our civil engineer, to provide testimony on the site plan. >> So council, for the purpose of the record, I usually mark the noticees A1. I notice you've have you pre-marked
these or the blank on the exhibit itself, but >> we we can mark those whatever you want. >> Happy to mark it A1 if that >> notice will be A1. >> That's fine. >> And we will mark this exhibit as A2 and obviously we'll describe and detail it
and then any other exhibits we'll mark accordingly. >> Thank you. Jeff tonight, the whole truth, nothing but the truth. >> I do. >> Connor Ritter. C O N O R R I T D T D T D T D T D T D T D T D T D T D T E R
>> Mr. Ritter. Good evening. Uh, your license is current tonight in New Jersey. >> Yes. >> All right. Thank you. You're qualified. Great. Uh, good evening, members of the board. Um, I'm primeier. I'd like to first start by
uh submitting this aerial exhibit as an exhibit uh that has not previously been seen by the board. Um this exhibit shows the surrounding area here uh as well as the project site. Uh to introduce you to the project site, this is the Marina Park and Marina Pier
at 500 Washington Boulevard. uh as seen at the center of the page. Uh the marina park is along the westand side adjacent to Washington Boulevard and then of course we have the pier extending into the Hudson River from there.
Um moving in the uh I have a rendering of what we are proposing for the site. Uh as Mr. Garlic noted um the application here tonight is for uh traffic circulation and parking improvements on
the project. Uh so we'd like to submit this rendering exhibit uh for consideration of the board mark. >> Sure. Let's mark >> Mark it as A3. >> Council A3. >> Yes. A3. >> Great.
>> Um yeah. So, as mentioned, this is for parking and traffic circulation improvements. Uh, along the top left hand side of the page, this is a closer up view of um the
Marina Park area where there is an existing drive aisle, two-way access onto the pier itself. Um, at present there is a landscaped island at the start of the driveway access
where it uh meets Washington Boulevard. Um, but as we continue towards the pier uh that melds into just a a wide uh paved drive aisle with two-way traffic. Um what we're proposing to do with this area is we're proposing to uh continue
and extend that landscaped island separating the two lanes to provide traffic calming um and a little bit of protection between lanes to to better define that. Um, in addition to that, we are also proposing a couple stop signs
and a couple speed bumps to help uh further slow traffic and promote uh safe pedestrian travel as there is the crosswalk along the waterfront walkway as well as a crossing through the middle
of the park there. Um, additionally with this area, we're looking to uh improve the lefthand turn into the um
southern drive. Um, that extends kind of diagonally south. Uh if you can see where my cursor is pointing here, this drive val here um for use of valet for the um for the
patella's restaurant at the end of the pier. Uh this will allow valet to safely uh make a uh more proper right hand or lefthand 90° turn to this drive aisle to
then uh reach the traffic signal at Washington Boulevard where they can cross to uh the south parking lot uh opposite of the traffic light. Um, continuing further down on the pier,
uh, we're proposing to restripe the the pier itself to provide additional parking spaces. Under existing condition, there's 30 parking spaces. We're looking to uh increase this count to 36 parking spaces just by uh optimizing the dimensionality of it,
providing uh more perpendicular parking as opposed to the parallel parking that's there today. Um, and with this as well, we are improving uh pedestrian circulation, providing uh wider pedestrian areas, a formal crosswalk
through the midsection of the pier, um, and striping off a handful of areas to narrow down the drive to more appropriate widths for uh, traffic circulation. Um, as mentioned, we receive uh comment
in the staff report that requested 16 bicycle spaces be provided as part of the project. Uh, we've revised these plans to do just that. Um, we are proposing six of those parking or six of
those bicycle parking spaces uh adjacent to the walkway and the crosswalk within the striped areas to either side of the drive aisle uh to promote parking near the waterfront walkway as well as the marina access that's there. Further down
the pier, we have an additional eight bicycle spaces in the striped area here. Uh once again to uh in proximity to the adjacent businesses and uh the the dock in this area. And then finally, we have those last two parking spaces down at
the end adjacent to the ADA stripe space uh at the Batello's restaurant entrance there. Um the other comments we received from traffic engineering were regarding material and uh for the crosswalk. So we
are proposing a brick crosswalk for the river or for the waterfront walkway uh to match in kind with the style that is existing there with the um kind of the railroad striping uh or railroad pattern of brick that crosses along there. And then
additionally, there will be a similar um crosswalk proposed at the midpoint of the drive aisle where the uh parks walkway crosses the driveway. Um yeah, as mentioned there are it's an
aerite application and we are um we're requesting no waiver on that. Um yeah, any questions? >> Up to you, chairman. >> Yeah, this is your uh your wheelhouse here. >> Sorry, I >> Oh, go ahead.
>> One one last inclusion um with this as well. Um the applicant is proposing a uh concrete pedestal in the park area for the purpose of a future uh art sculpture installation uh in that park. And with
it there is uh decorative landscaping accompanying it. >> Okay. Thank you. >> Thank you. >> Go ahead. >> Uh so the first question I guess is regarding the crosswalk treatment that you uh just my I'll read what's kind of
in the memo and and share my interpretation of it and then you know I think um it says the applicant proposes crosswalk striping across the Hudson Riverfront walkway at the start of the pier. For context of this location, the division suggests carrying the existing walkway design and/or decorative stamp
concrete treatment that emphasizes this is pedestrian priority area without needing more traditional crosswalk striping. Um, so my interpretation of that, uh, would be that not to have the outline of a crosswalk in a decorative brick, but the entirety of the walkway
continue kind of in, um, the way that makes it clear to a vehicle crossing that this is a, you know, Hudson River walkway or a pedestrian area. Um, I don't know if that was considered or or just your interpretation differed. Yeah, we're I mean we're happy to to
work with the department on the exact specifics of material and pattern for that. We want to ensure that this area is uh distinct in some fashion from the rest of the waterfront walkway to ensure that on the pedestrian side of things, they recognize that this is an area that
cars will travel through. Um, so we we do want the design to uh differentiate at at least slightly to to indicate that better. >> I appreciate that and I don't envy whomever would have to maintain bricks lead and that's it that certainly could
be a challenge. So I think uh you know if you're willing to work on that I I think we could resolve that. Um, one other question. Um, were the Can you just point out kind of the pedestrian areas for those walking to the restaurant on the pier and what that
pathway would be from Washington Boulevard? >> Sure. So from Washington Boulevard, um you follow along the south side of the property uh here where you cross through
the uh fountain plaza uh continuing along to the waterfront walkway uh heading north along the walkway. You then uh make that right turn onto the pier. Um, at the start of the pier here, there is a set of uh there's a set of
gates um that then allow access onto the pier. And then as you uh kind of hug that side to the the south side of the pier, there is a uh continuing walkway for pedestrian travel that as I continue down to the bottom side where it
extends. um that pedestrian travel is uh stays consistent along the south side until we reach the midpoint of the pier where the crosswalk is proposed to allow uh travel crossing there and then continue along the north side of the
pier to the restaurant at the far end. >> Thank you. Um is there any separation between that pedestrian walkway and the active travel lane? Um the what strike out is the pedestrian walkway I believe as noted here
uh is about 7 ft wide. We at this moment haven't proposed any sort of physical barriers in that space. Um but we we have provided kind of a wider walkway uh for the pedestrian side of
it. Yeah, I I I would just from my personal experience, um you know, if there's space in which a car could pull off and park, they often are tempted to do so. So, if there's any way to protect the intended space for pedestrians, whether it's a curb or delineators, um
but something to separate the moving traffic from the pedestrian walkway, if you'd be so amendable. >> Sure, we we can um we can consider that and look into that. >> Great. And then one other question I had um back towards your exiting traffic. Uh
if you could show that area where the exiting traffic would reach the traffic signal. >> Sure. >> Um could you just describe any sort of signage to help clarify to the vehicles which um way to go in which for >> sure. So um so the
generally traffic uh continuing off from the the pier itself is going to stop before it reaches the uh waterfront rock walkway before crossing there. Um there is a speed bump provoke proposed uh partway down that exit aisle and then a
second stop before you reach the pedestrian crossing midway through the park. Um and then um most vehicular traffic is intended to um continue uh directly to Washington Boulevard here.
