2026-09-29 - Planning Board

00:006 with a start time of 5:40. Can we all

00:04stand for the pledge of the allegiance?

00:07>> Ice

00:09to the flag of the United States of

00:11America and to the republic for which it

00:14stands, one nation under God,

00:17indivisible, liberty and justice for

00:19all.

00:22>> Kim, can I have the sunshine

00:23announcement?

00:24>> Yes, madam chair. Good evening everyone.

00:26Today's Tuesday, September 29th, in the

00:28year 2026, this is a Jersey City

00:30Planning Board meeting with the

00:31scheduled 5:30 p.m. start time. And in

00:34accordance with the Open Public Meeting

00:35Act, notice of this meeting has been

00:37posted with the city clerk, on the city

00:38bulletin, and on the city website on

00:40September 24th of this year. This

00:42meeting was also posted on the Jersey

00:44City Division of City Planning web page,

00:46and all distribution materials made

00:47available to the board were published

00:49and made available to the public.

00:51>> Thank you. Um, roll call, please.

00:54>> Yes. Acting Vice Chair Patel,

00:57>> I here.

00:58>> Commissioner Conaway

01:00>> here.

01:01>> Commissioner Stamato

01:02>> I here.

01:03>> Commissioner Capers

01:04>> here.

01:05>> Commissioner Kaplan

01:06>> present.

01:06>> And Madam Chair Gangadin

01:08>> here.

01:08>> All right. We have six commissioners

01:10present. We have a quorum.

01:11>> Thank you. Can we ask correspondence?

01:14>> Yes. Um,

01:16we have no correspondence um for the

01:20first time in a while, but I am going to

01:21say that we've marked into evidence the

01:23sunshine announcement as B1.

01:26>> Okay. Thank you. Can we swear in staff,

01:28please?

01:28>> Yes.

01:31>> Let's see. Matt, Ben, Joe, Cam, do you

01:33guys find any testimony you get tonight?

01:34The whole truth and nothing but the

01:35truth.

01:36>> Yes.

01:38>> All right. That concludes uh staff

01:41opening.

01:42>> Thank you.

01:47I'd like to call case P2026-0133.

01:52It's a one-year site plan extension 381

01:56Route 440.

02:00>> Mr. Le,

02:01>> good evening commissioners. Uh for the

02:04record, Tom Lean of Connell Foley. This

02:06is an extension request. I know that

02:08notice is not required. However, I did

02:10provide it and post it on the portal. I

02:12would just like to uh provide a copy to

02:14your council.

02:15>> Sounds like

02:28you council. Madame [clears throat]

02:30Chair, council is correct. Notice is not

02:31required on this particular extension.

02:33However, since council went through the

02:36trouble of providing the notice,

02:38we're going to mark it as A1 for purpose

02:40of the record. Thank you.

02:42>> Thank you. Uh the extension before you

02:44this evening was for a preliminary site

02:47plan approval we requested from the

02:48board uh which received approval back in

02:50October of 2023. Uh this was the site of

02:54a bank drive-thru facility that is

02:56located in the same parking lot as where

02:58the new Target building has been

03:00constructed out on 440. Uh the bank uh

03:03is no longer there. Uh my client who

03:06owns the property has carved out a space

03:08for a retail pad. Uh we came before the

03:11board and just asked them to approve

03:14um a preliminary site plan to uh keep

03:16that use on the site there. Um we're

03:19just asking it to extend it now that the

03:20target has been completed. My client is

03:22meeting with a number of uh possible

03:25tenants to occupy that space. They'll

03:27have to come back and do the final site

03:29plan approval and ask you for signage or

03:30anything of that uh of that nature.

03:34>> Is that your testimony?

03:36>> That's it.

03:36>> Thank you. Any board comments?

03:39No madam.

03:40>> Sure.

03:44>> Sento, is that normal

03:48>> for the extension?

03:49>> Yes, it's satisfactory uh under the

03:52legal standard as to why they have not

03:54been able to perfect the application at

03:58this point, but I think council's

04:00justification is clear and obvious.

04:03>> Thank you. I would like to open for

04:04public. Is there anyone from the public

04:06who would like to comment on this uh

04:08matter?

04:10>> Madam chair, there is no one in the

04:12public. I'd like to close to the public

04:14portion.

04:14>> Second.

04:16>> Thank you. Okay.

04:18>> Planning staff would just ask that the

04:19applicant's attorney agree to uh add the

04:23conditions from the original approval to

04:25the resolution on this extension. So

04:27that's case P23-072.

04:30And if those conditions are acceptable,

04:32planning staff will recommend approval.

04:33those conditions are acceptable to my

04:34client. Obviously, if somebody comes

04:36back in with a final site plan, they'll

04:38deal with with staff uh if there are any

04:40additional comments that need to be

04:41added to that final approval.

04:42>> Okay.

04:44>> Okay.

04:45>> I'd like to entertain a motion.

04:48>> I'd like to make a motion to approve the

04:50case uh number P2026-0133

04:55as presented to the board this evening.

04:58>> Second.

05:00A motion to approve. Acting Vice Chair

05:02Patel,

05:03>> I.

05:04>> Commissioner Conaway,

05:05>> I.

05:06>> Commissioner Stamato,

05:07>> I.

05:07>> Commissioner Capers,

05:08>> I.

05:09>> Commissioner Kaplan,

05:10>> I.

05:10>> And Madam Chair Gungarden,

05:11>> I.

05:12>> All right. Motion carries. All in favor

05:13with conditions.

05:14>> Thank you everyone.

05:15>> Thank you.

05:16>> I'd like to call KP206-01000.

05:20It's a one-year site plan extension.

05:22Address is 535 Manmud Street.

05:28>> Good evening, Madame Chair and members

05:30of the board. My name is Ronald Shaian.

05:32I'm an attorney with Schuman Hanland and

05:35we represented the applicant in this

05:38matter uh at the original application

05:41and subsequent to that application there

05:43were two extensions, the last of which

05:47was to expire in August of 2026.

05:51And for the reasons that we have set

05:53forth in our explanatory letter and the

05:57economic conditions that currently

05:59exist, uh, our client is asking that we

06:03receive another one-year uh, extension

06:06until August 23rd of 2027.

06:16This was a 246 unit resident multi- uh

06:20use building uh in the Newport

06:22development area.

06:28>> Thank you councel.

06:31>> Any board comments?

06:34>> No.

06:36>> I would like to open for the public. Is

06:38there anyone from the public?

06:40>> Madam Chair, there's no one in the

06:41public. Do you like to close the public

06:43portion of it?

06:44>> Second it.

06:46>> Public list closed. Um, so you're acting

06:49for Sophia.

06:50>> Okay.

06:51>> Yes, madam chair. Okay. Um, planning

06:53staff would ask um that you agree to all

06:56the conditions that were previously

06:57placed on your resolution for case

06:59P22-030.

07:02And if those conditions are acceptable,

07:04planning staff recommends approval.

07:06>> Yes, we will.

07:07>> Okay.

07:07>> I'd like to entertain a motion.

07:10I would like to make a motion to approve

07:12the case as presented in the board. Case

07:15number P2026

07:20>> 01

07:220.

07:24>> Second it.

07:25>> On a motion to approve with conditions.

07:27Acting Vice Chair Patel

07:29>> I.

07:30>> Commissioner Conaway

07:31>> I.

07:32>> Commissioner Stamato

07:33>> I.

07:34>> Commissioner Capers

07:35>> I.

07:36>> Commissioner Kaplan

07:37>> I. and madam chair Gangadin

07:39>> I

07:39>> motion carries all in favor with

07:41conditions thank you thank you very much

07:43>> I'd like to call case 2025-0138

07:47is a preliminary and final major site

07:49plan with C variance address is 292 van

07:53horn this matter was um heard on

07:57September 8th and testimony was taken

08:00the following commissioners were present

08:01at that meeting

08:04uh commissioner capers commissioner

08:05Kaplan commissioner Conaway Okay,

08:07Commissioners Stamato and um acting vice

08:11chair Patel and myself.

08:17>> Good evening.

08:18>> Good evening. Thank you, Madam Chair,

08:19and uh good evening, board and councel.

08:21Uh I'm Jim Burke. I'm filling in for the

08:23eminent Steven Joseph who's on vacation.

08:26Uh and uh as you recite it, um it's a uh

08:31project in a redevelopment zone and

08:32there was one issue involving

08:34landscaping and a variance. Uh so this

08:37is the second hearing and uh the

08:40applicant was asked to come back to

08:41address that one issue. So to my left,

08:44where is he?

08:45>> Where's Russell?

08:47[laughter]

08:48>> You disappeared.

08:49>> Uh to my left is the architect. Uh I'll

08:53remind him he's still under oath and

08:56then he will walk through uh the issue

08:59involving the landscaping. You know,

09:01before uh I came here tonight, I did go

09:03down to the site and I saw what what the

09:05issue was involving the the easement in

09:07the back. Uh and that's the uh issue

09:10that is being presented as far as the

09:12inability to provide uh the landscaping

09:15according to the ordinance.

09:17>> All right, let me grab the cord.

09:20>> So, council, as I understand it, the

09:22plans have been revised. There's been

09:24some additional measures put forth. So I

09:28am sure

09:30>> Russell is going to testify to the

09:32revisions to the plan and walk us

09:34through that.

09:35>> Council that's correct. Um several pages

09:38in the plans were changed. Um and uh

09:41>> you just speak into the mic because I

09:43know there are members of the public

09:44that are interested.

09:45>> This one

09:46>> if you turn it on it goes live.

09:51>> Okay. Is that on? Okay. Yes. That's

09:54that's correct. council. There were

09:56several pages in the plans which are

09:58changed in order to try to ameliate uh

10:01the issue involving the landscaping.

10:04>> Thank you.

10:08>> All right.

10:10>> Russell, is your license still current

10:11and standing? Thank you. You're

10:13qualified.

10:14>> Um as you can I guess this is is a

10:17sharing yet or not?

10:19>> We can see it.

10:21>> Oh, I'm sorry. [laughter]

10:23>> That's okay. Thanks, Cameron.

10:29All right, so originally we had uh 12%

10:33uh landscaping um and we're acquired 50%

10:36of the residual leftover land that we're

10:38not using for the building or the

10:40parking or anything else as

10:44um for the uh for the landscaping. So

10:47the uh building itself we we are

10:49required 525 square feet. Um it's uh

10:53that's how much we're required for our

10:55landscaping. We didn't quite get there,

10:57but we got uh on our property itself, we

11:01got down to uh 200 235.66

11:06square ft, which brings us to a 22.4

11:09of our required landscape. We did that

11:11by adding a couple extra plant beds in

11:13the back um adjacent to the access aisle

11:16over here and also on the other side of

11:18the the parking area. We reduced the

11:20parking um width. We got we got bring

11:22them down to 86 as opposed to nine. And

11:25we reduced the uh the handicap down

11:29because we're you know we're still

11:30allowed to get the eight and the five

11:32space that we're allowed to use for our

11:34handicap access and our handicap

11:36parking. I also came up with another

11:37idea along the way. Um and uh we talked

11:41about using these uh grass pavers in the

11:44back where you have these in um pavers

11:46that are filled with grass at the

11:48parking area only. in this actually

11:49where you're parking in the cars and

11:51I'll show you that in a in a moment and

11:54that part that space alone was 450 ft

11:57and at 40% of it which is what they're

11:59saying on the uh information that is the

12:03grass section brings us to 180 ft and we

12:06also did add in a planting bed in the

12:10right in the rightway 5 feet by um uh

12:15let's say 5t by 25 and that bring me

12:18another 125 5 ft in gross. I said option

12:21option with everything. We actually

12:24brought our um our number although we're

12:26not all on our property to 540.66

12:31square ft which put us to the 51.5%

12:36which was like what we're presenting is

12:38what I by code I could only get to 22%.

12:42By the residual lectures that we're

12:44doing, we're actually getting to the 50

12:4751.5 even though the the planting beds

12:51technically the the fi the extra 5 foot

12:54planting bed by 125 is not on our

12:57property. It's actually in the city

12:58right away and we need a franchise

13:01agreement for that. If we come down here

13:03further to um sheet I get to it

13:09further down

13:13if we get to sheet uh it's called ASP

13:16for I was actually showing the detail of

13:18that that planting idea in the parking

13:21lot just it's actually just in the

13:23parking stall area where you have these

13:25like grass inlaid pavers that we can put

13:29in that you know add some more

13:30landscaping even though it's really not.

13:33But it does bring into the fact that it

13:36is extra landscaping. Our biggest

13:37problem is we can't get our our land to

13:41work out because in the back of the

13:43building there's a drive on our property

13:46part of the easement and that is a 11

13:49foot by 30 um 35 ft space 385

13:54square ft. 36.7%

13:58of our residual leftover landscaped area

14:01is actually used for that dry vial. So

14:03we're already starting off at a negative

14:05385 square ft. And out of the the 10,000

14:10I mean out of the uh,50 square feet that

14:13I need to come up with and we're

14:15required also by this plan by the design

14:20and the and the ordinance. We required

14:22to have those three those three parking

14:24spaces in the rear according to the

14:26zoning ordinance. So I don't know. It's

14:27really hard to get to the numbers if I

14:30either going to ask for a variance for

14:31parking and do the landscaping or ask

14:34for a variance for landscaping because

14:36I'd have the parking.

14:37>> So, Mr. Bonder, you had testified at the

14:39previous hearing that [clears throat]

14:42the reduction of the footprint of the

14:44building would actually not help in

14:46terms of the landscape ratio because

14:48obviously as the building gets smaller,

14:51the amount of square footage needed for

14:53landscaping in the rear continues to go

14:56up and that it's an impossible

14:58calculation.

14:58>> Yeah, I started working on that really

15:00hard. I realized the building would have

15:02to get to like under 40% of the lot and

15:04we're allowed to 70% of the building

15:06coverage and we would be under 40 just

15:08to possibly get to to the landscaping to

15:11work. So I mean that brings a building

15:12down smaller than the existing condition

15:14we have exist today. and you were just

15:18testifying, but I'd like you to finish

15:20the thought in terms of in order to get

15:22the landscaping to comply,

15:25the required parking spaces that would

15:28need to be removed would be one parking

15:31space or two parking.

15:32>> We would probably have to take two

15:33parking spaces away just to get that to

15:35comply.

15:36>> And then you'd be deficient in parking,

15:38but you could comply with the landscape

15:40requirements.

15:40>> Correct. Either have one variant for

15:42landscape or one for parking. I know the

15:44neighborhood requested as much parking

15:46as I could get at one point.

15:53So, I mean, we did try to work on as

15:55many things. We also did add another

15:58like 200 ft of green roofing to bring us

16:00to a grand total of 778

16:03square ft of green roofing. And by doing

16:06all these extra changes, we actually

16:08changed our G for our flood information,

16:11our flood numbers from like just around

16:1330 to now 44. So our number jumped by

16:17almost 14 in terms of a G, which is a

16:20significant number in terms of like

16:22helping out for flood mitigation.

16:26>> Does that conclude your testimony?

16:28>> That's that'll do it.

16:30>> Okay. Any board comments?

16:32Just a quick question, Madam Chair, for

16:34the um for what you're proposing for the

16:36planting bed in the public right of way?

16:38>> Yes.

16:38>> Um is the maintenance of that going to

16:40be by the property owner?

16:41>> That's by the property owner. All

16:43anything you do in the rightway is on us

16:46and adjacent to our our site. The

16:50there's actually um adjacent to our site

16:54on both sides. They already are using

16:56the uh right away on the neighboring

16:58properties. So, we're not encroaching

16:59any further out than they are. We're

17:01just taking 5T of it, which still leaves

17:03us with a almost a 6ft

17:05um 6T sidewalk in front of the planting

17:09in front of the tree street beds, which

17:11means we have actually a uh almost an

17:1311t um sidewalk including the street

17:17street trees.

17:18>> Thank you.

17:20>> Any other board comments?

17:22Thank you.

17:24At this time, I would like to open for

17:26the public. Is there anyone from the

17:27public?

17:31Okay, come on up. One at a time.

17:34>> Um, these are for questions, not

17:37comments.

17:38>> Public comments.

17:39>> Comments. Oh, comments. Okay.

17:40>> Every Okay.

17:42>> Do you have another witness?

17:43>> No.

17:45>> How you doing?

17:46>> Okay.

17:46>> Yes.

17:48>> Tonight is going to be the truth, the

17:49whole truth, and nothing but the truth.