Um, in the case of valet traffic, there is a break in the uh in the landscaped median between lines that allows for that left-hand turn action uh to then continue down uh this existing drive
lane to uh the uh the signaled intersection there. >> I see. So that's intended for valet, not for public use. >> Correct. >> Gotcha. Thank you. Um, and then the only last question I have is back to the bike parking. Um, is that in any way blocking I see the hatched area separating the
waterfront walkway from that designated pedestrian area. Is is the bike parking blocking that pedestrian movement or is there space in there for both bikes to park and pedestrians to access that pedestrian space? >> Uh, well, there should be space there
for both to exist at the same time. >> Gotch. So there would be sufficient width for pedestrians or ADA access to go through that area without being encumbered by the bike parking or parked bicycles. >> Yes. >> Great. Thank you.
>> So Mr. Ritter, um looking into the pedestrian access in the drive aisle, looking into it after the application is going to work. So let's let's even if we need a fivem minute break something like
that can you talk it over with your client and we can try and come to a conclusion before we you know move on with anything >> chair if I may on on Mr. Kaplan's question about delineators or a curb or something like that. Is that the question? Yes. So the applicant would
agree if the board would find it favorable to let's say a burm kind of uh along that white line where we're already showing the divider that's also painted >> to show kind of a division but also a physical division that's raised and is more obvious to to a driver.
>> Yes. >> Uh as opposed to a formal curb which I think might >> create some issues with maintenance and things like that. But a burm that's raised up off the surface of the roadway the applicant would be agreeable to that. A concrete burm. What are we talking about?
>> Yeah. What's a burm? >> Yeah, let's I'm from B from Bergen County, so we do things differently than curbs. I apologize. >> I've lived in county since 88, and that's the last time I heard Burm. So >> in 88. All right. So a burm would be a
um a deposit of asphalt that's raised in a semicircle three-dimensional. I I I'm not an engineer, so I apologize. But it's like a small speed bump. Not a speed bump, but a small speed bump that would run the length of of the line. Do you want
to >> kind of like a rounded curb? >> Correct. >> Yeah. All right. Our traffic engineer will testify to to the best way. Council, just before we move on from that, and I'm just curious, >> is there a reason why the pedestrian
walkway is on the south and not on the other side of those head-on parking spaces where you >> are crossing halfway down the pier? Um the the walkway was set on the south
side where there's uh better width given the uh existing uh light fixtures that are are running along the the pier there. Um >> where were the light fixtures? There there's a series of existing light
fixtures that run along the uh the north and south side of the pier. The light fixtures on the north side of the pier are inset a little bit further obstructing more of that dry vial. Um, meanwhile, the the ones on the south
side are um fewer and also uh much closer to the edge, allowing for a wider clear width for the for that um pedestrian walkway.
>> So, I think if if you put the walkway to the north, it would push everything further >> south and limit the amount of space that we could use. >> Yeah. you you'd end up with a um you'd end up with with less um less of a clear
width for the for the pedestrians on the uh north side as well as you'd end up I know this is a little this one shows better. uh you you'd end up further offset from the uh centralized gate and
crossing uh into the drive iss uh continuing in. You're at the moment you have to um kind of you have to move further to the south as you uh drive onto the pier, but our traffic engineer can also speak to the
circulation a bit more there as well. So, it's a factor of how it aligns with the remainder of the drive aisle. The driveway is at the end of the pier. >> Correct. >> Okay. Let's let's bring your traffic engineer up then if there's no other
questions for this witness. Okay. Thank you. >> All right. >> Thank you. Uh we'll have Andrew Vishio, our traffic engineer, now testify. >> Any testimony tonight, the whole truth? >> Yes, I do.
Andrew Vishio V as in Victor I S C H IO. >> Mr. Visio, good evening. Your license is current. >> Yes. >> Okay. Thank you. You're qualified. >> So I just wanted to briefly answer the one question regarding the separation of vehicular traffic and pedestrian traffic. Um currently what's being
proposed is a a solid white stripe along the uh the length of that pedestrian path. um it's understood that um uh that there's a desire for a physical barrier. Um so the approach that we would take here is use some of the materials that
are commonly used for protecting bike lanes. Um, one type of material that's that's commonly used is something called a uh a zebra barrier, which essentially looks like a truncated uh wheel stop
that is uh uh black in color with uh white stripes that could be placed intermittently along that the length of the uh where you see the white line today. Um placing it intermittently wouldn't affect drainage in any way. um
it would serve as a you know protection from uh vehicles potentially parking on top of the pedestrian path. So obviously we're willing to work with the department of infrastructure on the exact material. Uh but that's an example of something that I think would be very successful here. >> Sure.
>> Great. Thank you. >> Andy, you agree? >> Yeah, that makes sense. >> Physical barrier would be great. >> Okay. So, we'll um we'll add a condition to any approval or denial that we give tonight. Uh we'll add a condition to add that zebra
barrier along the length of any pedestrian walkway going down the pier. >> The the only question I'll just ask Mr. Vishio for his opinion, he mentioned it's intermittent. I don't think there's a preference, but is for drainage purposes it' be a little bit better for it to be intermittent as opposed to the entire length.
>> Yeah, that makes sense. >> That was the only point I just wanted to make to >> clear. So that makes sense to make it intermittent >> as long as the gaps in between are less than a very reasonable. Yes. So I think we can >> less than a car width. Certainly. >> I think we can figure that out. >> Right. Yep. >> Perfect. >> Just being clear for the record. That's all. >> Okay. So um
>> Yep. >> Do we work with infrastructure on that or planning staff? >> That would be um >> infrastructure structure. >> Okay. Okay. Great. Anybody else? Any questions? Um the only other question I
guess going back to the memo, is there any treatment on the crosswalk um further west? So not the waterfront walkway, but what's shown kind of on the left in between those other stop bars? >> Yeah, the the midway point of that drive aisle. Um we are >> correct. We are certainly willing to
work with the Department of Infrastructure to um implement the same type of treatment that we were working out along the waterfront walkway. Um, so everything that you said before regarding working with the Department of Infrastructure for that location would
apply to that midblock location as well. >> Sounds good. Thank you. >> Okay. Thank you, Mr. Vish. >> Thank you. Appreciate it. >> Thank you. >> Council, is that your presentation? >> We have a professional planner to provide a one minute summation. Sure. Uh, just if if he's here, if he's
>> he's good. Just very very briefly, not to use the board's time. >> Uh, Mr. Reichi. Uh, Okay. Any testimony you get tonight, the whole truth? >> Yes, I do. >> Your name? >> Sure. My name is Thomas Reichi. Last name is spelled R I CCI, licensed
professional planner, >> Mr. Richi. And that plan uh that license as a planner is current tonight and in good standing. >> Yes, it is. >> Okay. Thank you. You're qualified. >> Yes. So, it's very straightforward application. We're variance free tonight. Um I concur with the um
comments in the planning review letter that also said no variances and we meet the goals of the plan. Um what we're proposing here tonight is is traffic circulation, parking, landscaping improvements, um pedestrian safety, traffic calming. Those are all goals
that are laid out in the redevelopment plan. So I think that this plan um not that there was anything um detrimental to the site prior, but I think this is an even uh better site plan than exists now and it's fully compliant. Um and as planners, we look to these things. We look to improved landscaping, improved
traffic circulation and functionality, pedestrian safety, pedestrian connections from the park to the waterfront. This checks all of those boxes um from a planning standpoint. So, there's no variance criteria that that I need to um weigh and um and that sums up planning. >> Thank you.
>> All right. Thank you. Any questions? >> All right. Thank you, sir. >> Thank you. >> Thank you, chair. No, we have nothing further. We'd ask the board to act favorably on the application with the conditions that have been agreed to tonight. >> Okay. Thank you. So, um is anybody here from public that wants to comment on
this application? Anyone from public? >> Chair, see no one from the public. I would like to close the public portion. >> All right. Motion is made and seconded. Public is closed. Can >> anything you want to add? Um well firstly planning just going to reiterate that the applicant and their attorney have agreed
to the conditions in the planning memo the forestry comments and the transportation memo. Um but we are adding a condition for the boundary to be uh implemented working with the
department of infrastructure. Um so that will be the seventh condition. Omitting the condition in the memo about the 16 parking spaces for the bicycles. Um and and replacing that will be the condition for the divider um for the
pedestrian walkway. Um planning staff is satisfied with the testimony regarding the uh comments. Uh all of them have been addressed. The planning testimony um is true. There are no variances here. It meets objective C2 of the
redevelopment plan. And um as someone who's walked to this restaurant personally, um I can say that it is uh going to be a welcomed change to the neighborhood and um with that planning staff recommends approval.
Great. >> Okay. Thank you, Kim. Chair, I'd like to make a motion to approve case P205-0144 as presented to the board together with staff recommendations and additional conditions. >> Seconded. >> All right, we have a motion and a second
for approval with conditions. >> Acting Vice Chair Gangadan, >> I. >> Commissioner Wick, >> I. >> Commissioner Stamato, >> I. >> Commissioner Kaplan, >> I. >> Commissioner Patel, >> I. >> And Chairman Langston, >> I. >> Motion carries. All in favor with conditions. Thank you everyone.
>> Thank you. Thank you, council. Um, all right. We're going to take a fivem minute break real quick, everybody. >> Yes, chairman. Um we rece back to order again everybody please. Yes, chairman. I just received correspondence that item 18 on the
agenda case P23-043 address 300 Communal Avenue, a preliminary and final major site plan with C variances is requesting to adjurnn with preservation of notice to May 26th. >> 18. >> So item 18 is going to be carried to May
26 with preservation of notice. Anything else so far, Cam? >> No, chairman. That's it. >> Okay. Because we are going to swap um item 17. Uh the same applicant also has a case on
item 23. We're going to swap those two cases. So, to be honest, anybody that's waiting for anything tonight still, >> uh, we probably don't get through that
third application. So, we're going to do item 15, 16, and 23. So, if anybody wants to carry anything at this point that's after that, And of course, chairman, people are more than
willing and allowed to stay and see. >> Sure. >> But my best guess is we've got three applications left this evening. So, let's stop wasting time and let's hear from Mr. Gerber. >> All right. So let's call item 15 is case
P2025-0106 is a preliminary and final major site plan amendment for 342 Johnston Avenue. >> Good evening council. >> Good evening commissioners Rebecca Mariello Connell Foley on behalf of the applicant 342 Johnston Equities LLC.
They are the owner of the property located at 342 Johnston Avenue which is located in the Lafayette redevelopment plan. Um, by way of background, the applicant received preliminary major final site plan approval from this board in 2019 to construct a mixeduse building
with 55 residential units um, inclusive of nine affordable units and 14 parking spaces. Um, there have been some amendments throughout the years to make for a better project. We um, increased the unit sizes at one point, um, made modifications to the rooftop, things
like that. Um and we're back tonight to make some final adjustments to the project which are inclusive of modifying the trash compactor room. Um enlarging the parking the enlarging the package room. We are removing two parking spots
for um from this project. So instead of 14 parking spaces, it's going to be 12. I will note that we are required to provide 12 parking spaces. So there's no variance relief needed. Um, additionally we are reducing the bicycle count from
54 bicycle spaces to 30 and the red per the redevelopment plan we are only required to provide 28 bicycle parking spaces. Um, also a lot of these changes um come out of a tenant that this applicant has secured for the retail space which is a Korean barbecue
restaurant. So, we're going to hear things about changing the exhaust and other um mechanical aspects about the project to accommodate this restaurant. Um we are in receipt of a staff report dated March 19th, 2026. We will comply
with all the conditions therein. And I just wanted to note for the record, we have executed an affordable housing agreement with the division of affordable housing which has been recorded in the Hudson County Register. And with that, I'm going to present my witness, Mr. Garber.
Oh, I'm sorry. And this is a notice case. Council, if I may tender the notice as A1. >> And we have a slideshow. Again, nothing in this show differs from the drawings that were submitted. This could be marked A2. There are 32.
>> I think your mic's off, Rich. >> Uh, as I said, this is a um a slideshow. Uh the slideshow contains no information that differs from uh what was sub submitted in the drawings. We can mark this A2. This slideshow has uh 32
slides, but I just amended it down to 21 in the uh in the interest of time. >> Just give us one second and we'll do notice then we'll mark the slideshow. >> Sure. >> Mr. Chairman, I'm going to receive the affidavit of publication proof of mailing with respect to the application
at 342 Johnston Street. It does appear to be in order. So that will be a one for purpose of the record and then we can mark Mr. Garber's slideshow as a two for purpose of the record. And of course, Mr. Garber, you'll submit that after the hearing to planning.
>> And if we could just let the record show that Mr. Garber has already been sworn in, is under uh >> oath tonight, and uh has already been qualified. So the floor is yours, sir. >> Thank you. Thank you, board, for for hearing us. I feel a little guilty because we've been before you a bunch
with this project. uh and I think either the 2021 time or the 2023 time I sort of promised you all that I wouldn't be back here again for this project and here we are but in every instance it has bettered the project and the project has evolved. Uh we first started on this project in 2016. There was a U-Haul
station here and now there's a a building uh this was the rendering that was previously uh shown. This is the building today nearly done. Uh we are following the drawings. Um my team does make regular uh regular visits to this
site and it is I'm happy to say built per um per plan. Uh that said, just to take you through uh and remind you of the site. Uh this is a corner site. It's just under 10,000 square feet on Johnston and Whiten. Again, a former
U-Haul. This is in the Lafayette Park redevelopment plan. Um, and there's uh just a number of of of modest changes here. Um, Rebecca had mentioned them. I I've highlighted the ones or bolded the ones that that are of note. One, we've
gone from 14 spaces down to 12 spaces in the parking uh garage. uh 12 spaces were always what was required given the number of two-bedroom units we've proposed and we've taken them down to allow for a modest expansion uh for the
retail space uh as that that also required a a kind of reorganization of the egress path. Um so that's that's where the those two parking spaces went. You see the commercial space has increased from 22.89 square feet to 2476
square feet and um inclusive in this uh kind of cut to make larger retail we uh reduce the bark the bike parking from 55 bikes to 30 bikes again still compliant. So um the zoning tabulation uh remains
as it as it was uh fortunately. Um but you do see here that I am highlighting the change in bike parking and the change in off- streetet parking. Um for the record, right? Um I mentioned I I decreased the slideshow. I had individual plans. I'm just showing the
the approved and proposed plans next to one another. So the first floor plan you're seeing the the majority change is really in the expansion of the retail space which is green. Um you see that we took the bike parking space and
relocated it over into um the parking area. It's probably better there anyway actually. And we're able to give that back to the commercial space. Uh the only thing that that triggered in moving the bike parking is we had to make a corridor which you see if I move my
mouse here. This corridor is new a new egress corridor from the parking area that wasn't there before. Right? So, modest plan changes, but what this does is it increases the amount of square footage in that retail space by about 200 square feet, a little less than 200
square feet. And um that was meaningful to the tenant. The tenant, there's a lease signed, as Rebecca had mentioned, is a um uh a Korean barbecue. Uh they have uh they have another at least one other spot in Fort Lee, I think, and are
very excited to move down here. Um, I ride my bike in this neighborhood all the time and I really think that a a a proprietor like that will really further enliven the street and so I think it's a really great use. Um, it's just required us to do some changes. So I've gone
through the majority of them. Um, this is our second floor plan. The resiliency space and all that sort of stuff stays the same. What we are adding here because Korean barbecue is actually intensive. Uh, so Mr. Chairman, this is when we were talking about this before.