17:50>> Yes. For the record, can you spell your

17:51name and give us your home address,

17:52please?

17:52>> My name is uh Juan Davila, spelled J u

17:55D- A V I L A. And uh my home address is

17:58353 Holiday Street and 355 Holiday

18:01Street. I'm literally right behind the

18:04project that's gonna place. You have

18:06three minutes.

18:07>> Yes. So

18:09I'm here to represent myself and also my

18:11my my parents that can't be here.

18:12They're 85. They can't walk. So okay,

18:15this project um this specific project

18:17directly impacts my family in the

18:19neighborhood. We all come home for

18:21decades. My par my parents have owned

18:23our home over 30 years and have been

18:25living here. I've been living next door

18:27to them for seven years with my wife and

18:28my kids, my five kids. My parents have

18:31put literally a blood, sweat, and tears

18:32into this home and to maintain this

18:34property, investing our community in the

18:36building, a life in this home. Like many

18:39long-term residents, they have anchored

18:43the this neighborhood through its

18:44changes and their voices deserve to be

18:46projected against development that

18:48threaten the character and the stability

18:49of our block.

18:51Number one,

18:54property taxes. It often raises the the

18:56total property value of this area which

18:58can increase individual property

19:00assessments and that would directly

19:02affect what we will have to pay yearly

19:04and monthly. Number two, traffic and

19:07safety. Our local roads cannot handle

19:09more cars, especially huge construction

19:12trucks. It's going to affect our parking

19:15lot by not being able to enter or exit.

19:17And that's a tremendous inconvenience

19:20for everyone that needs access to their

19:22parking spaces in case of any emergency.

19:24We need to be able to get in and out.

19:27With ongoing construction, we will not

19:29be able to do so. Also, it's going to

19:31directly impact everyone that has to be

19:33that has to come from work and that has

19:36to drop and pick up their kids from

19:37school. For example, on the corner of

19:40Pacific and Johnston, there's a similar

19:41project that's going on at this point

19:43that's taking place literally as we

19:44speak. They're having all the issues

19:47that I'm listing plus more. Um,

19:51I'm sorry.

19:53Uh, our streets is even smaller than

19:56theirs. That's right on Johnston

19:57Pacific. If you stand on the entrance of

20:00their parking lot, you see nails, broken

20:02wood, mud, cement, tools, construction

20:04trucks. I even saw a gasoline tank right

20:08um on right next to the generator.

20:11Um, this is taking place right now in

20:14the parking lot where their kids play,

20:16where they're where the cars are driving

20:18through whenever it's not blocked. This

20:20is not a safe environment for no one,

20:22especially kids.

20:24Um, it's also causing damage to

20:26everyone's vehicles. This project is

20:28going to, if this project gets approved,

20:29our neighborhood is going to suffer the

20:31same circumstances.

20:33Also, neighborhood character. The size

20:35and style of this project clashes with

20:38our existing homes. Picture a colorless

20:40building in between our beautiful

20:42colorful homes is going to affect our

20:44mental health. Not only is the

20:46construction going to be nosy and

20:48disruptive, it's also going to be

20:49painful to see our building where there

20:51once was a beautiful home that our

20:53friends lived in.

20:55Also, property values. It's going to be

20:57a constant clash with the new people

20:59that's going to try and move there. Most

21:02or all might not agree with our cultural

21:04differences, lifestyle, habits,

21:05different expectations for noise, and

21:07can lead to social friction.

21:09>> Your time is up.

21:11>> Sorry,

21:11>> your time is up. I just have one more

21:13thing is is going to conclude

21:14everything. Can I just have one more?

21:16>> Okay.

21:17>> Okay. In conclusion, we might we are all

21:20a tight community. We all grew up

21:21together. We all were kids when we when

21:23our parents has purchased these homes

21:24and now we have kids of our own. And we

21:26would like and love to raise our kids

21:29together. And this is threatened with

21:31this property with this proposal of this

21:33project because that building is a harsh

21:34reality of our future of not being able

21:38to live in our neighborhood city that

21:40was that we were born and raised in.

21:41Thank you. Thank you.

21:42>> Thank you for your time.

21:43>> Thank you. Is there any other speaker?

21:46>> Please comfort.

22:02>> Yes.

22:04>> M A R I E C E L E S C I N. My name is

22:08Marie Celestein. Um, I'm the daughter of

22:12also Marie Celelesen. That's the owner

22:13of 290 Venhorn Street. I'm sorry. Um, my

22:18mother will be right next to

22:22the house that's being built right now.

22:24>> Good evening, Marie. You have three

22:25minutes.

22:26>> Um, I have pictures. I don't know if you

22:28will be able to see it. Um, I hope

22:31that's not part of my three minutes.

22:43Um, I don't know. It's on my phone.

22:46>> Did you print them, ma'am?

22:47>> No, I did not print them. I did. I

22:49thought I, you know, I saw technology. I

22:51thought he was going to be able to see

22:53it. So,

22:54>> I

22:55don't know how we would share those. Is

22:57that possible?

22:59>> Uh, the dongle can

23:05import.

23:55Um, I don't know if everybody could see

23:57the first picture. The first picture is

23:59the picture of my mother's house.

24:01>> Okay, hold on, ma'am.

24:01>> Well, okay.

24:03>> Do you have any idea how many pictures

24:05you have?

24:06>> There's not a lot. There's one.

24:11>> Ma'am, when did you take these pictures?

24:13>> Today.

24:14>> Okay. And they depict

24:19>> what it is right now.

24:20>> What? What is right now?

24:21>> Like, yeah.

24:22>> The subject property.

24:23>> Yeah, the subject property.

24:25>> Okay. So, um,

24:26>> ma'am, we're gonna mark it as 01 for the

24:29record.

24:30>> And then I am gonna ask that you email

24:33those to the staff tomorrow.

24:37>> Okay.

24:38>> Okay.

24:39>> Okay. So, the first um picture is the

24:42picture of my mother's house. My mother

24:44had lifted.

24:44>> And can we put that on the screen?

24:47>> It is.

24:50>> Okay.

24:51>> My mother's house. Um my mother um got

24:55this house over 30 years ago. As you

24:57could see, this was like a uh for

25:00lowincome family house. These houses are

25:03not structured like the um same as the

25:06foundation as what it is today. These

25:09houses were bought on trailers. So, if

25:12you can see the side of the of the

25:16house,

25:17um the way that it is built, they

25:20literally put the house on top of like

25:24brick, not bricks. So, not bricks, but

25:27like a wall. All the all the plumbings

25:29are right underneath the house. If this

25:32construction is going on, the I feel

25:34that is going to impact my mother's

25:36house. My mother's 80 years old. she

25:38cannot afford for her to have um her her

25:44foundation be cracked. Also, I see that

25:47he's saying that he's going to be

25:49building three three um parking space.

25:53We already fighting this um with the

25:57school being right across from from our

26:01where we are is right across um in the

26:04driveway and also on the side is the

26:06city's pool. So during the school year

26:09we have the parking for the for the

26:11teachers and also the parents and also

26:14during the um summer v summer summertime

26:17we have the whole entire city that's

26:19also parking in our neighborhood which

26:22we don't mind because we are a

26:23community. And then also this the house

26:26that he's he's um he's trying to build

26:30is also um we are a family. This is not

26:34a for-profit organization or and stuff

26:38like that. I have my grandchild that

26:40live right next door to this and I do

26:43not want one of the one of the um houses

26:46or like for um what do you call that or

26:49Airbnb. We don't know who's coming in

26:51and out of this house. This is what we

26:54fight for and this is what we the city

26:56gave us an opportunity for us to grow

26:58our kids. Now, I feel like they are

27:01trying to take it away from us. They're

27:03trying to take that and try to push us

27:06away. A lot of people in the

27:08neighborhood are saying that they are

27:09afraid. The developers are coming in.

27:12They are taking houses that were next to

27:15them. They don't know who is going to

27:18live. I talked to people that was on

27:20Pacific Avenue. This lady said, "I don't

27:23if they they don't even know who's going

27:25to be living on on the big building that

27:28they are building now. The the

27:30neighborhoods in the community are

27:32scared. Why are we Why are the houses

27:35that was given to us by the by the city

27:38is being taken away? We are forced by

27:41developers right now to to to at least

27:44sell our house or let the foundation be

27:46cracked and and be gone."

27:48>> I'm sorry your time is up. Thank you so

27:49much.

27:53Is there anyone else from the public?

28:10>> Yes, I do.

28:13>> Franny Saledo. F R A N Y S A L C E D O

28:18and it's 300 Van Horn Street. Well, 300

28:21and 302 Van Street. Um,

28:24>> Freddy, you have three minutes.

28:25>> Thank you. Like Gabby and Celestine, my

28:29mom, my parents bought this this home 35

28:33years ago. Exa. Exactly. We just turned

28:3535 years.

28:36Um, not only was I raised and we were

28:39all able to play, but now my mom is

28:42helping me raise my four-year-old who

28:45plays with my cousin who lives next door

28:48and they ride their scooters together,

28:50bikes, the kids play. Even with the

28:53people that just moved in, they don't

28:55know them, but they're playing with the

28:56kids. It's home to us. It may not be

29:00home for I'm sorry, I'm emotional. It's

29:03It's not home for them, but this is our

29:06home.

29:08My uncle

29:10raised his kids and my parents raised us

29:13and we were all together, literally next

29:15door to each other. And now our kids are

29:17playing together. God forbid my son is

29:20playing with his scooter to go to

29:21swimming class to the school and

29:24something happens to him because these

29:26people want to take our community away.

29:30does not only the school traffic during

29:32the school year, which we already adapt

29:33to that, but on top of that, the pool

29:36traffic. So when school ends, it's the

29:38pool. Then now the lofts behind 22

29:41school, they don't get they street park.

29:45Two, three years ago, we used to find

29:46parking like this in our block. Now we

29:49can't.

29:50But it's a growing community and we like

29:53it. But we love our families. Our

29:56families, they raised us there. We want

29:58to raise our kids there. I would love to

30:00keep this home in my family just like my

30:03parents did for us. Now, next door to me

30:05is my older brother with his two kids.

30:09It's just our legacy. Like, this city is

30:12our home. It's your home, too.

30:16We don't want the developers just to

30:17come and take our land and our family

30:20traditions away from us because God

30:23forbid what? I won't be able to see my

30:25cousin, my little cousin play with my

30:28son. My son is going to 22 school.

30:33So now with all the disruptions taking

30:35him to school, I got to be careful. God

30:37forbid something falls on him.

30:40Like they're just taking our community

30:41away from us. Just like Celestine said,

30:44this was for lowincome family, but now

30:46we build a bond. We've been there 35

30:49years. That's all. Thank you.

30:51>> Thank you.

30:54>> [applause]

30:55>> Is there anyone else from the public?

31:06>> Hello.

31:07>> How are you?

31:11>> Yes, it is. Yes, it is.

31:12>> Spell your name and give us your home

31:13address, please.

31:14>> Yes. My name is Terrain Filillmore.

31:15That's T E R A I N. Last name Filmore. F

31:19I L M R E. And um I lived at 142144

31:24Maple Street. My family um been here for

31:27the entire time. Um I actually

31:29>> You have three minutes.

31:30>> Yes. Thank you. Um so I grew up in this

31:32neighborhood and when we first um were

31:34here, this neighborhood actually was one

31:36of the most dangerous neighborhoods in

31:37Jersey City. So as we saw things change

31:40in the neighborhood with certain things

31:41like Lafayette projects and we saw the

31:43development of that and the development

31:46in that is much better now. The the

31:48neighborhood is a lot um safer now. We

31:50had to go through a lot um to to have

31:52like like they said to have this

31:53community withstand and be a family

31:56community. I'm talking about some a lot

31:57of things happened in this neighborhood.

31:59Now that the neighborhood is much better

32:01and safer, why are we now building

32:04trying to take away the community that

32:06we um took so long to build as well as

32:09like like she stated, these houses were

32:12were um you know delivered on a truck um

32:15sorry a flat bed. So, they cannot

32:17withstand this type of construction. It

32:20could make um the house unstable and

32:22make cracks. So, eventually you would

32:24have to sell. And there's also a 95/5

32:27rule. So, if you do sell, there's an

32:29issue is that you're not going to get um

32:31a large percent of your money back. I

32:33believe it is true cuz I read several

32:34articles on that and people were

32:35complaining about that. So, as well as a

32:38property tax like there was in years

32:40that the property tax actually doubled

32:42and this is allegedly a lowincome family

32:45um a community. So, how can we withstand

32:47all these changes? Things are changing

32:49rapidly. And you have to also consider

32:51that this is a school zone. So, there's

32:53several children um 365 days a year,

32:56they're back in the school. Um they're

32:58playing um you know, in the park, you

33:00know, so to have that construction is is

33:02highly dangerous for children and

33:04elderly as well. You know, this

33:06community is there for a purpose um for

33:09the city and it's now finally a safer

33:11environment. And um I just think that

33:14it's an issue as well as it's a high

33:17flood zone area and I believe that all

33:20this construction is causing problems.

33:22The other day um the lights are

33:23flickering like back and forth. I have

33:25no idea why. That's never really

33:27happened and there's just things that

33:29are happening that we just want to see.

33:32As well as that property is way too

33:34close to the other properties. Um it's

33:37just way too close. like he said, he has

33:39to do a lot of compliance just to make

33:41it fit. But it doesn't fit. Why don't

33:44you have that property and a open lot

33:47that's already open? You know, we have

33:49this community. It doesn't even match.

33:50Like he said, it doesn't match what

33:52these are low, you know, they're

33:54two-story homes. Now you're building

33:55this large property in the area that it

33:58just doesn't fit. It It doesn't even

33:59look right. And half the other

34:01condominiums are half. They're not even

34:04full. So, I just don't I just don't

34:06understand it. And that's just that's

34:08just just what I have to say.

34:10>> Thank you.

34:11>> Thank you.

34:14>> Is there anyone else from the public?

34:16>> Come forth, please.

34:25>> Okay.

34:25>> Okay.

34:29>> Yes.

34:32>> Can you speak into the mic? Sorry, I'm

34:33small. Um, my name is Marley Mangro. M A

34:36R L Y N. Um, last name is M O N E G R O

34:39and I live at 296 298 Van Horn Street.

34:43>> Marilyn, you have three minutes.

34:44>> Okay. I also have one picture that I

34:46would just like to show. I don't know

34:48how that would

35:22Okay.

35:22>> So, ma'am, before you start, did you

35:25take this photograph?

35:26>> Yes.

35:27>> When did you take this photograph?

35:28>> Um, earlier today. And it obviously

35:31depicts what is shown in the photograph

35:33as of earlier today.

35:35>> Yes, correct.

35:35>> And what is it that it depicts?

35:37>> Um, so I just want to show you how close

35:40the um properties are on the left side.

35:43That would be um my property and the

35:45property of the proposed project. Um,

35:50>> sorry.

35:51>> Make sure that it's

35:56>> N there you go.

35:57So, um, our property 296 298 Van Horn is

36:01on the left and on the right is the site

36:03of the proposed property.

36:05>> So, one second, ma'am. We're going to

36:06mark this as O2 and after tonight,

36:09you're going to have to email it into

36:10us.

36:11>> Yes.

36:11>> Thank you.

36:12>> Okay. So, good evening, members of the

36:14planning board. My name is Marla Mongro.

36:16I am a direct neighbor who lives

36:17immediately next door to the proposed

36:19project. I'm here tonight to

36:20respectfully oppose this application and

36:22the request to see variance. I

36:25understand that development is a part of

36:26a growing community. However,

36:27development should also be consistent

36:29with the existing character, scale, and

36:31quality of the neighborhood. I am

36:33concerned that this proposal does not

36:35meet that standard. The homes along Van

36:37Horn Street have an established

36:38residential character, which with a

36:40relatively consistent

36:43scale, setbacks, and appearance. The

36:45proposed development appears

36:46significantly larger and out of

36:48proportion with the surrounding homes.