We've added two additional chimneys um that you see here uh in the corner uh and they are outside the building because the majority of the building you know is built and so we had to put them outside. So that that that um uh also
required that we redesign the rear patio on the second floor which is above the parking. So this is a corner this is a rear corner setback and you can see how that is reimagined um as we go through the upper floors. Uh there really is no change with the exception of these
chimneys that you still see. Uh I've called them out in every plan. Uh the affordable units stay the same. The unit count stays the same. There's really no significant change to the unit layouts as well. Uh and that takes us up the seventh floor. We have that 65% setback.
You see that um we are maintaining a common alignment in this wall even though we are setting back the rest uh or a majority of the rest. Uh, and you can still see these chimneys here. Uh, and we've added a little bit more detail in terms of the roof areas as well. Um,
eighth floor plan. And then the roof deck. Um, again, uh, just u a little bit further detail in here. The roof deck actually does uh grow uh slightly. It moves from about 1572 ft to 2,178
ft. While while we are still maintaining the um the amount of green roof required, which is 770 square feet, we've just kind of moved that to the front of the building, and you can see that there. So, modest change. Um not much in the way of elevation change. Um
there was a little bit more metal uh uh panel on the facade that has has been removed. Um uh but uh the the metal panel that still is operating in terms of fresh air intake and stuff is all there. So you see that um side facades
are um uh uh exactly the same. You see that here and then the rendering of the building. And then I just have a couple of other photos that I took uh I think on Sunday. Um just looking at the thing. We think it's a good looking building.
That's it. Okay. Thank you, Mr. Garber. Um, >> so just so we're clear, none of these changes have been made yet. Correct. >> No. >> Okay. >> No, I mean the the I've I have held them off on the ground floor. Uh, so if you walk in there, the ground floor is still
an open space. It's not finished at all. Okay. I I have met with um they have an interior designer or something like that for the barbecue place. I've reviewed some plans from them, but nothing's been nothing's been done. It's just the course of construction that you see here today. Um, and it's all obviously been permitted as well.
>> Okay. So that view we're looking at right now, that's not that new egress door on the left side on the ground floor. >> That is that is a great question. This is not that corridor is not made yet here. So
this is all open. And if you look back at our facade, there's a little bit of a wider column that has been constructed here. I guess they did do that actually. Good. That's very good catch. >> Okay. So, they put the egress door in, just haven't finished.
>> It's not I don't even think it's an e I don't think it's a final door yet. They have the storefronts in. Um, and I think that this is just black painted uh just black painted plywood or something at this point. And it was important for me to show you the, you know, the building as it as it
is uh currently. >> Okay. Can you zoom into that doorway or that? Sure. It's >> a doorway with an exit sign above it. Correct. >> With a reflection in the window. >> This is a
This is a uh a security camera that I think was always supposed to be there. I can't I don't know if that's an exit sign. >> There's a security camera at the >> on the outside of the building. That was always imagined.
>> No, no, on the inside. the one by the door. >> So if you look at that >> talking about the transom >> here, >> right? I'm sorry. >> Well, now we can correct here. >> Yes. Yeah. Is that an exit sign? >> I don't know exactly what that is to be
honest with you. >> Okay. Tell you what we're going to do >> is I can get over there on Thursday. I'm going to carry this application right now. That's right. >> I'm going to get over there and look at that exit sign if that's a doorway. >> Sure enough. >> And um we'll take it from there. Cam, it's up to you when we want to carry
this to because I have I have no patience for doing work that isn't approved. >> Fair enough. >> So, I don't care if it's June at this point. >> I think we're probably at June. >> May 28th 26th is still open, but
>> Okay. >> So, we're going to carry this to a date certain May 26th. >> Fair enough. >> Okay. Thank you. >> All right. statement. Let's call item 16. Case P2025-0233 is a site plan amendment for 3 New York
Avenue. Um I believe we have a conflict. Commissioner Wick, you have to myself. >> Okay. Thank you. >> Good evening, council. >> Good evening. Uh good evening chairman, members of the board. Robert Vertoello from the law firm of Connell Foley on
behalf of the applicant. Um this is a dimminimous uh modification to an already uh asbuilt building. Uh this building was completed in 2024 and a certificate of occupancy was issued. Um the purpose of this application is um
now that the building is up and running um we are making a or the applicant is making or proposing a modification to the number of parking spaces. Um specifically there'll be an increase of 17 parking spaces uh some of which are compact spaces which is the primary
reason why we have to come before you as compact parking spaces require um planning board approval. A couple of um um cleanup items. I noticed on the agenda it listed the number of units as 340. It's actually
336. None of that has changed. This was an as of right approval when it was done. It's remains an as of right approval. We just didn't want any confusion with that. And the total number of parking spaces we are proposing will increase from 206 to 223
which is an 8% uh increase which falls below uh the threshold of substantive change. However, as I stated earlier, since it involves compact spaces, we have to appear before you this evening. We did uh provide notice uh in accordance with the uh land development
ordinance uh that's been uploaded to the portal and I have a copy of the notice here this evening. Thank you, council. Chairman, I received the affidavit of publication proof of mailing with respect to the application at 3-25 New York Avenue. It does appear to be in
order. We're going to mark it A1 for the record. >> Thank you, council. >> One other note on the on the notice. Um, since this is within 200 ft of Hoboken, we also received a uh mailing list from the uh city of Hobok and have provided notice to the uh Hoboken city clerk.
I only have one witness here this evening uh a fact witness uh Mr. uh Robert Jenon who's a member of the applicant who can take the board through um the proposal. Essentially, it's a reconfiguration of the already existing uh parking space.
>> Okay. Thank you. Council testimony tonight is going to be the truth. The whole truth, nothing but the truth. >> I do. >> Your name? >> Robert Janon. R O B E R T. Janon. G I A N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N O O N E. >> Mr. Janon, good evening. Your license is current tonight. >> No license.
>> Oh, I'm sorry. You're a fact witness. I apologize. >> Um, >> I'm still thinking about the last >> Totally fine. Um, so as Mr. Verbella said, um, we look at this, uh, requested amendment representing a nominal increase of the parking spaces, 17 total
from 206 to 223, um, for our 336 unit building, which has been fully constructed, operational, TCOed for 2 years now. Um, as such, we've been closely monitoring parking utilization and traffic conditions all along the way. And we feel like this nominal
increase really helps us achieve the demand that we're currently seeing. Um there's no change to the building footprint orientation or the sizing of the main drive or the sizing of the garage itself. Really this is a striping exercise. Um and what we would intend to
do is um achieve the 17 spaces via um strategic restriping, the use of parallel and angled parking spaces, compact spaces, 12 of uh which will be compact um as well as the use of uh five tandem spaces. All the revisions would
meet the required dimensioning um as required in the LDO. Um and uh the way that we're we've always looked at this uh with traffic and engineering has been that we provided a main drive as well as two points of
access and egress uh in our building for flexibility where the last property before Hoboken or down the hill from New York Avenue. We always knew that there would be uh it would be a little bit of a learning curve. So back in 2019 through the preliminary site plan approval, the final site plan approval
in 2020 as well as our amendment. All along the way, we've been chatting with uh the division of engineering to ensure that they are uh fully satisfied with the functionality uh of our building. Two years now in operation, we haven't had any complaints. We haven't had any issues. All we're really here asking for
is for the the 17 additional spaces really to to meet current demand. >> Okay. Thank you. Any questions? Anybody? >> Chairman, real quick, just I see there was a transportation memo. Um I was wondering if you could respond to those
points. >> Absolutely. >> Thanks. >> So, uh in terms of the transportation demand um management strategies. So, we do have a uh shuttle service which has been really successful. Um so, we have a shuttle service. Uh it's a 25 seat bus.