36:50Approving this application could

36:51fundamentally change the existing

36:53streetscape and establish a troubling

36:55precedent for additional overdevelopment

36:57in the area. As a neighbor directly next

37:00door, I'm particularly concerned about

37:01the impact this project will have on my

37:03property and my family. Throwing

37:06construction, we can expect dust,

37:07debris, excessive noise, vibrations,

37:09heavy equipment, construction vehicles,

37:12deliveries, and increased traffic. These

37:14are not minor inconveniences when you

37:16live immediately adjacent to a

37:17construction site. They raise legitimate

37:20concerns about property damage, safety,

37:21access, and our ability to peacefully

37:23enjoy our homes. I am also concerned

37:26about the impact the construction

37:27activity will have on our shared

37:28community parking lot, which is an

37:30important resource for existing

37:32residents. Construction vehicles,

37:34equipment, deliveries, and workers could

37:35interfere with access and reduce

37:37availability for of parking for the

37:39residents who currently depend on it. I

37:42also want to emphasize that these

37:43concerns are not limited to my

37:45household. Many residents in the

37:46surrounding area share these concerns

37:48and neighbors have come together to sign

37:50a petition opposing this application

37:52that demonstrates that this is a broader

37:54community concern, not simply an

37:55individual objection from one

37:57neighboring property owner.

37:59Most importantly, I asked the board to

38:01cons care carefully consider whether the

38:03request to see variance is truly

38:05justified. The applicant may benefit

38:07from being permitted to construct a

38:09larger development, but the surrounding

38:11residents would bear many of the

38:12resulting impacts. We do not see a

38:15corresponding public benefit that

38:16outweighs the detriment to the existing

38:18neighborhood and its residents. The

38:20question before the board should not

38:21simply be whether the proposed project

38:23benefits the applicant. Of course, it

38:25does. The question is whether granting

38:27this variance provides a sufficient

38:29benefit to the community to justify the

38:31additional impact placed on the existing

38:33residents and the established character

38:35of the neighborhood. We believe that it

38:37does not. For these reasons, I

38:39respectfully ask the planning board to

38:40deny this application and the request to

38:42see variance and to protect the existing

38:45character, safety, quality of life, and

38:47residents of Van Horn Street. Thank you

38:49for your time and consideration. Thank

38:51you.

38:54>> Is there anyone else from the public?

39:04>> Each morning you give tonight is going

39:06to be the truth, the whole truth. the

39:07truth.

39:07>> I do.

39:08>> For the record, can you spell your name

39:09and give us your home address, please?

39:10>> Clarissa Filmore Brown. C L A R Y S A F

39:13I L M O R E Brown. B R O W. I live at

39:17142 144 Maple Street. Miss Brown, you

39:20have three minutes.

39:21>> Thank you. Thank you for your time on

39:24this matter of um varianc for

39:26landscaping waiver. I'm opposed to the

39:29building of fourtory rooms.

39:32>> Can you speak into the mic, please?

39:35Oh, I am opposed to the building of the

39:38fourstory six family unit threecar

39:41parking at 292 um Van Horn Street. The

39:45trees and shrubs plant planted in the

39:47ground is very important in our

39:49neighborhood. The benefits are storm

39:51water management which prevents

39:52flooding, erosion control and cleaner

39:56air. I I live one mile from Liberty

39:59State Park which is also where Hudson

40:02River is located. during very heavy

40:04rainstorms. There was flooding from um

40:07Grand Street to Johnson Street. Um

40:13this is a a flood zone. The trees and

40:18shrubs in the ground absorb the water to

40:22prevent structural damage to our homes.

40:25I also have a question um while I was

40:27reading the PDF

40:29for um GDA

40:33general development. I have some

40:36questions about it. I don't know. Can I

40:38give that to them or Okay, then I'll

40:40read from it. It says right here um

40:42>> have it ma'am, but go ahead.

40:44>> I'm I'm sorry. You have it.

40:45>> We have a copy of it. Give us the

40:47reference. So my question is for number

40:50one where it says general development

40:52application incorrect lot area which I

40:55don't know what that means. Can you

40:57explain that? Another one was for when

40:59it says supporting supporting report and

41:03documents storm water management report.

41:05It says please provide all new all new

41:08developments of five or more units

41:10regarding regardless of lot size or area

41:14disturbance. It should be considered a

41:16major development of Lafayette Park

41:19redevelopment plan. These are the ones

41:22I'm the ones I'm talking about is the

41:23highlighted ones that really stood out

41:26to me. The height and feet and stories

41:29incorrect building height standard check

41:31zoning code is the roof um attendant I'm

41:36sorry abundance 14 ft or 10 ft. Please

41:41check maximum is 10 ft permitted. set

41:43back, step back, and buffer area. It is

41:46an interior lot, not a corner lot. So,

41:49the the property is in the middle. It's

41:53not a corner house. So, there I don't

41:54know what they're basing their their

41:56facts on or their data on. Um, I read

41:59it. It also says set back be 0 feet and

42:02rear will be 25 ft. Landscaping and

42:05street trees. The landscaping percent

42:07does not match the percentage in the

42:09principal point statement. So, I mean, I

42:12read these this information. It just

42:15doesn't seem like it will fit.

42:17Okay. Um,

42:20this section right here is still under

42:23number five, archi plan requirement.

42:27>> I'm sorry, your time is up.

42:29>> Thank you.

42:30>> Thank you.

42:32>> Anyone else from the public?

42:38>> Madam Chair, there's no one from the

42:39public. I would like to close the public

42:40portion.

42:41>> Second.

42:42>> Public is closed. Mr. Burke, would you

42:44like to address some of the concerns

42:46from the community?

42:49>> Thank you, Madam Chair. Uh I I can say

42:52two things from what I I hear. One is

42:55respecting all the comments. um the um

42:59any damage done during construction or

43:02uh noise or anything else is it's it's

43:04not the jurisdiction of this board, but

43:06there are rules and regulations that

43:07that anyone h any applicant has to

43:09follow, any developer has to follow. So,

43:12[clears throat] the applicant's not

43:13allowed to uh to do anything that would

43:17damage the water flow into someone

43:19else's uh uh house or apartment uh and

43:22would have to fix it. and insurance

43:24carriers are alerted uh during the

43:26construction process uh to indemnify the

43:29other insurance carriers to make sure if

43:31any damage is done the applicant would

43:34have to pay for that. That's number one.

43:36Uh number two, from what I heard uh the

43:38testimony of uh the architect, the um

43:41flood situation actually improves uh

43:43through this um uh development. Um so to

43:47the extent that there's concerns about

43:50um flooding as a result uh it's the

43:52opposite. I think the situation is

43:54better. And then the applicant uh and

43:57the application they comply with the

43:59redevelopment plan except for uh the uh

44:02landscaping and they've improved that.

44:04Um and as the discussion unfolded uh

44:07it's almost a uh u situation where uh

44:11it's sort of a whack-a-ole. If you if

44:13you increase the landscaping, you have

44:15to get rid of parking or something else.

44:17So one the elim the complete elimination

44:20of the variance for landscaping would

44:23result in a variance request for

44:25something else. So I I don't think that

44:27improves the situation. Thank you.

44:32>> Thank you.

44:34Do you mind addressing the safety

44:36concern um for the properties

44:38surrounding the area as mentioned that's

44:40most of those properties were um came on

44:44a flat bed and was put together and is

44:47currently on center blocks if I may say

44:50that.

44:50>> That's correct.

44:51>> Okay.

44:53I I would hope that the contractor, if

44:56this project is approved, would would be

44:58uh aware of that and would take that

45:00into consideration. Um because it is it

45:03sounds like a a more sensitive situation

45:06than typical. Uh but it still is the

45:08responsibility of the contractor and

45:10therefore the owner who is the

45:11applicant.

45:12>> Okay. Thank you.

45:14>> Any board comments? Sure. Go ahead.

45:16>> Yeah. I guess two two questions for

45:18staff maybe to just clarify um as it

45:20relates to this. The first is uh the

45:22flood zone. Can you clarify if this

45:24property is in a flood zone?

45:26>> Yes,

45:26>> it is in a flood zone. Yes.

45:28>> And was that considered as part of the

45:30requirements of the design? Is it

45:31compliant related to that?

45:33>> Uh yes, it is compliant with the G

45:36requirements for the flood zone.

45:38>> Thank you. And and the second question

45:39for staff, um I believe one of the

45:41public speakers was commenting about the

45:43completeness checklist. And I don't know

45:45if you could just explain for the record

45:46kind of what that document is and what

45:48it represents.

45:49>> Yes. Uh so that was a previous checklist

45:53that was given to the applicant pointing

45:55out all of the uh issues staff

45:57identified with the project. Um once the

46:00application is deemed complete, meaning

46:02all those items are addressed, uh they

46:04are not provided with a new checklist

46:07um indicating that there are no

46:09comments. So

46:12um the woman who spoke uh she was using

46:16an old version or the most recent

46:19version. There was or there is not a new

46:22version provided when everything is

46:24compliant.

46:26>> And Ben, the comments that she was

46:27reading were obviously your comments

46:29reviewing the application finding

46:31inconsistencies between what was

46:33submitted and what was actually stated

46:35in some of the submission whether it's

46:38the principal points or the like.

46:40Correct.

46:43>> Thank you. And then Madam Chair, one

46:44question if I may for the applicant.

46:46>> Sure.

46:46>> Um, one of the public speakers commented

46:48about the lack of color. I don't know if

46:49you could just pull up the architectural

46:50rendering and if you could speak at all

46:52to the

46:53>> I'll bring back the architect for that.

46:55>> Yeah. Um,

47:15Yeah, the

47:19go all the way back to the top. All

47:21right. The Yeah, the renderings looks a

47:23little muted right this moment, but we

47:25are going to have like a more of a beige

47:27brick and like and and a gray facade

47:30with some um gray colors as well. Um, we

47:33were trying to like be

47:36um, respectful of the neighborhood. A

47:39lot of the buildings in the neighborhood

47:40are already gray in color. So, we're

47:42trying to stay with that that that

47:43pallet and we're trying to like just

47:45bring in some new pallets in terms of

47:47the um, in terms of what the brick is.

47:49So, if we go down a little bit further,

47:54you can see like these are the these are

47:56the colors of the, you know, what we're

47:58doing with the the the cast stone, the

48:00the um the the cement um the cement

48:05board and then uh cement board siding.

48:08And we even changed uh from the last

48:11meeting

48:12we went and changed all the siding from

48:15uh vinyl siding to a cement board siding

48:17per the board's um discussion and we

48:21have the uh light gray uh brick. But we

48:25can, you know, we have no problem um if

48:27the if the neighborhood would like us to

48:28make a more of a bolder statement, I'd

48:30be more than happy to change the colors

48:32of the of the building

48:34>> to uh anything they want.

48:36>> I'm sorry, ma'am. Can you just provide

48:37testimony as to what the the color

48:39schemes of the neighboring buildings and

48:41the existing buildings are?

48:42>> Yeah, there's a lot of um gray build

48:44grayish buildings in the neighborhood

48:46and there's some tans. So, that's what

48:48we're looking at. Um

48:53>> okay, you cannot shout out from the

48:56audience, please.

48:57>> The houses are like houses are gray. Not

49:00I'm considering the houses buildings,

49:02but the houses themselves are um

49:05significant similar colors to what I'm

49:07trying to provide here. I was trying to

49:10stay within the conflex of the

49:12neighborhood, but we can like I said,

49:14anything if I met with the neighborhood,

49:16I could see if they would like me to add

49:18some more color to the building.

49:21>> Thank you.

49:22>> Thank you.

49:22>> I have a I have a question, Madam Chair.

49:25>> Um why vinyl sighting? Why not like a

49:27Hardy board or something like that? We

49:29actually had the discussion last time we

49:30changed it from the vinyl to the Hardy.

49:33>> Okay.

49:33>> On the last meeting. All right.

49:35>> I changed it and reflected on these

49:36plans, the latest plans.

49:39>> Any other board comments?

49:42>> Ben, can you wrap this up quickly,

49:45please?

49:45>> Sure. Uh, so the Lafayette redevelopment

49:48plan has requirements for parking and

49:50for landscaping uh by meeting the

49:52parking requirements for the permitted

49:54density. This application is essentially

49:57unable to meet the landscaping

49:58requirements. Uh the landscaping

50:00variance is made up for by uh greatly

50:03exceeding the green area um storm water

50:07uh benefits with green roofs,

50:09underground storage and permeable

50:10pavers. Uh whereas a G um which is a

50:15storm water requirement uh of 0.25 is

50:19required at minimum. uh they were

50:21providing a amount of 0.44

50:26um after the board recommended that they

50:29add more landscaping.

50:31Um the application meets the setback and

50:35bulk requirements as well as the number

50:37of stories.

50:39Um with that all in mind, uh staff

50:42recommends approval with the uh provide

50:45the applicant agree to the conditions in

50:47the staff memo dated April 13, 2026. The

50:51applicant agrees.

50:53>> I'd like to entertain a motion.

50:55>> Madam Chair, I I'll move that we approve

50:57the application number P2025-0138

51:03with a condition outlined in the staff

51:05report.

51:09>> Can we get a second?

51:10>> Second.

51:11>> Thank you.

51:12>> All right. Uh, Vice Chair Patel.

51:14>> Hi.

51:15>> Commissioner Conway.

51:17>> No. Commissioner Stamato.

51:20>> Hi,

51:21>> Commissioner Capers.

51:23>> Um, I just I mean, we heard the

51:25community. I just want the applicant to

51:27just keep in mind the concerns of the

51:29the community and just, you know, keep

51:32that in consideration, but I vote I

51:36>> Commissioner Kaplan

51:38>> based upon what the vote is before us in

51:40terms of the application that other than

51:42a landscaping variance isn't really

51:44seeking any other variances. I tend to

51:47agree to the testimony that the parking

51:49is more important and would be

51:50detrimental to lose in exchange for

51:51landscaping, but I do have sympathies to

51:53the community. Um, but I believe that

51:55the development is aligned with with the

51:57rules otherwise. So, I will vote yes. I

52:00>> and Madam Chair Congadan,

52:02>> uh, so I want to thank the community for

52:03coming out and voicing your concerns

52:05here. Um,

52:07in regards to the variances requested, I

52:09think the um they they're not

52:12detrimental to the um public, but I

52:15would urge that the developer work very

52:19closely with the community um in hand

52:23inand in getting this project um

52:26complete. So my vote is I

52:28>> motion carries, five in favor, one

52:30opposed.

52:31>> Thank you. Yeah, if if I may, why don't

52:33u we add just a condition that the

52:35applicant will meet prior to

52:36construction, offer the community a

52:38meeting, and uh no. Okay, then I

52:42withdraw that.

52:42>> I would add the condition, but it's up

52:44to the community if they would like to.

52:46>> Absolutely.

52:50>> I'd like to move on to new business.

52:52Thank you, council.

52:53>> Thank you very much.

52:55>> Review and discussion of certified

52:57artist Joe Vez. Formal action may be

53:00taken.

53:05Ben, is that you?

53:07>> Yes.

53:07>> Okay.

53:09>> The artif artist certification board

53:12deemed the applicant meets criteria 1,

53:15two, three, four, and five, and staff

53:18recommends approval as a certified

53:19artist.

53:20>> Thank you. Any board comments?

53:24>> No.

53:25>> Anyone from the public?

53:28>> There's no one from the public. I'd like

53:29to close the public portion.

53:32>> Second.

53:32>> Public is closed. Can I I'll entertain a

53:35motion.

53:37>> Madame chair, I would like to

53:40approve the application number

53:43review and discussion of certified

53:45artist Joey Veles formal action uh with

53:48a condition outlining staff report.

53:52>> Can we get a second?

53:53>> Second.

53:54>> Thank you.

53:55>> All right.

53:55>> Uh Vice Chair Patel. I

53:58>> uh Commissioner Conway

54:00>> I

54:00>> Commissioner Stammato

54:02>> I

54:02>> Commissioner Capers

54:03>> I

54:03>> Commissioner Kaplan

54:04>> I

54:04>> and Madam Chair Congadan

54:06>> I congratulations um Mr. Villas, I'd

54:10like to call KB2026-010

54:130120. It's a review and discussion of

54:16the Let's Move JC Transportation Master

54:20Plan, a new mobility element of the

54:23Jersey City master plan. Formal action

54:25may be taken.

54:27>> Madam Chair?

54:28>> Yes.

54:28>> Uh just for the record, I'd like to

54:29recuse myself because my department has

54:32been uh behind this plan, but I I wish

54:33them the best of luck in their

54:34presentation.

54:35>> Thank you.

54:39Just be

55:05>> okay. Of course.

55:12>> Okay.

55:15>> The truth, the whole truth, and nothing

55:16but the truth.

55:16>> I do.

55:19>> Good evening, Ally.

55:20>> Good evening. Uh, so I'm Eli Gooseman.

55:22I'm a transportation planner with the

55:24Department of Infrastructure, and I'm

55:26here to speak tonight about Let's Move

55:28JC, our transportation master plan. So

55:31in 2024, the division of uh

55:33transportation planning applied for a

55:35grant to update our circulation element

55:37of the master plan. The last time this

55:39was updated was in 2013. So since then,

55:42there's been a lot of there's been a

55:44growing body of planning work along with

55:45a uh along with our rapidly growing

55:47city. So there was really a need to

55:49bring together these efforts under a new

55:50cohesive vision for our transportation

55:52system.

55:55So in this presentation, I'll quickly go

55:56through some of the project's goals and

55:58objectives, our existing condition

55:59findings, our community outreach

56:01results, as well as the recommendations

56:03that come out of this process.

56:06So throughout this process, uh we

56:09through a public outreach and speaking

56:11with our stakeholders, we decided to

56:13focus the plan around these four key

56:15goals. The first one being creating an

56:17inclusive transportation system that

56:18accommodates all users, providing

56:20reliable ways to get around the city,

56:22delivering high value affordable

56:24transportation, and supporting a quality

56:26of life by providing transportation that

56:27enhances daily living.

56:31So, we kicked off the project last

56:32summer and immediately began a

56:34comprehensive review of the

56:35transportation system while also holding

56:37pop-up events throughout the city. In

56:39the fall, uh, we launched a public

56:41survey to better understand what

56:43residents saw as the largest

56:44transportation issues in Jersey City.

56:46The results helped inform and prioritize

56:48the actions in the recommendation

56:49section. And along with conducting uh,

56:52we also conducted a modeling exercise

56:53that I'll touch on a little bit later.

56:55This was also followed by two

56:56neighborhood planning efforts uh, one

56:59being in Journal Square and the other

57:00being in the west side uh, which were

57:02also used to develop more focused plans

57:04for each neighborhood. Finally, this

57:06spring, uh, the team developed a list of

57:08recommendations that were, uh, we vetted

57:10them by the stakeholders as well as the

57:12public. And this past June, we released

57:14the final plan.

57:19>> There we go. So, public outreach was

57:22really the basis of this study. Um, and

57:24over the course of the 12 months, we

57:25engaged with over 4,000 unique

57:27participants. Uh, that was through

57:29pop-up events, stakeholder meetings, an

57:31online survey, uh, as well as some

57:33workshops that we held. We also made

57:36sure that our regional partners were

57:37involved throughout the entire uh

57:39process with multiple eating meetings

57:40with uh NJ DOT, NJ Transit, the Port

57:44Authority, Hudson County, and our

57:46neighboring municipalities to make sure

57:47that our vision also matched with their

57:49visions. Um and the feedback we received

57:52through the process was directly

57:53incorporated into the final

57:54recommendations.

57:57So the first first major task that we

57:59undertook in this study uh was a

58:01comprehensive existing conditions

58:03analysis to better understand our

58:05transportation system today and

58:06understand travel patterns as they

58:08exist. Uh and also we wanted to

58:10understand how they've changed over the

58:11past few years.

58:13So, you all are very familiar with all

58:15of the transportation options we have in

58:17Jersey City, but I just want to

58:18highlight that uh we found that 850,000

58:21jobs are accessible within 30 minutes uh

58:23using transit. And for all trips, not

58:25just commuting trips, 51% are done by

58:28driving. The other 49% are made up of

58:30walking, transit, and biking. Uh both

58:33these access to job numbers and

58:34non-driving mode shares are uniquely

58:36high compared to our pure cities.

58:40So, as mentioned, Jersey City is growing

58:41quickly. The population increased by 22%

58:44from 2010 to 2020 and is projected to

58:47increase another 25% over the next 25

58:50years. Compared to our peers, uh we are

58:52growing faster than almost every other

58:54major metropolitan area, which you can

58:55see on that graph on the right. As a

58:57part of this analysis, we also found

58:59that our senior population has grown uh

59:01pretty uh significantly as well. So, we

59:03want to ensure that all residents, no

59:04matter their age or ability, can safely

59:07and comfortably get around Jersey City,

59:09and that was a critical element of the

59:10final plan.

59:13So, while it's no secret that Jersey

59:14City is a diverse city, uh this table

59:17shows that the percentage of the

59:18population that that that identifies as

59:20a minority uh is much higher than the

59:22New the North Jersey region as a whole.

59:25So these factors uh are incredibly

59:27helpful for identifying which language

59:29to transfer or translate our materials

59:31into and also considering how we factor

59:33these into our final recommendations.

59:36So on the table on the right you'll see

59:37that growth is also not expected to

59:39happen evenly across the entire city. So

59:41over the coming years more growth is

59:43projected to happen in the west side

59:45journal square and Bergen Lafayette.

59:50So as mentioned, Jersey City has a

59:52really unique modal spit uh split

59:54compared to our peer cities. So uh two

59:57of the largest postcoid changes uh that

59:59we saw or the biking has tripled uh

1:00:01since 2019 and driving has uh increased

1:00:0510% since 2019. We also found that uh

1:00:0860% of all trips that start in Jersey

1:00:10City and within Jersey City, which has

1:00:12an impact on how we plan for

1:00:13transportation, while the remaining

1:00:15trips uh primarily travel to

1:00:16destinations outside of Hudson County.

1:00:21So now that we uh now that we got a

1:00:23better understanding of how people

1:00:24currently get around Jersey City, we

1:00:26wanted to understand how does the public

1:00:28want to get around in the future. So we

1:00:30asked residents uh asked the residents

1:00:32through ask residents this question

1:00:34through our public survey and there was

1:00:36a clear preference for taking more

1:00:37transit, walking more and uh driving

1:00:40less was uh the least preferred future

1:00:42option while responses around biking

1:00:44were more mixed

1:00:47during the course of the study. Uh we

1:00:49received thousands of responses through

1:00:51the survey, public meetings and other

1:00:52outreach efforts. The major themes that

1:00:55emerge from the feedback are organized

1:00:57here. Throughout the engagement process,

1:00:59we consistently heard that the community

1:01:01members want safer streets, better

1:01:02transit connectivity, and more equitable

1:01:04transportation investments across the

1:01:06city. Residents also raise concerns

1:01:08about enforcement, particularly about

1:01:10aggressive driving, illegal parking, uh

1:01:12which are directly related to the strong

1:01:14desire for traffic calming, and safer

1:01:16conditions for all street users.

1:01:20So in addition to evaluating what is

1:01:22currently happening on our streets, the

1:01:24project team also wanted to understand

1:01:25what could be expected based on current

1:01:27trends. So to do this, we conducted a

1:01:29scenario planning exercise that looked

1:01:31at three potential future scenarios. The

1:01:33first scenario looked at the transport

1:01:35or at what the transportation system uh

1:01:37could look like if current growth in

1:01:39transportation invest investments

1:01:41continued as it is today. The second

1:01:43looked at a scenario where the city

1:01:44prioritizes investment in city-owned

1:01:46assets uh primarily focusing on active

1:01:49transportation.

1:01:50The third looked at pairing those local

1:01:52investments with significant regional

1:01:54transit investments.

1:01:56The findings showed that continued

1:01:58growth would increase demand and

1:02:00congestion without the additional action

1:02:02and that the current transportation

1:02:03system would begin to reach its limits

1:02:05if no action was taken.

1:02:08City investments in active

1:02:09transportation can help shift more trips

1:02:11to walking and biking, but the impact

1:02:13alone is not strong enough. Combining

1:02:15city and regional transit investments

1:02:17produced the strong results for

1:02:19strongest results for Jersey City and

1:02:21significantly shifted the mode share and

1:02:22helping preserve the capacity and

1:02:24functionality of our transportation

1:02:25system. These findings helped inform the

1:02:27priorities and recommendations included

1:02:29in the plan.

1:02:31So after months of data crunching,

1:02:33outreach, we developed a long list of

1:02:35recommendations that were crafted and

1:02:36prioritized for Jersey City.

1:02:39So the plan split these recommendations

1:02:41into big moves and citywide

1:02:42recommendations. The big moves are high

1:02:45impact recommendations that may take

1:02:47more time and effort to implement, but

1:02:49are important for the city to focus on

1:02:51as we continue to grow. The city-wide

1:02:53recommendations span across the entire

1:02:55city. While all these are important uh

1:02:57part of our transportation vi vision uh

1:02:59many of these require partnerships with

1:03:01other agencies and organizations to

1:03:03implement. For example, the city will

1:03:04need to work with NJ Transit to advance

1:03:06many of the bus and light rail related

1:03:08recommendations.

1:03:10In the plan, we've identified the

1:03:11partners the city will need to work with

1:03:13uh to implement each recommendation and

1:03:14their organizing short, medium, and

1:03:16long-term activities.

1:03:18Uh we also went through a prioritization

1:03:20process that considered both public

1:03:22feedback in alignment with the plan's

1:03:23overall goals so we could identify which

1:03:25recommendations should be prioritized.

1:03:28So now I'll go through the seven big

1:03:30moves. So here's a summary of those

1:03:33seven. So the first big move uh focuses

1:03:35on Journal Square and includes several

1:03:37improvements to the area. Uh this

1:03:40includes creating a public plaza on

1:03:41Bergen Avenue with access limited to

1:03:43transit and emergency vehicles. It also

1:03:45includes transit priority improvements

1:03:47to improve improve bus flow around

1:03:49Journal Square. Bicycling, the plan

1:03:51recommends uh connecting the existing

1:03:53and planned network to the west side and

1:03:55downtown as well as future greenways.

1:03:57Finally, the city will need to

1:03:58coordinate with Port Authority and PATH

1:04:00on improvements to the Journal Square

1:04:01Plaza and station.

1:04:04The second big move focuses on expanding

1:04:07the greenwork network citywide to

1:04:09improve connectivity and ensure access

1:04:11to all parts of the city. The plan

1:04:13identifies the following greenways as

1:04:15priorities for expanding and

1:04:16strengthening the network. So you can

1:04:17see the Six Street embankment, Bergen

1:04:19Arches, Hudson River, River Riverfront

1:04:20Walkway, Mil Creek Greenway, Essex

1:04:23Hudson Greenway, and the Hackinack River

1:04:25Greenway.

1:04:28The third big move focuses on improving

1:04:30safety within and between our

1:04:31neighborhoods through a community routes

1:04:33and low traffic neighborhood program.

1:04:34These programs aim to mitigate the

1:04:36impact of traffic on residential

1:04:38neighborhoods by calming traffic,

1:04:39reducing cut through traffic and

1:04:41creating a branded act active

1:04:43transportation network that connects

1:04:44residents to key destinations.

1:04:48The fourth big move focuses on

1:04:50comprehensive overhaul to the city's

1:04:52parking system to manage uh to manage

1:04:54the curb more efficiently and fairly.

1:04:56This includes demand-based curb pricing

1:04:58where parking prices, hours, and

1:05:00locations can be adjusted based on

1:05:01demand to improve availability and

1:05:03reduce congestion caused by drivers

1:05:04circling for parking. It also includes

1:05:06more flexible curb regulations,

1:05:08including additional short-term parking,

1:05:10commercial loading zones to better

1:05:11support businesses, and reduce double

1:05:13parking throughout the city. For

1:05:15residential parking parking permits, the

1:05:17plan recommends simplifying permit rules

1:05:19and reviewing the current current

1:05:20pricing. And finally, the plan

1:05:22recommends modernizing enforcement in

1:05:25including uh exploring camerabased

1:05:26enforcement for pave parking and loading

1:05:28zones to improve compliance.

1:05:31The fifth big move focuses on advancing

1:05:33policy and governance strategies to

1:05:35better coordinate transportation

1:05:36planning and ensure that growth is

1:05:38accompanied by appropriate

1:05:39transportation investments. This

1:05:41includes establishing coordination

1:05:43roundts to facilitate more regular

1:05:45coordination between city and regional

1:05:47um agencies. It also includes developing

1:05:50impact assessment guidelines and

1:05:52potential developer requirements to help

1:05:54fund transportation improvements and

1:05:55other measures needed to manage the

1:05:57impacts of new development.

1:06:00The six big move focuses on partnering

1:06:02with Hudson County to study, develop,

1:06:04and implement bus rapid transit along

1:06:06JFK Boulevard to improve transit service

1:06:09uh throughout the city. The goal is to

1:06:11improve reliability and speed while

1:06:12strengthening connections between the

1:06:14Heights, Journal Square, Westside,

1:06:15Bergen, Lafayette, and Greenville. This

1:06:17effort would also require close

1:06:19coordination with NJ Transit to ensure

1:06:21that any improvements are integrated

1:06:23into the existing transit network. And

1:06:25the final big move focuses on working

1:06:27with NJ DOT on the redesign of Route 440

1:06:30to better serve Jersey City's growing

1:06:31population or growing transportation

1:06:33needs. The goal is to improve safety,

1:06:36better accommodate walking, biking, and

1:06:38transit, and improve pedestrian

1:06:39crossings. The redesign will also need

1:06:42to address increasing congestion along

1:06:43the corridor and ensure that route 440

1:06:45continues to function as the area

1:06:47continues to grow.

1:06:50So, it's a quick very brief overview of

1:06:52this those seven uh recommendations. And

1:06:54then we have a series of citywide

1:06:56recommendations that I mentioned that

1:06:57require more or additional um

1:06:59coordination

1:07:01um and also weren't as high of a

1:07:03priority as those seven. So, in addition

1:07:05to the big moves um we have the set of

1:07:07recommendations. The recommendations are

1:07:09grouped into six categories being

1:07:10transit, multimmoal, infrastructure and

1:07:12resilience, active transportation and

1:07:14freight, parking and curb management,

1:07:15policy and programs. So together these

1:07:17recommendations provide a framework for

1:07:19improving our transportation system. So

1:07:21I won't go through all these because

1:07:22there are a lot uh under each category.

1:07:24Uh but all of these are included on the

1:07:27project website where we have project

1:07:29our recommendation pages that go into

1:07:30depth on what each of these is.

1:07:34So, active transportation safety,

1:07:36infrastructure and resilience,

1:07:38parking, freight and curbside, uh

1:07:40management,

1:07:42and then policies and programs. And

1:07:44that's again another very quick uh

1:07:46summary of all the recommendations uh

1:07:49outside of the big seven. So, the last

1:07:51part I'm going to talk about is the

1:07:52small area plans.

1:07:55Um so as I previously mentioned uh we

1:07:57did two targeted um planning efforts in

1:08:00the journal square and westside areas.

1:08:03The purpose of these plans was to

1:08:04address the unique transportation

1:08:06challenges associated with uh each of

1:08:09these neighborhoods which are

1:08:10experiencing high levels of development

1:08:11and are expected to grow or are

1:08:13currently growing very quickly. Each

1:08:15plan includes multimmodal

1:08:16recommendations organized into short,

1:08:18medium and long-term time frames. And

1:08:20the plans were informed by uh community

1:08:22and stakeholder engagement. We held

1:08:23workshops uh in each neighborhood and

1:08:26also engaged with our um infrastructure

1:08:30partners such as the Port Authority and

1:08:31NJ Transit. And these small area plans

1:08:34complement the broader citywide uh plan

1:08:36and are also included in the

1:08:37recommendations and initiatives.

1:08:40So here are some of the key short,

1:08:42medium, and long-term priorities

1:08:44identified for the west side. In the

1:08:46short term, over the next one to three

1:08:47years, priorities include extending the

1:08:48bike network, making intersection safety

1:08:51improvements, piloting school streets

1:08:52and low traffic neighborhood strategies,

1:08:54and implementing additional loading

1:08:56zones. In the medium term, uh over 3 to

1:08:59six years, the focus shifts to larger

1:09:01improvements along Westside Avenue,

1:09:02including bus priority, bicycle

1:09:04pedestrian improvements, as well as

1:09:05traffic calming.

1:09:07Looking further ahead, the long-term

1:09:08priorities include a redesign of 440,

1:09:10development of the Hackin Hackinack

1:09:12River Greenway, and a potential or and

1:09:15the potential uh extension of the Hudson

1:09:17and light rail to Bayfront.

1:09:21So, the same approach was used for

1:09:22Journal Square with priorities uh

1:09:24identify for short, medium, and

1:09:25long-term time frames. In the short

1:09:28term, over the next one to three years,

1:09:29priorities include extending the bike

1:09:31lane network, making intersection safety

1:09:33improvements and addressing operational

1:09:34issues at the Journal Square

1:09:36Transportation Hub. In the medium term,

1:09:38over three to six years, the focus

1:09:40shifts to public realm investments,

1:09:42including streetscaping improvements,

1:09:44um, redevelopment, and pedestrian plaza

1:09:47pilots. Other priorities include

1:09:49strengthening east west bicycle

1:09:50connections, and implementing transit

1:09:52priority treatments throughout the

1:09:53neighborhood. Looking further ahead,

1:09:55long-term priorities include completing

1:09:56the bike network, enhancing connections

1:09:58to the Greenway network, and improving

1:10:00connectivity between Journal Square and

1:10:02surrounding neighborhoods.