It runs from 6:00 to 9:15 a.m. and then it also runs from 5:00 to 7 uh p.m. And uh as demand has uh switched over depending on our tenency, we also adjust that as well. That's been very successful. Um we have taken a survey of
our building in regards to um whether or not a car share would be uh successful. Unfortunately, car share seems to be something that's a little bit on the outs. uh we won't poo poo it for the the entirety of our ownership of this building. We're we're open to it, but
it's something that at this point in time um does not seem to be in demand. Um and then in regards to we we do have rentable scooters. We do have uh 168 uh bike racks which are uh well in use which is great. Um and that's the requirement and that's what we
installed. Um so from a TDM standpoint, we feel like we're achieving everything we possibly can be doing. Um from an accessible parking uh change standpoint uh it's hold on let me zoom in. So in order to achieve some of these compact
spaces we have relocated um a couple of the accessible spaces but we find that it actually is really beneficial uh to this building um in regards to spreading out the accessible spaces to the various elevator banks. Um so we have three elevator banks and therefore the
relocation of these two in particular uh to the main lobby elevator bank has actually been um what we looked at as an oversight from our initial approval. We feel like that that's pertinent to have two there and then the three remaining at uh in between the two other elevator
banks. And the final is signage. Um so this one parallel space that we are showing here. um this parallel space uh impacts our ability to have a two-way drive aisle. So traffic just wants to ensure that we
appro uh appropriately provide the correct signage um for um it being one way. We could totally do that. Um we already have bought the sign. We're ready to install it upon approval, >> but it has not been installed yet installed yet. >> That's what I like to hear.
>> So So one just quick followup for the relocation of the ADA spaces. Are you in fully accommodating the ADA pathway to the elevators, curb cuts, etc., whatever else is needed? >> Yes, we are. >> Perfect. Thank you. >> Okay. Anything else? Anybody? >> All right.
>> That's it. Okay. Is there anybody here from public that wants to comment on this application? >> Chair, see no one from public. I would like to close the public portion. >> Second. >> Okay. Motion is made and seconded. Public is closed. Cam, do you have anything you want to add to this? >> Just to reiterate, the applicant and their attorney have agreed to the
planning staff memo conditions. um in the memo dated March 19th of this year. >> That is correct. >> Okay. Um planning staff has no further comments and we recommend approval. >> Okay. Thank you, Cam. >> Chair, I'd like to make a motion to approve KP205-0233
as presented to the board with staff recommendation and conditions. >> Okay, we have a motion and a second for approval with conditions. >> Acting Vice Chair Gangaden, >> I. >> Commissioner Stamato, >> I. >> Commissioner Kaplan, >> I. Commissioner Patel. >> Hi. >> And Chairman Langston.
>> I. >> Motion carries. Five in favor, one abstaining. >> Okay. >> Thank you, Cam. >> Uh, one recusal, Cam. >> Uh, one recusal. Sorry about that. Thank you. Five in favor, one. Uh let's move on to as we said before item 23
is case P2025-000067 is a preliminary and final major site plan with C variances for 8 to 16 L street and 625 to 639 Newark Avenue. >> Okay. Thank you Mr. Chairman. Uh commissioners for the record Charles
Harrington of Connell Foley on behalf of the applicant. This is a notice case and I I would like to provide the the original to council. Chairman, I received the affidav The original notice that was posted on the portal does appear to be in order.
We're going to mark it as >> Okay. Thank you, council. >> Okay. Thank you. So, uh just give a quick overview. Um the the project before you um is located at the corner of North Avenue, Central Avenue, and
then there's a smaller lot uh a smaller street, lot street um that that cuts in there that you probably don't notice uh too often because it almost looks like an entrance to the uh parking back there. But the um my uh my client has been designated as
the redeveloper of this uh property uh by the JCA. It is uh located it's a split zone like uh the one uh I had earlier tonight where part of the property is within zone three and part of it is in zone five. Zone five uh
fronts on North North Avenue and then zone three backs up to lot street and uh because the the lot area uh within the zone 3 is greater than the lot area in zone 5, we're permitted to use the zone 3 uh regulations. Um, so what that that
means is, you know, we're presenting tonight uh a it's a 47story um building that that uses the affordable housing accommodations. Um the total unit count is uh 149 units. So what that does is
results in 105 affordable units uh within the uh the project. It also has that um commercial bonus floor that used to be called the office bonus floors. Two, that's two floors of uh 15 hotel rooms. And you know, this uh property is
sitting across the street from what will eventually be uh courthouse park, right? That's where the the current uh courthouse administration building is. Um so that that's something that was really taken into consideration as part of this overall planning. We've worked
extensively with the planning department probably you know over a year year and a half on this. Uh we've also worked uh closely with the historic preservation officer Maggie um O'Neal. And part of the reason is you'll see as part of this
project the corner building the existing corner building. We're going to um keep the front facade and preserve preserve that and restore it as part of the project. and you'll see that as as part of the uh the application um and presentation tonight. Uh there are a
number of variances uh that we're requesting and and it it has a largely due to the rectangular nature of the of the lot. You're you're looking at um the tower and base uh components that that's those those components kick in whenever it's above 18 stories. Um, so obviously
at 47 stories that those those apply to this uh project, but um there there are there really it's a there are no ways to um to to comply with those because of the the the rectangular nature of the lot
and the size of the lot. Um but so we are asking for uh relief from them. Uh and we will you know speak to to that during the presentation. I can represent to you that we did present this to the local uh community uh the Jersey City um
uh community with um I always forget the the acronym for them, but Chris Lamb and and that and and that group. Uh we have met with Councilman New Councilman Zupa on this and uh and as I said, we've presented to the JC. So, uh with that
said, I um I have uh three witnesses. I'm gonna start off with my engineer Ian Burton. Then I have my architect and then a planner to uh to present that. >> Oh, perfect timing. >> Yeah.
>> Well, sorry. It was a blue screen. So, it's just uh try wiggling the computer restarted. >> Uh looking good for lean. There we go. >> Nice. Nice.
Good start. Good start. No problem. >> It's a lot of >> Yeah. I can't look at something like that. >> What's that? >> I can't look at a screen with that many things on it. Okay,
that did it. >> And uh Ian, should we mark this as A2? >> Yes. >> And could you identify for the record? Let's get him sworn in first. Oh, >> sorry. Getting ahead. >> I do.