1:10:05So, we just went through a one-year

1:10:07study in 15 minutes. So, um, thank you

1:10:11again, uh, for providing us the

1:10:13opportunity to present this. And I guess

1:10:16we're open for any questions from the

1:10:18board.

1:10:20>> Thank you for that, uh, great

1:10:22presentation. Um,

1:10:23>> could I interrupt just real quick? I

1:10:25believe you've noticed for this. Could

1:10:26we mark that into evidence?

1:10:28>> Yes.

1:10:31>> All right. Yeah, for this we have

1:10:32notices to the surrounding planning

1:10:34clerks and the Hudson County Planning

1:10:36Board. So, if Eli just bring it up to

1:10:38Santo there, our council.

1:10:42>> Madam Chair, we're going to mark it as

1:10:43A1 for purpose of the record. Thank you,

1:10:52>> Eli, if I may. Um,

1:10:54when this um study started in summer of

1:10:572025, were you initially part of the

1:11:00study?

1:11:00>> Yes. So, I was uh the project manager

1:11:02for the entire length.

1:11:03>> Gotcha. Thank you.

1:11:05>> Um was the um community meetings happen

1:11:08throughout the city in all the different

1:11:10awards?

1:11:12>> Yes. So we were very intentional to hold

1:11:13uh popup engagement as well as uh

1:11:16community meetings and workshops

1:11:17throughout the city. And we also used

1:11:19very intentionally targeted uh the

1:11:22community survey as well to all the

1:11:23neighborhoods community are um

1:11:25coordinating with the community groups

1:11:27to make sure it was pushed out communing

1:11:28with the council people to make sure it

1:11:29was pushed out. So that was a big

1:11:31emphasis of this project.

1:11:32>> And do you know what organizations were

1:11:35part of this um study? Because I see it

1:11:37says 23 organizations.

1:11:43Let's see if I have them listed. Um,

1:11:48so we met with uh outside stakeholders

1:11:50and also city stakeholders. So for

1:11:52outside stakeholders that was something

1:11:54like port authority, path, NJ transit,

1:11:56NJ dot um the port or I said the port

1:11:58authority the county. Uh we met with

1:12:00neighboring municipalities. We had

1:12:02conversations with the Hoboken Sakus uh

1:12:04and Bayon about the connections between

1:12:06the cities.

1:12:07>> Any local organizations within Jersey

1:12:09City?

1:12:09>> Yes. So we also held a series of

1:12:11>> associations.

1:12:12>> So we held a series of stakeholder

1:12:14meetings as well with the community

1:12:15organizations. So we held it with local

1:12:17advocates uh with uh you know the

1:12:19business improvement districts. Uh we

1:12:21also held and had it open to all of the

1:12:24community districts. So when we had uh

1:12:25the meeting say in journal square and

1:12:27for the west side we made sure to

1:12:28communicate and we invited all the

1:12:30community district or community

1:12:31associations in those areas. Um, and all

1:12:33the materials were uh for all the public

1:12:35meetings and all the public

1:12:36announcements were also sent out to

1:12:37every community association that we have

1:12:39on our mailing list.

1:12:40>> Okay. Thank you.

1:12:42>> Any board comments?

1:12:43>> I I have a question, Madam Chair.

1:12:45[clears throat]

1:12:46Have you met with like the MUA in

1:12:48reference to their overall plans as far

1:12:50as the infrastructure both water and

1:12:52sewers and things of that nature?

1:12:55>> So, they were a part of the stakeholder

1:12:56group. So, they were, you know, sat in

1:12:58our meetings and we helped coordinate,

1:12:59you know, these long-term visions. So,

1:13:00yes, they were. give you any projections

1:13:02as far as when they expect to complete

1:13:04the infrastructure system.

1:13:06>> So that would be outside the scope of

1:13:08what we did here. Um but it is you know

1:13:10one of the key elements of making sure

1:13:12that coordination is closer and yeah

1:13:13they sat in or they were a part of the

1:13:15technical advisory committee helping

1:13:17shape the recommendations.

1:13:18>> Okay. All right. Thank you.

1:13:20>> Mhm.

1:13:23>> Any other board comments?

1:13:25>> No. [snorts]

1:13:26>> Okay.

1:13:28Okay. At this time I would like to open

1:13:29for the public. Is there anyone from the

1:13:31public?

1:13:33>> Sure.

1:13:43>> The whole truth.

1:13:44>> I do.

1:13:47>> My name is Jack McKe. J A CK M C. My

1:13:52address is 283 Newark Avenue. 4R.

1:13:56>> Jack. Good evening. You have three

1:13:57minutes.

1:13:58>> Thank you. Good evening. Um, I want to

1:14:00thank the transportation planning

1:14:02infrastructure. Uh, a a good year of

1:14:04work boiled down into 15 minutes and I

1:14:07certainly can't address it in three. Um,

1:14:09everything listed on that very

1:14:12comprehensive PowerPoint. Great. Would

1:14:15love to see every bit of that

1:14:16implemented. Um, I should say I'm the

1:14:19campaigns manager for Hudson County

1:14:21Complete Streets. I assume we were one

1:14:23of those dozens of organizations that

1:14:25was involved in the the outreach. I

1:14:27attended a lot of these meetings. I've

1:14:29seen I've seen Eli, Lindsay, Director

1:14:32Kaplan throughout the city over the last

1:14:33year in different wards in my

1:14:35neighborhood and neighborhoods I'm

1:14:37visiting. Uh I just want to address you

1:14:40and talk about the importance of of

1:14:42blending planning and transportation. Um

1:14:46we often think about places as isolated

1:14:49static things, but in reality they work.

1:14:52It's about not just what it is, but how

1:14:54it relates to the communities next door,

1:14:57the municipalities next door. And we all

1:14:59benefit when we can get around easily.

1:15:01Business thrives, community thrives, and

1:15:03we can we will see um less

1:15:08less uh bickering over these little

1:15:11things when we can solve the bigger

1:15:12problems. The biggest one being parking.

1:15:14I mean, it is just one of those things

1:15:16that I feel and I know a lot of people

1:15:18in this community and neighboring

1:15:19communities feel that we wish it was a

1:15:21problem that was solved. And while we

1:15:23can't create more space, that that's off

1:15:26the table. No making more space,

1:15:28vertical parking is uh is incredibly

1:15:30expensive and just creates more

1:15:32congestion. So, in my opinion, it

1:15:34doesn't really solve the problem. But

1:15:35better management of the space and the

1:15:37infrastructure that we have is a way to

1:15:39solve the problem. uh give communities

1:15:43the the breath of fresh air quite

1:15:45literally that we all need. Um and and

1:15:48you know economic growth comes when we

1:15:50have interconnected communities. I mean

1:15:52that I don't have the data before me

1:15:54because I'm not the kind of guy that

1:15:55walks in with the data. Uh sorry, but

1:15:58but I know I have looked it up and I see

1:16:00things if I remember correctly, it's

1:16:02like uh pedestrian malls and uh

1:16:04microobility results in a 59% increase

1:16:07in uh storefront revenue when when they

1:16:09expose expose uh car centric communities

1:16:13to different modes of transportation and

1:16:14that's huge and very often that gets

1:16:16overlooked um because we just look at

1:16:18what we're losing but and what the costs

1:16:21are but every time we look at one of

1:16:23these projects all I can see is well we

1:16:24can't afford not to do this and I'll use

1:16:26Just two examples. JFK BRT. I know

1:16:29that's a county project. I know that's

1:16:31bigger than Jersey City alone, but I

1:16:33don't go to Bayon or North Bergen

1:16:36because it's just too much of a hassle

1:16:37to get there. I would uh and the second

1:16:40uh looking at 18th Street area in uh the

1:16:42north end of Jersey City and Hoboken is

1:16:44actually experiencing the same issue

1:16:45where development is outpacing people's

1:16:47ability to get around and we end up

1:16:49having the what I call the march of the

1:16:51jitneys and they all pile up at Grove

1:16:53Street station with each each

1:16:55development promising to give their

1:16:57people a ride and then you just have a

1:16:59bunch of vans pulled up on the on the

1:17:02sidewalks very often and uh creating

1:17:04danger uh congestion and we can do

1:17:07better. There are opportunities. Uh, and

1:17:08I'll just plug 18th Street Light Rail

1:17:10Station. It's a possibility. It's within

1:17:12our sights. Help us.

1:17:13>> Your time is up. You're true. You cannot

1:17:15complete that in three minutes.

1:17:17>> Thank you. Is there anyone else from the

1:17:20public?

1:17:20>> Madam Chair, I don't see no in the

1:17:22public. I'd like to close the public

1:17:24portion.

1:17:24>> Thank you.

1:17:25>> Second,

1:17:27>> Ben.

1:17:28>> Uh, Matthew Dilva from the planning

1:17:30department was involved in the

1:17:32stakeholder group as a representative of

1:17:34the department of city planning. Uh and

1:17:36he found that the transportation plan is

1:17:38in line with the goals of the city's

1:17:40master plan. Uh and as a result, staff

1:17:43recommends approval.

1:17:46>> Thank you.

1:17:48Any other board comments before I ask

1:17:50for a roll call? No. Okay. Roll call.

1:17:53Ben,

1:17:55>> need a motion.

1:17:57>> Motion. Sorry. Madam chair, I'd like to

1:17:58make a motion recommending the less move

1:18:01Jersey City Jersey JC transportation

1:18:03master plan and new mobility element of

1:18:05the JC master plan to the city council

1:18:08for adoption.

1:18:09>> Second,

1:18:11>> uh, Vice Chair Patel

1:18:13>> I,

1:18:13>> Commissioner Conway,

1:18:14>> I,

1:18:15>> Commissioner Stamato,

1:18:16>> I,

1:18:17>> Commissioner Capers,

1:18:18>> I,

1:18:18>> and Madam Chair Congadan,

1:18:20>> I want to thank everyone who's involved

1:18:21in this um, study. This is a lot

1:18:24compiled here and a lot of work yet to

1:18:26be done. Thank you. Thank you so much.

1:18:28Um, my vote is I

1:18:29>> motion carries. All in favor?

1:18:32>> Thank you, Ellie.

1:18:33>> Thank you.

1:18:36>> I'd like to now move on to case

1:18:382026-0117.

1:18:41Its review and discussion of reporting

1:18:43concerns determination of the scatter

1:18:46site study area 6 as an area in need of

1:18:50redevelopment and more specifically as a

1:18:52conation redevelopment area. Authorized

1:18:56by resolution 26-314

1:18:59for act formal action may be taken.

1:19:02Thank you, Commissioner Kaplan.

1:19:04>> Great job.

1:19:05>> I didn't do it, but thank you. I'm back

1:19:08for the record.

1:19:15>> Joe,

1:19:17>> good evening.

1:19:18>> Joe, let's mark notices once we get

1:19:20going.

1:19:21>> Yes. So notice of the notice of this uh

1:19:25report was um provided and uh it's

1:19:28already noted in the Tyler portal.

1:19:30They're they're all they've all been

1:19:32uploaded.

1:19:33>> So Madam Chair, we're going to mark

1:19:34those as A1 for purposes of the record.

1:19:38>> Thank you. Uh thank you for having me,

1:19:42Madame Chair, members of the board. Uh

1:19:44my name is Joseph Pongan, principal

1:19:45planner with the Jersey City Planning

1:19:47Division. I'm here to present the area

1:19:50need of redevelopment study and

1:19:52preliminary investigative report for

1:19:54scatter site 6 in Jersey City.

1:19:58Uh, as a short introduction, um, early

1:20:00this year in May 2026, city council

1:20:03authorized planning staff to draft a

1:20:04report to determine whether seven vacant

1:20:07properties uh, located all over city

1:20:10included in the scatter site area six

1:20:12uh, scatter site study area 6 uh, which

1:20:15we'll refer to uh, as study area qualify

1:20:18as an area in need of redevelopment and

1:20:20more specifically as a condemnation

1:20:22redevelopment area authorizing the

1:20:24municipality to use the power of eminent

1:20:26domain. The purpose of the study area is

1:20:30to target vacant uh vacant property

1:20:32vacant or blighted properties throughout

1:20:34Jura City which are creating a blighting

1:20:36influence on the surrounding

1:20:37communities. Should the study area be

1:20:40determined uh to be and be designated as

1:20:43an area in need of redevelopment, it's

1:20:45intended to add the study area to the

1:20:47scatter site redevelopment plan which

1:20:48was last amended September 25th in 2024

1:20:52uh and is also formerly known as the

1:20:54vacant buildings redevelopment plan.

1:20:58going over the methodology and how these

1:21:00sites were analyzed. Uh it it was a

1:21:03physical survey of all buildings on

1:21:05seven subject properties um was which

1:21:08was conducted by myself to determine the

1:21:11general physical condition of all the

1:21:12parcels within the study area. This

1:21:15survey involved an exterior visual

1:21:16evaluation as well as photographs for

1:21:18each parcel

1:21:21which you'll find in the report um and

1:21:23in this presentation. Building and

1:21:26property condition was determined by

1:21:27focusing on certain indicators such as

1:21:29windows, entranceways, siding, brick

1:21:32work, cornises, sidewalks and curbing,

1:21:34evident rubbish, uh foundations and

1:21:36retaining walls, fencing, parking,

1:21:39loading areas, uh relationship of

1:21:41buildings and land use to the

1:21:42surrounding area, condition of the

1:21:43pavement and the grounds in general.

1:21:45Factors which weighed against a positive

1:21:47rating include cracks and fissures and

1:21:49masonry and concrete, broken glass, rott

1:21:51and det rod and deteriorated wood

1:21:53elements, missing or damaged siding

1:21:55sections, evident debris and poor

1:21:57maintenance of the grounds, rust and or

1:21:59broken fencing elements, damage or

1:22:00missing sidewalks um and overcrowding or

1:22:04excessive coverage of buildings and land

1:22:06use.

1:22:08Uh these are the eight criteria um from

1:22:11uh state uh state law uh that we use for

1:22:15determination of whether the areas in

1:22:16need of redevelopment. Um

1:22:19most of the you'll find that uh the

1:22:21seven properties kind of mostly fall

1:22:23into only two or three of these but I'll

1:22:26read all eight um for the record. Uh

1:22:30first the generality of buildings are

1:22:31substandard, unsafe, unsanitary,

1:22:33dilapidated or obsolet obsolescent or

1:22:36possess any such characteristics or so

1:22:38lacking in light, air or space as to be

1:22:41conducive to a wholesome unh wholesome

1:22:43living or working conditions. The two

1:22:46the discontinuence of the use of

1:22:48buildings previously used for commercial

1:22:50manufacturing or industrial purposes.

1:22:52The abandonment of such buildings or the

1:22:54same being allowed to fall into so great

1:22:56a state of despair as to be untenable.

1:23:00Third, land that is owned by the

1:23:02municipality, the county, a local

1:23:04housing authority, a redevelopment

1:23:06agency or redevelopment entity, or

1:23:08unimproved vacant land that has remained

1:23:11so for a period of 10 years prior to the

1:23:13de adoption of the resolution and that

1:23:16by reason of its location, remoteness,

1:23:18lack of means or of access to

1:23:20development sections or portions of the

1:23:22municipality or topography or nature of

1:23:24soil is not likely to be developed

1:23:26through the instrumentality of private

1:23:29capital. The fourth areas with buildings

1:23:32or improvements which by reason of

1:23:34dilapidation, obsolescence,

1:23:36overcrowding, faulty arrangement of

1:23:37design, lack of ventilation, light and

1:23:40sanitary facilities, excessive land

1:23:42coverage, delletterious land use or

1:23:44obsolete layout or any combination of

1:23:47any of these factors are detrimental to

1:23:49the safety, health, morals or welfare of

1:23:50the community.