>> Ian Burton. I A N B U R T O N. >> Mr. Burton, good evening. Your license is current tonight. >> Yes. >> Okay. Thank you. You're qualified. >> Now we can mark it. Mr. Harrington. >> Thank you. >> Identify it. >> Can we identify it as A2? And if you
Yeah, if you identify it for the record, please. >> It's a 810 8-10 Lot Street. Uh, dated February 24th, 2026. >> Excuse >> A2. >> A2. >> Thank you. >> Colorized site rendering. Is that fair
description? >> Yes. >> Yes. >> Thank you. >> I can just go through some some recap. Uh, the site is known as block 8001, lot 16 through 23. Uh it's located at 8-10
lot street consists of.37 acres. It's just under 16,000 square feet within zone 3. The commercial center district journal square redevelopment plan. Uh it's located on central avenue which is to the south. Uh New York a to the east
and lot streets to the west and consists of uh currently consists of a number of mixed re mixed uh use residential and retail buildings. Uh the project is proposes a 47story building with 1,049 apartments, 26 hotel rooms, and uh a
little over 2,000 square ft of retail space. 10% of the apartments are affordable at 105. And we have the a number of variances including building height with uh the roof amenities. Uh 30 ft is permitted, but 32 feet is proposed. A tower front yard setback uh
where 10 feet is required, but five is proposed on Lot Street. uh setback of 10 ft uh is required but zero ft is proposed for the uh sideyard setback. Maximum diagonal dimension is 180 ft uh is permitted but 250 is proposed. U
minimum retail depth is uh 25 ft required but 22 is proposed on central a uh loading space there's a designated loading space is one is required but zero are proposed. Um minimum front yard setback on Central
A is 5T where zero is proposed and uh sideyard width I'm sorry sidewalk width on central a uh where 15 ft is required and 10 is uh proposed that's in relation to the historic building preservation >> and that's at at one section one part
right >> right and uh a minimum number of street trees where 13 is required and 10 are proposed there's also an existing non-conformity for the lock consolidation where 100 F feet um of lot depth is required but 66 ft is proposed.
Um looking at the the exhibit generally the site has pedestrian access uh for the hotel and the residential areas uh in the center of central a while the retail doors are on all three street frontages. Uh there's no uh vehicular
parking proposed, but there's bike storage where a half spot per residential unit plus four spots per 6,000 ft of retail is required for just over 500 uh spaces, but we are proposing uh just over a,000 bike storage within
the building and two uh external racks uh on Central A. uh no uh significant uh changes in grading where the uh we're maintaining the existing curb elevations which ranges from 97 to 100. Uh we're not located within any FEMA flood zones
and the building will maintain the uh the roughly the same elevations between 98 and 100. Uh it is a major development per uh Jersey City and D storm water management. Uh and as such we meet the uh requirements for quantity reduction during the 210year storm uh via matched
hydrographs. The site includes a 2,000 square foot green roof. All the storm water will be collected via the roof leader system and discharged uh into the public uh storm sewer system off of Newark A. And there's also a number of utility connections uh for water uh for
domestic fire and domestic and fire water services off of Central A and a number of uh sewer connections off of Newark. Uh and um coordinating with PCNG on uh gas and electric. Uh we have had a
number of meetings with the MUA to coordinate to make sure that all of our connections are are where they where they need them. Um and as I stated before, we have um 10 trees uh as shown, two on Lot Street, two on Newark, and the remaining on
Central uh where 13 is required in addition to the the green roof uh providing some some green space. Uh we have street lighting with 11 decorative street lights um and 22 building mounted lights uh for the facade lighting.
That is my general presentation. >> Okay. Is there going to be a transformer vault somewhere down there on the first floor? >> Uh the transformer vaults are are on the first floor of the building. I'm not sure if they're shown on this plan. >> We can show them with the architectural. >> Okay. >> Yeah,
>> that's fine. Uh >> and could you maybe Ian before you leave uh just identify Lot Street for the benefit of the board? >> We have Yes, we've coordinated with uh the planning office. Uh so this is Lot Street in this I'm call maroon area uh which will coordinate with uh them and
infrastructure on the pedestrian uh plaza area being proposed. >> Okay. Any questions? Anybody? >> Chairman. >> Sure. Go ahead. >> So are there any other uh vehicular access from currently from Lot Street that you're proposing to turn into a
pedestrian plaza parking or other properties neighboring >> there? Um there are properties like I should back up because the the idea is to speak with infrastructure about a pedestrian plaza but also coordinate
loading activities there uh for the purposes of the building and and for the retail. So, uh, we're not sure if if that can be become um a a fully pedestrian plaza, uh, until a future date because my client owns property on
the other side of Lot Street and and is working on a future development, but uh, vehicles need access through Lot Street to go to those parking spaces currently. So, that could not that could not be turned into a pedestrian plaza in in the near future.
Wait a minute. Let Let's back that up. So, where are we talking about the the access that the parking that needs access? >> You got to back up further than that. I think >> what are the other properties that your
client owns and what are the properties that also front on lot street? every if you look at exhibit A2 and you see those cars to the left right of the brown area which is Lot Street those are
all properties that my client is under contract to purchase >> and those are parking spaces that get access through lot street >> but he doesn't own those yet >> he does not own those yet that's why I'm saying we can't you the
comment letter from from the planning division was to work with infrastructure to possibly create a purely pedestrian plaza with access for loading. And and I'm saying that could not happen until
we we address that parking over there. You could you can't block their access for the parking. >> Well, but we could control it and then determine how we're going to develop. >> Sure. And you're the contract or your client's
the contract purchaser of those. >> Correct. >> Is Lot Street a city street? >> Yes. >> And that's being deed to your client for this project. >> Lot street is not being deed. No.
>> Being vacated. No, it would just we would work with conjunction with the the department of infrastructure and the city if if they wanted to create a pedestrian plaza. That's that's what was discussed with divi the division of planning. um
council in discussion with um the division of transportation planning, they expressed a desire to potentially utilize the um there's a pedestrian plaza provision within the municipal code that doesn't involve vacating the right of way um but
involves changing the terms of access. Um obviously that would be conditional on addressing all properties that front lot, but that would be part of the planning process. Um, and that would require an act of city council ultimately,
but um, I believe the applicant here is addressing improvements that would support that vision, >> but doesn't have the right to that vision. And I guess the question begs, what is the proposal?
>> What am I looking at in that brick area? A portion of lot street. >> That is the entire lot street. That brown area >> that is all of it. >> Yes. >> Correct. >> So our proposal is to improve lot street
and ultimately the decision is up to the city whether it becomes pedestrian or stays vehicular or as a little of both. You'll see we have sidewalks uh you know next to it. So, it's we're
just going to improve it with uh I think I think the idea is to improve it with pavers. >> Correct. >> So, your client is also >> purchasing the property across the street, right? Right. Right. Next to it to these where the cars are parked. >> That's correct.
>> And if I may, are these two family homes? That's where the cars are parked or are there what are they? No, those those are uh medical those all those medical offices that front on on Summit Avenue, those are the that's the back of those offices.
>> Okay. So the conceptually assuming the other access requirements of lot street are resolved. This would your client is proposing this to be a citymaintained cityowned
property. Right. This would not be their property that they would be maintaining. Um but they would do physical improvements such as to transform into a pedestrian plaza. Is that >> That's right. It would continue to be owned by the city. But I think ultimately if if they you know the city
may want the property owner to maintain it. That's that's a future agreement. I don't I don't know. But but yes, you're in answer to your question. Yes, it would be continue to be a city-owned property that my client would pro uh provide for improvements uh to the street. Similar to, you know, if you
pave a street as as part of a new development, you just you would do pavers instead of paving the street. So I don't know it's exactly the same thing but I understand what you're saying. >> Yeah. >> And Santo, if I may. So what if those
that purchases didn't go through the anticipated ones? >> So I'm not clear as to why this would be done in this fashion. Putting that aside, if I understand,
all that council is actually proposing is to put pavers in the lot street right ofway. You can't actually determine how it gets used because those other properties
are allowed to use it for vehicular access. Although to council's opening statement, cars park however they want over there and nobody knows that it's actually lot. Nobody seems to
be in control. But I guess that may or may not change. I >> But we >> Why aren't the other properties part of the plan if they're controlled by the same
ownership group? >> Well, it's it's a different project. Uh this this was this is all owned by by my client. This is this is a project that started well before that. Uh so that's that's really lagging behind, but they're not this is it's not presented
as as something that they go together. It's it's separate and apart. And in lot street, as you said, we're Lot Street will be improved either either through, you know, pavers. We're proposing if if the city and infrastructure said, "No, we want we want black pavement." Um,
then that's what would would be done there. And whatever the improvements are going to be made, it'll define the street better. Uh, because as as I said earlier, if you if you go out there, it kind of blends in together. You don't know where where lot Street is and where it begins and where it ends. But it
ultimately our proposal is to improve Lot Street consistent with the uh uh the the um direction of the city. >> So I don't even want to talk about a pedestrian plaza yet until >> Fair. >> Yeah, let's that's off in the future. We
can't consider that as part of this application. >> Yeah, I only I only brought up because it was it was in the planners report and that's something that we would be willing to pursue, but Okay, understood. Yeah, I don't want to dangle that out there for anybody on the board tonight. So,
>> chairman, if I may, I only would consider there opportunities in the future to have this developer make improvements to of an undetermined, you know, without defining what those improvements are, but to be financially, you know, they're making an offer to the city for to create improvements on this
space. Um, without defining what they are, >> they can make that offer to the city all day long. I can't make that offer to the board. >> Very well. >> Okay. It's it's two separate entities. It has nothing to do with our decision tonight. >> Makes sense.