1:23:53Fifth, the growing lack of or total lack

1:23:55of property utilization of areas caused

1:23:57by conditions of the title, diverse

1:23:58ownership of the real properties taken

1:24:00therein or other similar conditions

1:24:02which impede land assemblage or

1:24:05discourse. The the undertaking or

1:24:08discourage the undertaking of

1:24:09improvements resulting in a stagnant and

1:24:12unproductive condition of land

1:24:13potentially useful and valuable for

1:24:15contributing to and serving the public

1:24:17health, safety, welfare. which

1:24:19conditions which condition is presumed

1:24:22to be having a negative social or

1:24:23economic impact or otherwise being

1:24:25detrimental to the safety, health,

1:24:26morals or welfare of the surrounding

1:24:28area or community in general. And the

1:24:31sixth areas in excess of five contiguous

1:24:35acres where on buildings or improvements

1:24:37have been destroyed, consumed by fire,

1:24:39demolished or altered by the action of

1:24:42storm, fire, cyclone, tornado,

1:24:44earthquake or other casualty in such a

1:24:47way that the aggregate assessed value of

1:24:49the area has been materially

1:24:50depreciated.

1:24:52Seventh, in any municipality in which

1:24:55enterprise zone has been designated as a

1:24:56new New Jersey urban enterprise act, the

1:24:59exe the execution of these act the

1:25:01actions prescribed in the act for the

1:25:03adoption of the municipality and approve

1:25:05approval by the New Jersey urban

1:25:07enterprise zone authority of the zone

1:25:10development plan for the area of the

1:25:12enterprise zone shall be considered

1:25:13sufficient for the determination the

1:25:15areas in need of redevelopment pursuant

1:25:17to section five or six of state

1:25:20or the adoption of tax abatement or

1:25:22exemption ordinance pursuant to

1:25:25provisions of the state law. Uh the

1:25:28municipality shall not utilize any other

1:25:30redevelopment powers within the urban

1:25:32enterprise zone unless the municipal

1:25:34governing body and planning board have

1:25:36also taken actions uh and fulfilled the

1:25:39requirements prescribed in PL 1992

1:25:43chapter 79 for determining the area is

1:25:45need of redevelopment or an area it is

1:25:47in need of rehabilitation and the

1:25:49municipal governing body has adopted a

1:25:51redevelopment plan ordinance including

1:25:53the area of the enterprise zone. And

1:25:55lastly, this designation of the

1:25:57delineated area is consistent with smart

1:25:59growth plan principles adopted to pursue

1:26:01under law or regulation. [sighs]

1:26:04So going over the seven properties we

1:26:06have here today, um we have 97 Charles

1:26:08Street, uh 358 Central Avenue, 195

1:26:12Baldwin Avenue, 221 ON Avenue, 205

1:26:15Clinton Avenue, 479 Bram Hall Avenue,

1:26:19and 185 Bidwell Avenue. You can see the

1:26:21map here to the right. they are

1:26:22scattered in pretty different parts of

1:26:24the city and not just kind of

1:26:26concentrated in one area.

1:26:29So, going over the side analysis for 97

1:26:31Charles Street, you'll see that it's a

1:26:33construction site and it has not been

1:26:35active for years. No active uh no front

1:26:38facade. There's no wall, no front wall,

1:26:41no uh there's doors and windows that are

1:26:43missing. It's unsafe for occupancy and

1:26:45it's in poor condition. Um, it does meet

1:26:48criteria A and D of the eight criteria

1:26:51previously mentioned.

1:26:53Uh, looking also over the parcel status

1:26:55of 97 Charles Street. It was issued a

1:26:58property vac uh, a vacant property

1:27:00notice of violation on December 10th,

1:27:032025. Uh, the latest construction

1:27:05permits that were issued for it were

1:27:07back in 2019. It had expired in 2020.

1:27:10And uh the most recent pipeline

1:27:12application was completed almost 10

1:27:15years ago, July 2017.

1:27:20A second site is the um the mixed use

1:27:23building 358 Central Avenue. Uh it has a

1:27:25discontinued ground floor commercial

1:27:27use. There's graffiti on the rolledup

1:27:29gate. Uh you'll also find out it's

1:27:30boarded up entry, so there's no way to

1:27:32enter the building um to the the upper

1:27:36story residential portion of the

1:27:37building. Has been in the state for

1:27:39about 15 years. also in poor condition,

1:27:41meets crit criteria A and B.

1:27:45Parcel status for 358 Central Avenue. It

1:27:48was issued the vacant notice violation

1:27:51on May of this year. It was registered

1:27:54as a vacant property uh May 11, 2026. Uh

1:27:58and the latest construction and plumbing

1:28:00permits were issued in April 2021, final

1:28:04in June 2021.

1:28:07Um, next is 195 Baldwin Avenue. Uh, it's

1:28:10boarded up, uh, has a boarded up entry

1:28:12and ground floor window. It has the

1:28:14leopardated front door awning. Um, and

1:28:16also has graffiti covering the front

1:28:18facade. It's been abandoned for at least

1:28:202 years. And, um, staff found it to be

1:28:23in poor condition and meets criteria A

1:28:25and D of the um, the criteria for uh,

1:28:30determination for need of redevelopment.

1:28:35Next we have 221 O Avenue. Um you'll

1:28:38find that it has boarded up entry and

1:28:40front facade windows. The structure's

1:28:42facade is dilapidated with tears along

1:28:44the wood planks on the front and

1:28:46northern sides. Uh it has a front it's

1:28:49front porch railing is falling over.

1:28:50Vines have overtaken the front entry

1:28:52stair rails. The roof membrane seems to

1:28:54be hanging over the front ledge. Uh it

1:28:57has trash all over the front yard and it

1:29:00has uh staff found it in poor condition

1:29:03and meets criteria A and D.

1:29:06Parcel status of 221 O Avenue. It was

1:29:09issued the property notice of violation

1:29:12uh property vacant property notice of

1:29:13violation on uh June 4th this year uh

1:29:17with a late with a with the latest

1:29:19reinspection for that being July 28th of

1:29:22this year. A construction code case was

1:29:24also issued for unsafe structures back

1:29:26in August 2013. That case is still load

1:29:33side analysis for 205 Clinton Avenue. Um

1:29:35it's first floor windows have plywood

1:29:37attached. So it's boarded up in the

1:29:39front the front windows. The front gable

1:29:42appears to be dilapidated. Uh trash

1:29:46there's trash in the front yard and

1:29:47staff found it to be in fair condition

1:29:49meeting area criteria A and D.

1:29:54parcel status for 205 Clinton Avenue. Um

1:29:56it was issued the vacant not property

1:29:59notice for violation in May of this

1:30:02year. Latest reinspection was about a

1:30:05week and a half from that also in April

1:30:07of this year with two to three items

1:30:09evaded. It was included in the vacant

1:30:11property registration um list uh in June

1:30:15of this year and later it did have um

1:30:18electrical and construction permits

1:30:20issued in May 2026.

1:30:25[sighs and gasps]

1:30:26Site analysis for 479 Bram Hall Avenue.

1:30:29Um front door and first floor windows

1:30:32are boarded up with plywood. Second and

1:30:34story second and third story windows are

1:30:35covered up in plastic. Heavy smoke and

1:30:38fire stands on the second story front

1:30:40facade. Column of the front column in

1:30:42the right side of the stove appears to

1:30:43be threatening collapse. Uh it's in poor

1:30:46condition and meets criteria A and D

1:30:53and uh parcel status for 479 Bramole

1:30:56Avenue issued a vacant property notice

1:30:58of violation in June of this year. Uh

1:31:00included a prop in the property vacant

1:31:03property registration list in May of

1:31:04this year. complaint. Uh there are code

1:31:08enforcement complaints. Um this is back

1:31:09in 2016 claiming it was abandoned and

1:31:11infested with cats. Um there was an

1:31:14electric permit application submitted in

1:31:1620 uh July 9th, 2026 which was denied as

1:31:20well as construction permit application

1:31:21submitted in June 17th uh 2026 which was

1:31:26also denied.

1:31:29And we have

1:31:31185 Bidwell Avenue. Um, you'll find that

1:31:34the front door, front terrace doors, and

1:31:35front facade windows are all boarded up

1:31:37with plywood. Roof appears to be

1:31:39dilapidated uh with the woodboard

1:31:42missing from this the set. Front uh

1:31:44facade is dilapidated with some of the

1:31:46siding on the dormer falling apart. The

1:31:48garage is blocked up by wire fencing.

1:31:50There's trash on the terrace. Upper

1:31:53story railing is rusted and falling

1:31:55apart. Uh there's also graffiti in the

1:31:56front facade. Staff found it in poor

1:31:58condition. Meets criteria A and D.

1:32:03Uh, as far as parcel status for 185

1:32:05Bidwell, vacant property registration

1:32:07date, September 10th of this year,

1:32:10issued vacant property notice of

1:32:11violation in August 14, 2024. There was

1:32:15a code enforcement uh construction code

1:32:17case issued for removal of rear garage

1:32:19without permits. Um, latest electrical

1:32:23and construction permits issued in uh

1:32:252022, expired in 2023.

1:32:29Um, so going over these seven

1:32:31properties, uh, we found that the seven

1:32:33properties contained in study area seeks

1:32:35meet at least two of the criteria A, B,

1:32:38and D needed to declare an area in need

1:32:40of redevelopment. Uh, city records for

1:32:42each of the seven properties in the

1:32:43study area showed that the properties

1:32:44were registered vacant, show long

1:32:46ongoing periods of inactivity and

1:32:48unsound living conditions. City staff

1:32:50recommends that the study area be

1:32:52determined as an area in need of

1:32:53redevelopment and more specifically as a

1:32:55condemnation redevelopment area with

1:32:57authorization to utilize evident domain

1:32:59and that the properties included in the

1:33:00study area be added to the scatter site

1:33:02redevelopment plan. Thank you. I'll take

1:33:05any questions if you have them.

1:33:10>> Madam chair.

1:33:11>> Sure. C could you just help how do um

1:33:14were these seven sites selected to be

1:33:16studied? I understand the council kind

1:33:18of passed a resolution to dictate that

1:33:19to us, but I'm just curious how these

1:33:21seven what the process was to identify

1:33:23them.

1:33:23>> That's correct. Oh, I think uh we

1:33:27>> uh so yeah, there was a resolution

1:33:29passed and that that list came from the

1:33:31administration

1:33:33um and there were properties selected uh

1:33:35from the apperal list, the abandoned

1:33:38properties register

1:33:40act, I think is what it's called. I'm

1:33:41not exactly sure what the acronym is.

1:33:45So, Commissioner, I think it's fair to

1:33:46say that the city keeps a record of

1:33:50buildings that are

1:33:53in condition similar to this. They're

1:33:56checking, then they're issuing

1:33:57violations through the right department

1:33:59and division, and then the governing

1:34:01body decides to authorize a resolution

1:34:04to study and move on these because of

1:34:07the reasons laid out by uh Joe and his

1:34:10testimony as to what he witnessed and

1:34:12saw in the study area. I think you'll

1:34:14notice in a lot of the pictures there is

1:34:16the uh red

1:34:19marker on the property, the red with the

1:34:21white X. And I think if anybody drives

1:34:24around the city, I am sure you will see

1:34:26other properties similarly

1:34:29uh sitting. And then I believe if you

1:34:31contact the administration, that

1:34:34property would wind up on a list to be

1:34:36studied and and moved on uh at some

1:34:39point.

1:34:41>> Thank you.

1:34:42>> Thank you. Um Joe, can we just go back

1:34:45to 205 Clinton?

1:34:47>> Sure.

1:34:50[clears throat]

1:34:51>> So, the first floor is inactive. Is that

1:34:54>> Yes, it appears to be boarded up with

1:34:56plywood on the inside of the windows

1:34:58>> on the second floor.

1:35:00Uh the second floor doesn't appear to be

1:35:02boarded up, but um uh so when we when

1:35:05when I do a survey of these um

1:35:07properties, I'm not allowed access

1:35:10inside any of them um for various

1:35:12reasons, but like for the most part,

1:35:13they're all boarded up and not

1:35:14inaccessible. So, but if you're Yeah. If

1:35:17the question is if the first story of

1:35:19this property is inactive, that appears

1:35:21to be the case. Yes.

1:35:25>> Sure.

1:35:28>> Use your mic. We we need your mic there,

1:35:30sir.

1:35:31>> Thought it was on.

1:35:32>> Can you hear me now?

1:35:33>> Yes.

1:35:34>> Good. Thanks.

1:35:34>> All right. So, my understanding is that

1:35:36right now they're not producing any tax

1:35:38revenue or anything like that. They're

1:35:40just dormant and that's about it.

1:35:42>> Right. There's nobody living in them.

1:35:43None of the uses being used. That's just

1:35:45completely

1:35:46>> regarding tax revenue. I don't know if

1:35:48we can answer that question.

1:35:49>> Oh, right. Sorry. Yes. The t from a tax

1:35:51perspective, we don't know if because

1:35:53they're still owned by property owners

1:35:54at the moment.

1:35:56>> Somebody owns the property. It could be

1:35:58an individual. It could be a

1:35:59corporation. Could be any kind of an

1:36:01entity. They could be paying taxes. They

1:36:03could be delinquent in taxes. There

1:36:04could be tax sales that have taken

1:36:06place. None of that is necessarily known

1:36:09to planning, nor is it necessarily

1:36:12relevant to the actual criteria under

1:36:15the redevelopment statute.

1:36:17>> Right.

1:36:18>> Okay.

1:36:24>> Any other board comments?

1:36:28No, Madam Chair.

1:36:29>> Thank you.

1:36:30>> Thank you.

1:36:31>> So, at this time, I would like to open

1:36:32for the public. Do you want to take a

1:36:33I'm sorry. You want to take a break

1:36:35first?

1:36:36>> You want to finish?

1:36:36>> You want to finish? Okay. At this time,

1:36:38I would like to open for the public. Is

1:36:40there anyone from the public?

1:36:42>> Uh, Mr. Lean.

1:36:43>> Good evening again, commissioners. Uh,

1:36:45for the record, Tom Lean of Connell

1:36:46Foley. I'm here on behalf of uh the

1:36:49owners of 185 Bidwell, which were the

1:36:51last property you saw in the

1:36:53presentation there. The uh the entity

1:36:55that owns it is uh [clears throat] C A C

1:36:58E A A R LLC. Uh the gentlemen who are

1:37:02the owners are are here present with me

1:37:04this evening. Uh they are developers in

1:37:06the city of Jersey City. They have done

1:37:08multiple one and two family homes. Uh

1:37:11179 Stegman, 138 Bay View, uh 89 Oak

1:37:15Street, a couple of others. Um there's

1:37:17been a number of issues that have

1:37:19delayed uh the developers from moving

1:37:21forward with construction on this site.

1:37:23They did purchase it in 2016. Um,

1:37:26obviously COVID hit. Uh, in 2021 they

1:37:30did start clearing some de debris in the

1:37:33backyard. [clears throat]

1:37:34Um, there was a noted a violation for

1:37:37demolition of garages, but uh, the

1:37:39pictures I submitted to uh, the city

1:37:41when I brought up that I was

1:37:42representing the owners show it was

1:37:44really just a a bunch of debris. They

1:37:46were clearing it and trying to uh, to

1:37:47get the site ready for uh, construction.

1:37:50Uh at that time they also had

1:37:51conversations with the city where they

1:37:52were advised that there's a possibility

1:37:54that might not be able to demolish the

1:37:56structure because it might have some

1:37:57historic uh historic integrity to it. Uh

1:38:00as the board is aware, our demolition

1:38:02ordinance does uh prevent uh demolition

1:38:05permits from issuing if a building has

1:38:07some historic integrity to it. Um, so

1:38:10all of those things delayed them moving

1:38:12forward uh up until 2022 when they hired

1:38:15an architect to try and uh incorporate

1:38:18that structure into a new building. Uh,

1:38:21I provided those plans to city planning.

1:38:23Um, my clients are ready to move

1:38:25forward. They have registered it as a

1:38:27vacant property. Uh, they are paying

1:38:30taxes on the property. Uh, they did put

1:38:32up a safety fence to prevent people from

1:38:34accessing the rear of the property. Uh,

1:38:36I would ask that the board at least give

1:38:39my client time to file permits and move

1:38:42forward with construction uh before

1:38:44adding this to the scatter site

1:38:46redevelopment plan. Not that adding this

1:38:48does prevent them from doing it, but you

1:38:51know, we don't know if the JC has had

1:38:53conversations with a developer for that

1:38:54site. We don't know what the intent of

1:38:56that site is other than my clients who

1:38:59own it and have been taking and have

1:39:01been trying to maintain it would like to

1:39:03move forward with construction. So with

1:39:05that said, I would just submit to the

1:39:06board that you have active developers

1:39:08here. Let them develop their site. Thank

1:39:11you.