>> But they are proposing to make improvements to the >> to Lot Street itself. >> Street itself >> to still provide access to the cars that are parked on the left side of that photo.
>> Correct. And that's the only reason to improve Lot Street right now. >> Well, if I could, I think we're required to improve Lot Street. There's the the local ordinance uh is there's a requirement that you have to repave >> uh streets that are adjacent to the project. So
>> that by ordinance the the applicant has to improve it one way or the other. >> Sure. >> Okay. would either be pavers or ash. >> It's going to be pavers or it could be ash. >> They're proposing to make that
improvement with pavers >> to the city street to be continued as vehicular access until they can convince the city to turn it into a pedestrian plaza. If
they can convince the city to do that at some future date, that's what I'm understanding. Is that fair, council? >> That's fair. Yep. >> And for what it's worth, that may or may not happen if they have to maintain
vehicular access for other sites. >> Yeah. In in short, we're on board with it if the city wants it, >> but it's it's not a question whether the city wants it or doesn't want it. That parking has to be removed first. That use has to be removed before we can turn
over Lot Street in any other form that it exists right now. >> Exact. That's that's the point I was trying to make earlier. I don't it wasn't clear, but >> Okay. Um Mr. Mr. Burton, one quick question. There's five black dots
on the bottom of that pa area. What are they? >> Those those were removable ballards, I think, in coordination with the uh the planning. >> Removal of ballards. >> Removable ballards. Sorry. >> Removable. >> Correct. >> Removable by who? The people that park
there currently. I guess the the the original concept was um was geared towards the this project lot street. So the the maintenance to to get access if they needed any particular access back there. >> Yeah. It I'm sorry I don't mean to cut
you off but it really those ballards really should be dismissed and and removed now based on our conversation that they were really installed just to show that how you could possibly make it a pedestrian plaza consistent with the comment from in the planners report. >> Sure.
Okay. So, this exhibit, >> can we remove this exhibit now from the record >> because this in in the current plan, this can't be built. >> Correct. >> Go ahead. >> So, where do we go? Where do we go from
here? Do we just remove it from the exhibit? We all saw it. We all talked about it. >> No, it doesn't get removed. It would have to be supplemented with a change showing the removal of those ballards.
We can dictate that, you know, those ballards cannot be installed. They they can't be installed. That's city property. So, I don't know, you know, if this was supposed to be or
thought to be that it was going to be a pedestrian plaza, but we've already discussed that >> to death. >> I I agree. I think we could we're stating on the record that, you know, to clarify at this exhibit that those
ballards should essentially be disregarded consistent with the the discussion here here tonight. >> Okay. Okay. Is there anything else on this drawing that has to be disregarded rather than wait for me to ask a question about it?
>> I don't think so. No. >> Chairman, go ahead. >> Just one question and perhaps this is best directed to your engineer, but does the grading and the site of the improvements you're discussing on Lot Street align with the other adjoining
properties? the uh yeah I guess we didn't propose any any significant grading on lot street so if we any changes on lot street would tied into what's there now so we would not have been affecting neighboring properties that does that
answer your question >> so the current geometry of that the buminous pavement would just be replaced with pavers >> correct >> thank you >> is is there a
>> is there a crosswalk proposed across lot street also >> you know I see I see a space here for a crosswalk on the diagonal of that bend doesn't appear proposed and it does not appear that there's any improvement on
the south side of Lot Street in terms of curbing and sidewalk. >> Sure. >> Do you have your plans? >> You should crosswalk in. >> Yeah. So I think when we you know when we had
a pedestrian plaza we we had uh >> we don't have sorry don't want to confusing the mudding the waters we we can add a crosswalk we have a crosswalk um shown on the site plans >> can you identify the sheet that you're referring to
>> so these were the site plans it's the fourth sheet sheet uh C3.01 01. >> And are you referring to the lower leftand corner? Uh, and if you could maybe circle identify where you show a proposed crosswalk.
Uh, but to reiterate, right, there's no proposed improvements uh west of of Lot Street. So, we were we had our um curb ramp uh at our corner and at the crosswalk across lot street. >> Okay. My next question
is why is the curb ramp on the corner? It it seems like part of that curb ramp puts you actually onto the street, not into the crosswalk. Yeah, I guess the the curb ramp should be rotated
to the left so in line with central a >> in line with central a and the crosswalk that's being proposed. >> Yeah, that's usually how we do it here. >> Yeah, a correction I should make. >> Yeah, that that curb ramp would require a landing zone for the wheelchair to rotate at the bottom of it that would
extend outside the crosswalk as it's shown right now. >> Okay. Um, can you clarify the crosswalk itself? Is that intended to be striped or paver material? >> I guess we would, you know, depending on
the the infrastructure department on on their preference. Um, if we if we're making the lot street pavers, um, I think there was uh some discussion or intent to to have it aesthetically appealing as a a crosswalk. But if it's just going to remain asphalt, we would
do the typical painted crosswalk. Gotcha. And then would there be a ADA ramp on the other side of lot street since you are making improve proposing improvements across >> I think that's a a re a reasonable change. >> Great.
>> Okay. So >> we're making too many changes here. >> Do do we have any drawings without the ballards? Are they on every single civil drawing or ground floor drawing or you know any detail to the outside of the building?
>> Uh the the latest iteration that that was submitted has the polards on the on the plan >> on everything. >> Yeah. >> Okay. >> Yes. Commissioner >> Matt. >> Yeah, it's just too many too much.
>> Matt, have you seen anything that >> Believe it or not, I'm not done yet. >> So, I have seen an app I have seen and maybe procedurally this muddied things. Um, I've been simultaneously been engaging
in pre-application meetings with the applicant >> for developing the other side of lot street. >> Okay. >> That was my concern. >> Yes. Um, and there is and I I agree with you. It's hard it's
hard to evaluate this without seeing both phases at once. >> Correct. >> Yeah. I mean, I know what I'm looking at and this is a future you know, astream plaza with >> something going on the other side that we're not seeing yet.
>> Yeah. Well, it's part again, this is a standalone. We we are we do have an application that that could come in later, but >> sure, >> my client owns this property now. He he's in he's in contract to buy the other property and we all know things can happen. So we can't we can't propose
something on you know we didn't want it we would want to have both projects here where you have one that you own and one that you don't and then we're we're promising something that would may not happen. So that's why that's why this is presented to you tonight. And yeah, the the Ballards are there, but >> and and I maybe I'm being simplistic,
but you would just disregard the ballards because again, this was this was it was a result of our discussions >> that that in the event you could do it. What? Because we would we would make those improvements regardless. Uh but for the the Ballards, it's still going
to be a vehicular. But that's not necessarily true. If the only other person that benefits is the other property that your client then owns and if he's in discussion to
develop that in a certain manner that there's no vehicular traffic and it's going to be asked to be turned into a pedestrian plaza because we have ballards there because that's what we're intending.