1:39:14>> Is there anyone else?

1:39:21>> Good evening. Uh Nicholas Curado for uh

1:39:24358 Central Avenue. Uh my client is

1:39:27here. Um we are here to object to

1:39:30inclusion of uh 358 Central Avenue in

1:39:33the study area for a number of reasons.

1:39:36Uh this is not a property which has been

1:39:38neglected or abandoned. Instead it has

1:39:40been stalled partly by the determination

1:39:44by historic. Um but for that decision

1:39:49this project would probably have been

1:39:51completed by now. I have Mr. Gindy here

1:39:53who is the managing member of 358

1:39:55central at 3 358 360 central Avenue LLC

1:39:59and he'd like to present some

1:40:02information that he has um and without

1:40:06belaboring a number of the uh bases for

1:40:10this objection have already been

1:40:12eloquently stated by my colleague Mr.

1:40:15Mr. Lean. Uh these are the same types of

1:40:18problems that my client has faced. My

1:40:20client has spent over $100,000 in trying

1:40:23to develop the site and he was about to

1:40:25get demolition permits, had already, as

1:40:28was mentioned on the presentation, had

1:40:30already pulled and closed permits to

1:40:33have the sewer cut uh and capped when he

1:40:36was stopped from going forward by

1:40:39historic. Um, we also know that the

1:40:41historic uh ordinance is now being uh

1:40:45being reviewed and we would like to take

1:40:48take that we would like the board to

1:40:50take that into consideration.

1:40:52My client is ready, willing and able to

1:40:54begin de begin demolition and de

1:40:56development of this site immediately.

1:40:58But without further ado, I'd like to

1:41:00introduce Jimmy Gindy, the managing

1:41:02member of this uh the owner.

1:41:08>> Sure. Do you swear affirm that any

1:41:10testimony you give tonight is going to

1:41:11be the truth? The whole truth?

1:41:12>> I do.

1:41:13>> For the record state,

1:41:14>> Jimmy Gindy. Uh, J I M Y G U I N D I.

1:41:19>> Mr. Gindy, you have three minutes.

1:41:20>> Thank you. Uh, good evening, chair and

1:41:22members of the planning board. Thank you

1:41:24for giving me the opportunity to speak.

1:41:26Uh, my name is Jimmy Gindy and I'm the

1:41:27owner of 358 Central Avenue, block 2901,

1:41:31lot 34. Uh, I understand and respect uh

1:41:34the city's responsibility to address

1:41:36unsafe properties and protect the

1:41:37community. I share that goal. Uh,

1:41:40however, I respectly object to any

1:41:42recommendation designating my property

1:41:43as being in need of condemnation for

1:41:45redevelopment and I ask that block 2901,

1:41:48lot 34 be removed from the scatter study

1:41:51site 2026 study area. I haven't

1:41:54abandoned the property and I have not

1:41:56refused to address its condition. I have

1:41:59invested substantial time and money and

1:42:01worked in good faith with demolition

1:42:02contractors, engineers, environmental

1:42:05professionals, utility companies, and

1:42:07city officials to remove any unsafe

1:42:09structure and redevelop the property. In

1:42:12December of 2021, based on an on an

1:42:15independent physical inspection of the

1:42:17building, my licensed engineer concluded

1:42:19that the structure was an eminent

1:42:21hazard, unsafe to enter, at risk of

1:42:24sudden collapse, and should be

1:42:25completely demolished.

1:42:28The construction code official

1:42:29instructed me to provide that

1:42:30engineering report and file an

1:42:32application for demolition. We complied

1:42:34with both requests.

1:42:37We retained Caravla demolition,

1:42:39submitted demolition plans and permanent

1:42:41materials, disconnected utilities and

1:42:43completed environmental and safety

1:42:45related work. Historic preservation

1:42:47concerns, demolition requirements and

1:42:49construction code requirements then

1:42:51became part of a process that never

1:42:52resulted in one clear and coordinated

1:42:55path forward. The 2019 historic staff

1:42:58determination stated that demolition

1:43:00would likely not be approved, while the

1:43:02city's later unsafe structure process

1:43:04called for demolition or correction. In

1:43:07October of 2022, the city formally

1:43:10determined that the structure was not

1:43:12sound condition and order demolition or

1:43:14correction. In 2026, I was then issued a

1:43:17summon, summon number SF390415

1:43:21for alleged failure to comply together

1:43:24with a complaint with a compliant

1:43:25information sheet asserting a pro

1:43:28asserting approximately $187,000

1:43:32in penalties.

1:43:33You heard that right. I do not raise

1:43:36these facts to criticize any individual

1:43:38or department. I raise them because they

1:43:40demonstrate a serious lack of

1:43:41coordination that I've been trying in

1:43:44good faith to overcome.

1:43:46I want to work with the city, not

1:43:48against it, to resolve the unsafe

1:43:50condition, protect the public, and move

1:43:52forward with responsible private

1:43:54development.

1:43:56Condemnation is not necessary to

1:43:58motivate me to act. I am here. I am

1:44:01invested in the property and I remain

1:44:04ready to proceed. I respectfully ask the

1:44:07board to remove block 2901 lot 34 from

1:44:10the proposed condemnation study area,

1:44:12accept my written objection and exhibits

1:44:15into the official record which I can

1:44:17provide to you. Um, and help facilitate

1:44:21an immediate coordinated meeting with

1:44:22planning, historic preservation,

1:44:25construction code, and municipal

1:44:26council. I just need one more minute.

1:44:28I'm also asking the appropriate city

1:44:30officials to review and withdraw or fair

1:44:33to to to review the withdrawal or fair

1:44:35resolution of the summons and penalty

1:44:37claim and to establish a clear, lawful,

1:44:39and expedited path for a safe

1:44:40demolition.

1:44:41>> I'm sorry, your time is up.

1:44:43>> My goal is common ground, protect the

1:44:44community, and remove the unsafe

1:44:46structure to redevelop the property

1:44:47without the need for eminent domain.

1:44:49Thank you for your time and

1:44:50consideration.

1:44:50>> Thank you.

1:44:51>> Okay.

1:44:57I don't know what it is.

1:44:58>> It's just It's just everything that I

1:44:59stated.

1:45:00>> What is it?

1:45:01>> It's just everything that I said.

1:45:02>> Give it to your attorney.

1:45:03>> Council up to the podium, please.

1:45:05>> Thank you.

1:45:09>> This is just a bound pres bound um two

1:45:12copies of the presentation that he just

1:45:14made with the exhibits.

1:45:16>> I don't know what that means. The

1:45:17presentation he made, he gave a ton of

1:45:18comments. I don't know what that is.

1:45:22This is a chronology of what he went

1:45:24through uh during the time that he was

1:45:27trying to develop the property and got

1:45:28stalled.

1:45:29>> So, we don't need that. He just

1:45:30testified to

1:45:31>> If you don't need it, then that's fine.

1:45:32>> Thank you, council.

1:45:33>> Thank you.

1:45:33>> Thank you, guys.

1:45:35>> Is there anyone else from the public?

1:45:40>> Charles Kim [clears throat]

1:45:42tonight is going to be the truth, the

1:45:43whole truth, nothing but truth.

1:45:44>> Yes.

1:45:46>> Give your home address, please.

1:45:47>> Yes. Charles Kim, 97 Charles Street.

1:45:50>> Mr. Kim, you have three minutes.

1:45:52>> Okay. Thank you. My wife and I taught at

1:45:54the nearby First Christian Pentecostal

1:45:55School. And when we purchased this home

1:45:57for us and our six children, we decided

1:45:59to update the home to suit the needs of

1:46:01our growing family. We are 70% complete

1:46:03with the renovation project.

1:46:05>> I'm sorry, is the mic on

1:46:08question. Sorry. We are 70% done with

1:46:10the renovation project. Foundation,

1:46:12framing, plumbing, electric sheathing or

1:46:14all signed off. [clears throat]

1:46:15Insulation and concrete balconies were

1:46:17installed within the past 9 months. What

1:46:20remains is windows, sheetrock, flooring,

1:46:22kitchens, bathrooms, and landscaping.

1:46:24The main delays have been the passing of

1:46:25a general contractor and with the lack

1:46:28of access to his paperwork and the

1:46:30subcontractors.

1:46:32And the second main delay has been his

1:46:33only change, which forced

1:46:34[clears throat] a redesign of the

1:46:35approved plans. The current stage is

1:46:38that the architect Alan Feld is is

1:46:40submitting the amended plans scheduled

1:46:41for this week and these were required

1:46:44[clears throat] because of the uh

1:46:45forementioned

1:46:47uh zoning change. Our intention is

1:46:49[clears throat] to complete the

1:46:50remaining 30% of the construction and

1:46:52move into our home. We request that our

1:46:54home be taken off the scatter site

1:46:55redevelopment plan. And um I would talk

1:46:59to Mr. Joseph. He said to bring

1:47:01[clears throat] receipts and plans and

1:47:02uh pictures, but I think you guys have

1:47:06pictures and if you want anything else I

1:47:07could provide it.

1:47:10>> Receipts and of what? the pictures plan

1:47:13the architectural structural drawings if

1:47:15that's necessary I could

1:47:17>> I don't

1:47:18>> I don't believe it to be necessary you

1:47:21just testified with respect to the times

1:47:23and dates of which you did

1:47:25>> but Mr. Feld has not finished his plans

1:47:28and has not submitted them yet to city

1:47:31planning. Is that fair?

1:47:32>> Right. He emailed it to me today. I'm

1:47:33going to need a couple days to talk with

1:47:35my contractor to review it and the plan

1:47:37is to submit this week.

1:47:39>> Understood. Thank you, sir.

1:47:41>> Okay. Thank you.

1:47:41>> All right. Thank you.

1:47:44>> Anyone else from the public?

1:47:47>> Madam Chair, there's no one from the

1:47:49public. I'd like to close the public

1:47:50portion.

1:47:51>> Second it.

1:47:54>> Public is closed. Matt, are you wrapping

1:47:58or

1:47:59>> Sure. Yes. Uh thank you, Madam Chair. Um

1:48:02so, um responding to those um the

1:48:06attorneys and the um property owners

1:48:08that came up today. Um I do sympathize

1:48:10that you know they do not want to see

1:48:11this these properties included in the

1:48:14list but we are going by kind of their

1:48:17the current state like one of the things

1:48:18that staff consider is the current

1:48:20status of the parcels as as refers to

1:48:22permitting or any sort of active

1:48:23projects going on and from what staff

1:48:26found there wasn't any active projects.

1:48:28I understand that you know projects can

1:48:30stall out for various reasons. Um and

1:48:34you know there's still there are still

1:48:36steps beyond this. The you know as you

1:48:38may know city council will also consider

1:48:40these items before voting on the um the

1:48:43amendment to the scatter side

1:48:44redevelopment plan. So if by the time I

1:48:47make my presentation to them there has

1:48:49been actual material progress in terms

1:48:51of um redeveloping these properties by

1:48:54those owners that is something that they

1:48:56could pro that's something that they

1:48:57could present and that city council can

1:48:59take into consideration as well. Um but

1:49:02yeah, given that and where we are right

1:49:04now from my presentation, I recommend

1:49:06that you approve the list as is as well

1:49:09as the report.

1:49:11>> Thank you, Joe.

1:49:14>> Okay.

1:49:15>> So, Madam Chair, just for purposes of of

1:49:18advising the board, uh obviously this is

1:49:22a redevelopment study area as this board

1:49:25has done in the past. Uh this happens to

1:49:28be the scatter site redevelopment study

1:49:30area with the power of condemnation.

1:49:34All that being said, the criteria are

1:49:36the eight points laid out in the statute

1:49:39as articulated by Joe in his

1:49:42presentation and chief. The charge of

1:49:44this board is to look at those criteria

1:49:46and determine from the evidence

1:49:48presented to the board whether or not uh

1:49:50that criteria is met for each of the

1:49:53subject properties and then make a

1:49:55recommendation to the governing body.

1:49:58This body does not determine the study

1:50:00area. This body does not determine

1:50:03whether it uh is an area in need. That

1:50:06happens by the governing body. We make

1:50:08the recommendation yes from our review

1:50:11it met the statutory criteria. No, from

1:50:14our review it doesn't meet the stat

1:50:16statutory criteria. That's what this

1:50:19body does. The governing body determines

1:50:22whether or not it is an area in need

1:50:25with condemnation. So, uh Joe stands by

1:50:29his report. That's the legal guidance to

1:50:31the board. And of course, uh, as has

1:50:34been done, if the board feels they want

1:50:37to take a property out, uh, and tell the

1:50:40governing body not to include that

1:50:42property as their recommendation, the

1:50:44board could do such a thing. But I think

1:50:46Joe stands by his report based on what

1:50:49he's seen. And lastly, I will tell you

1:50:51regardless of what happens, uh, I think

1:50:54council lean had indicated this, it

1:50:56doesn't necessarily mean that the

1:50:58property owner loses the property. There

1:51:00is a process. This is the beginning of

1:51:03that process. Uh so

1:51:06that's the legal guidance to the board.

1:51:09>> Thank you, Council.

1:51:10>> Thank you,

1:51:11>> Andy.

1:51:13I was going to ask Santo for legal

1:51:14guidance. So,

1:51:15>> okay. Thank you for that.

1:51:16>> Thank you.

1:51:17>> Okay,

1:51:17>> you're good.

1:51:18>> Yep. Madam Chair,

1:51:19>> I'd like to entertain a motion.

1:51:21>> Madam Chair, I'd like to make a move

1:51:23that we make case number P20260-

1:51:270117.

1:51:29We make a favorable recommendation to

1:51:30city council with a condition outlined

1:51:32in a staff report.

1:51:33>> Second.

1:51:35>> All right. Acting vice chair Patel.

1:51:37>> I.

1:51:38>> Commissioner Conway.

1:51:39>> I.

1:51:40>> Commissioner Stamato.

1:51:42>> I.

1:51:42>> Commissioner Capers.

1:51:44>> I.

1:51:44>> Commissioner Kaplan.

1:51:46>> From what was presented, it seems like

1:51:47they clearly meet the legal requirement

1:51:49of what was listed and that these are

1:51:51not new um properties. There's a lot of

1:51:55history here. So, with that, I'll vote

1:51:56I.

1:51:57>> Thank you. And lastly, Madame Chair

1:52:00Gangadin,

1:52:00>> based [clears throat] on the

1:52:01presentation and the criteria, um

1:52:04definitely um my vote is I.

1:52:07>> Thank you. Motion carries 6.

1:52:10>> We'll take a break, a 10 minutes break.

1:52:12So, I'll be back at um

1:52:167:45.

1:52:36What happened?

1:52:37>> I'd like to call KP2025-0255

1:52:41minor site plan with C variance. Address

1:52:44is 26 Bright Street.

1:52:46>> Good evening, madam.

1:52:48>> Yes, good evening madam chair,

1:52:49commissioners. Uh for the record,

1:52:51Benjamin Weine of Prime Toull and

1:52:53Misselli here on behalf of the applicant

1:52:55SDDD Capital LLC. The property in

1:52:58question as as the chair mentioned is

1:53:00for 26 Bright Street. That's block

1:53:0314106,

1:53:04lot 38. And the property is located in

1:53:07zone 3 of the Bright Street

1:53:08redevelopment plan as well as the Vanvor

1:53:10Park Historic District. The application

1:53:13before you this evening is to raise the

1:53:15site. And uh while there are no real

1:53:17site improvements now, it's currently a

1:53:19100% uh paved lot with a curb cut and

1:53:22access for vehicles. There's no actual

1:53:25uh structural improvements. The proposal

1:53:27is to raise the site and to ultimately

1:53:29construct a new four-story for family

1:53:31residential building on the property

1:53:33that is consistent almost entirely with

1:53:36the requirements of the redevelopment

1:53:38plan and the historic district. We do

1:53:41ultimately have one variance which uh

1:53:42which is going to be I think a largely

1:53:44the substance of the conversation here

1:53:45this evening. It's for building height

1:53:47of 3' 11 in above what is permitted. So

1:53:5040 ft is permitted and 43t 11 in is

1:53:54proposed and the reason for that is

1:53:56almost entirely the flood plane. Um this

1:53:59application is located with the first

1:54:01approximately 6 ft bel below the flood

1:54:05elevation line which means you cannot

1:54:07actually construct any habitable space

1:54:09until you reach that level. And so that

1:54:11is approximately 6 feet but you'll hear

1:54:13more in detail on that from our

1:54:15architect throughout the city of Jersey

1:54:17City. uh every single redevelopment zone

1:54:20and as far as I'm aware and the

1:54:22underlying zoning do actually permit the

1:54:24typically when you have a situation like

1:54:26that you don't even start your height

1:54:28calculation until 1 ft above that flood

1:54:30elevation so if that were the case here

1:54:33uh we would be a minor site plan

1:54:34application with no relief sought but

1:54:36because this is a historic district it's

1:54:38not particularly carved out in order to

1:54:41be able to start that calculation from

1:54:43that base flood elevation or a foot

1:54:45above that and that's really

1:54:46substantively the basis for the uh for

1:54:48the application and for the variance

1:54:50relief. Just a little bit of background

1:54:52here as well. Since we are located in a

1:54:54historic district, we did go to the HPC.