So it seems to me that this project came first, then he was maybe able to contract for these other pieces. And I understand the timeline and that it's further behind, if you will. But from a
pure coordinating and planning standpoint, I think this is the inherent struggle when you know we don't know but there are ideas going on on the other
side of the coin. Well, I um I mean I feel like we've painted oursel into a corner by agreeing for to to create the pedestrian plaza where you know simply you simplistically we could say well we're just going to improve it
uh it's it's a street. We're going to improve it as is in pavers or blacktop and with curbing like every other project and leave it at that. Um, you know, we we you know, we're moving forward because of the discussions that we think it's a it's a nice idea down
the future, but you know, we can't commit to that because it's the city's ultimate decision. >> Sure. >> So, that's where it's it's a street. It's it's we're trying to dress it up. Um, but I it's kind of, you know, the tail wagging the dog here. But, uh, you
know, you know, it's I think we're again we're because we're we're good with the the the idea. Um, but simplistically, we're we're we want to improve that street how the city wants it approved. >> Sure. And I
believe me, I I don't hate the idea of a pedestrian plaza, obviously, but it's just what's being presented to us tonight isn't buildable as it's, you know, it's showing me as a pedestrian, it's a pedestrian plaza as far as I'm
concerned. The the design of it, it's not an improved street. Um, so you know, as as that's happening,
as that streets being improved, does the neighboring property, you know, we have to assume that neighboring property is staying exactly as is until we see something else, >> right? So, are the lines going to be restriped
afterwards? You know, there's there's so many questions that are popping up right now that just >> that I think would be solved if we saw the bigger picture of it. >> How is anybody going to
park their car back there while this building is going up? you you're so you're going to improve the street. Let's say we pave it in blacktop. How does anybody get to access that lot
while that's being paved? And I understand that happens all the time in the city, >> but is that an ongoing process? Is it a one-day thing? and they come in, they pave the street, everybody can go park their car back there again. Yeah, I don't know. I don't know what
the answer is there, but I I don't know if we can I don't know if you're asking us to bring the other project before the board with this project because of the fact that you again they're those are under contract. >> I understand. I understand. I'm not
telling you to bring the other project in. I know it's not in front of us. But I feel like I'm looking at a half of a project right now, >> right? That eventually will continue on the other side of that pedest
possible pedestrian plaza. So, you know, I don't know how long we've been talking about this, but you know, two glaring problems jumped out at me on the first page that we've looked at. The crosswalk dumping right onto Central A
is a big problem. The Ballards that shouldn't exist on a drawing, and they're on every drawing. So I I feel like this was drawn as a multi-phase project and it's not being
it shouldn't be presented to us like that and it just it feels like it's missing something and the the lot street improvement is not making sense to me right now. Understood.
>> Great. >> So, um I mean I'm I understand what you're saying. I, you know, reading the tea leaves here. Um we're uh I guess we'll, you know, we go take back take a step back, work with Matt. Um obviously
change this and then whether or not we come back and show it, you know, show it independently or see where we are with the other with the other application. um whether and I'll find out, you know, there's there's other, you know, closing dates and all that other stuff that I I
have to look into. Uh and if I could maybe get this carried to the next available meeting if that might be end of May. Is that >> That's correct. It would be May 26th. >> Yeah. And then that'll give us some time to uh do our homework and and and uh
square this away. I I mean, I'm not telling you what we should see. Obviously, it's your application, but I I just like to see an improved black top street back there that looks like any other street. And if we want to
change it later to tie into another project that's on the other side of that street, it's very easy to put pavers down over a black top or take the black top up. >> So, no, understood. It's like I said, we we we decided to go with the fancy
street and we painted ourselves into a corner. >> I get it. I get it. It you know, what I think I'm seeing is going to look nice, but I'm not seeing it here. Understand? Okay. >> I don't know. That's That was probably a
10-minute word salad that would make any president happy, proud of me. So, I don't think I can talk about it anymore and make any sense. So, uh let's move to carry this to uh a date certain May 26, right, Cam?
>> Yes, chairman. >> Okay. >> Okay. Thank you, council. >> Okay. Thank you. >> All right. It is 10:10. Let's move on. Uh, we have other items to carry still tonight. >> Um, chairman, I received correspondence
from attorney Conlin regarding item 19 on the agenda, case P20-168, address 417 427 Hoboken Avenue for preliminary and final major site plan. They've requested a carry with preservation of notice to May 26th.
>> Okay. Okay. Do we have anybody else that you spoke with, Kim? >> No. >> Okay. So, Mr. Lean, good evening. >> Good evening. I have items 20. >> Did you say >> and 22?
>> Yeah, that's and and 17. >> And 17. Yes. Excuse me. Let's start with 17. >> 26. >> Yes. >> Um I'm going to be looking over towards Mr. Harrington because this is his client. So >> for uh for 597,
>> it's going to be a busy meeting. >> Okay. So we're going to carry case P2025-000068 to a date certain of May 26th with preservation of notice. Thank you, councel. Uh I would request
the same for item 20 P2024 0106 and the same for item 20 which is 22 which is P 2025 0160 >> uh 20 and 22
>> 20 and 22. Yes, Cam. >> Yes, council that is acceptable. That meeting is now closed. Yeah, I think we've carried enough to that meeting. >> All right, just slid in there. Slow down. >> Okay. >> Thank you very much, everyone.
>> All right. Thank you, council. >> Chair, was that for >> Yes, correct. Item uh 20 and 22 are carried to the 26th. By the simple fact that everybody just walked out of the room, I think >> that filled up the rest of the agenda.
Did we miss anything >> that needed to be carried? No chairman. Okay. >> Chair, I have six resolutions. >> Perfect. Thank you. >> Resolution of planning board for the city of Jersey City. Applicant is 6 369-371
Whitton Street LLC for one-year extension of preliminary preliminary and final major site plan with C deviation 369-371 Street, block 1 19001, lot 8. Case
number is P2025-0252. Second resolution applicant 455 Joel A Jewel Group LLC minor subdivision approval 4553rd Street 455 452 456 Third
Street block 0901 lots 117 133 and 134. Case number is speed 2025-0101. Applicant is 455 Joel Group LLC.
Preliminary final major site plan approval. Let's see variances in design waiver 455 3rd Street 455 452 456 Third Street block 10901 lots 117 133 and 134.
Let case numbers speed 2025-0102. Applicant fourth resolution applicant Rohit Shaw and Jeta Shaw for minor site plan approval 114 Lincoln Avenue, Jersey City. Case number is P2025-000025.
Fifth resolution case number is P2023- 01000. Applicant is Usher Levy. Address is 99 Arlington Avenue, Jersey City, New Jersey. Decided on Tuesday, January 27, 2026.
Applicant for preliminary and major major subdivision with C variances. Finally, City of Jersey City Planning Board in the matter of 3003rd Street LLC. Applicant numbers case number is P2025-000062
decided on March 10th, 2026 >> for minor site plan approval. >> Okay. Do we do we have a second, please? >> Second. >> All right, Cam, can we have a roll call, please? >> Acting Vice Chair Gangaden. >> I. >> Commissioner Wick.
>> I. >> Commissioner Stamato. >> Hi. >> Commissioner Kaplan. >> I. >> Commissioner Patel. >> Hi. >> And Chairman L. Hi. >> Motion carries. All in favor to memorialize resolutions. >> Okay, thank you guys. Um, could I have two seconds for an executive session, please?