1:54:58We worked closely obviously with Maggie

1:54:59and her team. We went to the HPC back in

1:55:02the May and June meetings of this year

1:55:04and we were granted unanimous approval

1:55:06on a certificate of appropriateness for

1:55:08the design that you're going to see here

1:55:10this evening.

1:55:12Interestingly, after we obtained that

1:55:14approval, um we did continue uh engaging

1:55:16on a community level and through uh

1:55:18through Ben Jordan, the review planner

1:55:20here, it became known to us that the

1:55:22immediately next door neighbor, which is

1:55:2428 Bright Street, which is a large

1:55:26condominium association, um a five-story

1:55:28building, they had some concerns about

1:55:30the design that was ultimately proposed

1:55:32and approved by the HPC. And so what

1:55:34you'll see here tonight and the plans

1:55:36that are going to be presented is an

1:55:38exact mirror image of what was approved

1:55:41by the HPC. What I mean by that is we

1:55:44work closely with the condominium

1:55:45association, members of whom are here

1:55:47this evening to speak uh in support of

1:55:49this application to entirely flip the

1:55:52application that was approved by HPC. I

1:55:54then went back to Maggie and had a

1:55:56conversation and she emailed me back and

1:55:58said since nothing has changed other

1:56:00from the front perspective other than

1:56:02the location of the door which was

1:56:04proposed on the left is now completely

1:56:06mirrored and proposed on the right. It

1:56:08was her determination that we did not

1:56:10need to go back to the HPC and the

1:56:12certificate of appropriateness that was

1:56:13granted would stand. Um, with that,

1:56:16there are other site improvements which

1:56:18our project architect will go through

1:56:19with you. But as I alluded to in the

1:56:21beginning, it's removal of the curb cut

1:56:23and the what is really nothing more than

1:56:25a parking area at the moment. Obviously,

1:56:27the addition of a street tree to comply

1:56:29with your ordinance and other than that

1:56:313ft and 11in uh height variance being

1:56:34sought, a fully compliant development

1:56:36with the redevelopment plan and with the

1:56:38historic district. So, with that, I and

1:56:41I forgot to give council my notice, so

1:56:43I'll do that.

1:56:54Thank you.

1:57:19>> [clears throat]

1:57:36>> Madam Chairman, receive the affidavit of

1:57:38publication proof of mailing with

1:57:40respect to the application at 26 Bright

1:57:42Street. Council is correct. It is a

1:57:44thick notice, but it does appear to be

1:57:46in order. I will note for the record

1:57:49that there are over 300 property owners

1:57:51on the list. A1 for purpose of the

1:57:53record.

1:57:54>> Thank you. So, with that, Madam Chair, I

1:57:56have two witnesses I intend to call this

1:57:58evening. I have our project architect,

1:57:59Pittal Shukla, who will speak to the

1:58:02site design and the building that we're

1:58:03proposing, as well as the context with

1:58:05the neighborhood given obviously its

1:58:07location in a historic district. And

1:58:09then I have our professional planner,

1:58:10Carolyn Worstelle, who will speak to

1:58:11that one variance that I identified.

1:58:14>> Thank you.

1:58:23>> The whole truth.

1:58:24>> I do.

1:58:27>> First name Prial, P R I T A L. Last name

1:58:31Shukla. S H U K L A. address 182 County

1:58:37Avenue in Caucus, New Jersey.

1:58:40>> Miss Shukla, is your um license current

1:58:42and in good standing?

1:58:43>> Yes, it is.

1:58:44>> Thank you. You may proceed.

1:58:45>> Thank you. [clears throat]

1:58:48Can I How do I

1:58:53>> think it's

1:58:53>> I think it's on already.

1:58:55>> Now it's on the screen. Okay.

1:58:56>> And council, these are the same plans

1:58:58that have been submitted. Nothing's been

1:58:59changed or altered. And this is your

1:59:01plan set.

1:59:02>> That's correct. I was going to ask Miss

1:59:03Shukla to confirm that on the record

1:59:05that these are the plans that were

1:59:06indeed submitted at least 10 days in

1:59:08advance of this meeting.

1:59:08>> Yes, they are.

1:59:10>> Thank you. So, Pel, if you'll please

1:59:12walk the board through the existing

1:59:14conditions and the proposed conditions

1:59:15here this evening.

1:59:16>> Sure. [clears throat] So, the property

1:59:19at 26 Bride Street in Jersey City is a

1:59:22standard 25 ftx 100 ft lot. It's an

1:59:26interior lot 2500 square ft² lot area

1:59:30located on the north side of the Bright

1:59:33Street between Barrow Street and Grove

1:59:36Street. It is in zone 3, a residential

1:59:40infill zoning district and also within

1:59:43the Vanor Park Historic District. Today

1:59:46the lot is vacant. Our proposal fills

1:59:50that gap with a new fourstory, 4-unit

1:59:54brick residential building that

1:59:56completes the missing portion of the

1:59:59Bride Street streetscape. We want this

2:00:02building to be red as though it has

2:00:05always belonged on the block.

2:00:08Um, as you can see on this zoning

2:00:11analysis table, all bulk parameters

2:00:15comply with the proposed development

2:00:17except for one exception. The lot

2:00:21coverage is proposed at 73%.

2:00:24Required is 80%. Density at four units

2:00:29is compliant. Rear yard at 30 ft is

2:00:33compliant. The front yard matching the

2:00:36prevailing setback is also compliant.

2:00:39The proposed building height at 43 feet

2:00:4211 in against the 40 ft allowable

2:00:46baseline is the single height variance

2:00:49driven entirely by the flood elevation

2:00:52requirements.

2:00:53As you can see here um it is in flood

2:00:56zone AE with a base flood elevation of 7

2:01:00ft NAVD. The existing grade roughly is

2:01:05at 6.65 ft. The first floor occupied is

2:01:09elev elevated to the design flood

2:01:12elevation of 12 ft 1 ft of freeboard

2:01:16above the base flood. That raised first

2:01:19floor also produces a stoop which is

2:01:22exactly the historic building type found

2:01:25along the along this block. Also, the

2:01:30resulting height sits comfortably

2:01:33between the five-story building to the

2:01:35west and fourstory building to the east.

2:01:42>> [clears throat]

2:01:44>> Sheet G 100 shows the existing site plan

2:01:48as a vacant lot that is fully paved in

2:01:51concrete resulting in a 100% imperous

2:01:56condition with an existing curb cut

2:01:59along the bright street.

2:02:06The neighborhood photos

2:02:09um on sheet A501

2:02:12shows the site as it exists.

2:02:17Fully paved concrete surface vacant lot

2:02:20enclosed by chainlink fence and

2:02:23screening fence with one existing curb

2:02:26cut on Bride Street. It has no tree, no

2:02:30planting and all its storm water runs

2:02:32off directly to the combined sewer.

2:02:36It is a nonconforming condition that

2:02:39contributes nothing to the streetscape.

2:02:42Right now, [cough]

2:02:44[clears throat]

2:02:48the proposed site plan on sheet G 100

2:02:54establishes the building footprint

2:02:57indicated in the gray area with 0 foot

2:03:00front yard matching with the existing

2:03:04adjacent properties. 0 foot sideyard

2:03:07except for the west light well which was

2:03:11required for legal ventilation purposes

2:03:14and a 30 ft rare yard. Um all utility

2:03:18lines are proposed to run underground

2:03:21and will be coordinated with JCMUA and

2:03:24PSCG standards. This development

2:03:28substantially improves the existing

2:03:30non-conforming condition by eliminating

2:03:33the existing curb cut, reducing the

2:03:36existing 100% imperous coverage, adding

2:03:40street tree, adding front planter bed

2:03:44aligning with the adjacent uh building

2:03:47front planter bed towards the west. a

2:03:50landscape rare yard with perimeter

2:03:53shrubs.

2:03:57Sheet G101,

2:04:00which is the landscaping and lighting

2:04:02plan, indicates one new street tree in

2:04:06compliance with proposed Jersey City uh

2:04:09forestry standards. The green area ratio

2:04:13proposed is 0.45,

2:04:16well above the required 0.25 25

2:04:19threshold.

2:04:21The the proposed lighting consists of

2:04:24bronze downcast ballcons at the front

2:04:27facade along the entry area and rear

2:04:30facade along the uh egress passageway.

2:04:35There are uh similar walls sconces are

2:04:38proposed on the roof deck along the uh

2:04:41stair bulkhead area and all light

2:04:43fixtures are downcast residential in

2:04:46scale with no glare into the public

2:04:49right of way.

2:04:53[clears throat]

2:04:55Sheet A 100 and A101

2:04:59shows the proposed development design

2:05:02plans. Um the first floor

2:05:06consists of unit one which is a two bed

2:05:09two bath unit. The main building entry

2:05:12is proposed towards the east side of the

2:05:14facade with stoop leading to the lobby

2:05:17and one common stairs. Uh the proposed

2:05:20unit one which is a two bed two bath is

2:05:23approximate

2:05:251245 square ft apartment area with an

2:05:28accessible bathroom, living room and

2:05:31dining area at the rear opening to the

2:05:34to the yard. A side um egress corridor

2:05:39is proposed which connects the rear yard

2:05:43um and serves as a second means of

2:05:45egress.

2:05:47The se a partial cellar floor is

2:05:49proposed uh with approximate 445 square

2:05:53ft in area which is primarily used for

2:05:56storage and utility purposes only

2:05:59consisting of water meter, sump pump

2:06:02room, bicycle storage and um trash room.

2:06:08The refuge and recycling bins proposed

2:06:12stored in the cellar floor will be

2:06:14brought to the curb by building

2:06:16management only on collection days.

2:06:19Nothing is stored on the front yard.

2:06:24The seller because the property is

2:06:27located in the flood zone will be wet

2:06:29flood proof with flood vents as

2:06:31indicated on the drawings and all

2:06:34electric and um all electric meters and

2:06:37equipments are located above the design

2:06:40flood elevation on the first floor. The

2:06:43second floor consists of unit 2 which is

2:06:46three bed two bath unit approximate

2:06:491460 square ft apartment area with

2:06:53living kitchen and dining space facing

2:06:55the bright street front facade and

2:06:58bedrooms and balconies proposed towards

2:07:00the rear.

2:07:02[clears throat]

2:07:03The third and the fourth floor is

2:07:05proposed with two duplex units um front

2:07:09and rear. The front portion which is

2:07:12unit 3 is um 2 and 1/2 bed two bath unit

2:07:17with approximate 165 square ft apartment

2:07:21area. Um unit four which is proposed

2:07:24towards the rear is a three bed 3 bath

2:07:27unit with approximate 1610 square ft in

2:07:31area. On the west, a a 4t wide light

2:07:35well is proposed for legal ventilation

2:07:38purposes uh for the bedrooms within the

2:07:40duplex unit. This light well will um

2:07:44align with the existing adjacent

2:07:46building court u line edge of 28 Bright

2:07:50Street as indicated on the uh as

2:07:53indicated with the blue dotted line.

2:07:56>> [clears throat]

2:07:57>> The roof is proposed with um um roof

2:08:00deck, private roof deck for both the

2:08:03duplex units, which is unit 3 and unit 4

2:08:06with a two 200 square ft green roofs

2:08:10along the front and rear edges and a

2:08:13screened condenser area in the center.

2:08:18The proposed front facade which is the

2:08:22south um elevation is the only public

2:08:26facing facade uh along the bride street.

2:08:29The design draws directly from

2:08:31contributing Italianate and vernacular

2:08:34brick row houses on this block

2:08:36consisting with following features. um

2:08:39belen modular red smooth brick with

2:08:43brown concave lime motor joints. Um

2:08:48windows are punched uh openings set back

2:08:51one full brick white from the facade

2:08:54providing deep shadow line of historic

2:08:57masonry. Um as you can see all windows

2:09:00are aligned in a symmetrical manner. Um,

2:09:04all windows are 3 feet wide by six feet

2:09:07tall and they are equally spaced

2:09:10approximate 2 feet apart.

2:09:13[clears throat]

2:09:14The front windows are proposed as

2:09:16fiberglass double hung windows with two

2:09:19over two divided light pattern which

2:09:22helps reinforce the vertical rhythm of

2:09:25the facade. The main um entry includes a

2:09:29custom wood entry door with glass, a

2:09:32matching wood and glass sidelight, a

2:09:35glass transom above carrying vinyl

2:09:38address um number for the building

2:09:41address. The brick wraps around the

2:09:45recessed entry with caststone lintil

2:09:48above matching the with the window sill

2:09:50and lentils. Cast top with wood cornice

2:09:55molding in dark brown color coordinated

2:09:59with the dark brown custos and lentils.

2:10:03[clears throat]

2:10:04The rare elevation

2:10:06uh which is the north facing elevation

2:10:08is not visible from the public right of

2:10:11way. Um the rare facade is treated as a

2:10:15contemporary working facade proposed

2:10:18with stucco finish with Marvin aluminum

2:10:21clad doublehung windows and sliding

2:10:24doors at balconies consisting of black

2:10:27metal railing.

2:10:30Um sheet A1 A201 and 202 indicates um

2:10:36the side facade.

2:10:39And [clears throat] as you can see, most

2:10:41of the facade is being covered by the

2:10:44existing adjacent three-story building

2:10:46and uh five-story building on both

2:10:49sides. Uh the remaining part is proposed

2:10:52to have a stuckco finish matching with

2:10:54the rare facade.

2:10:58Sheet 203

2:11:01um and 204 shows the existing and

2:11:04proposed street block plan and block

2:11:07elevation. So on A203 you can see the

2:11:12existing streetcape

2:11:14uh with the vacant lot on our side

2:11:17disrupting the

2:11:19uh continuous wall of three and

2:11:22fourstory row houses between Barrow and

2:11:24Grove Street.

2:11:26Sheet A 204 shows the proposed

2:11:30condition.

2:11:33Um, the four-story building completes

2:11:35the missing tooth in the street wall,

2:11:38aligns with the prevailing setback, and

2:11:40relates to the ne uh neighboring cornis

2:11:43line and fourstory rhythm of the block.

2:11:48[clears throat] The sighteline section

2:11:50on sheet A300

2:11:53um from the public right of way along

2:11:56bride street confirms that the rooftop

2:11:59bulkhead is not visible from bride

2:12:03street facade.

2:12:05Um I have many exterior wall section,

2:12:10enlarged door details, window details,

2:12:13cornness details,

2:12:15um materials proposed along the front

2:12:18facade. Um and lastly, the proposed

2:12:22rendering

2:12:24>> and I'm just going to stop you for one

2:12:26second. This sheet was not previously

2:12:28submitted to the board. So I would just

2:12:30like ask to ask you to identify what

2:12:32this sheet is and we can ask uh council

2:12:34to please mark this as I guess A2.

2:12:38So PTO what are we looking at?

2:12:39>> Yes it's the proposed uh exterior

2:12:43rendering of the building which brings

2:12:46it all together. a red brick rowhouse

2:12:50type building with a stoop, painted

2:12:53cornice,

2:12:54dark brown windows with a planter bed

2:12:57along the front sitting naturally

2:13:00between the neighboring buildings.

2:13:02>> Do you have a title on this sheet?

2:13:05>> It is um

2:13:07>> just says proposed fourstory 4unit

2:13:09development.

2:13:11>> Yes.

2:13:12>> Existing adjacent building photos and

2:13:14proposed building exterior rendering

2:13:16A600. Does it have a date?

2:13:21>> Uh 910 2026

2:13:24>> A2. Thank you.

2:13:28>> To summarize, a vacant fully paved lot

2:13:32with a curb cut becomes a finished

2:13:35historic district building with a

2:13:37continuous curb and sidewalk. It matches

2:13:41the prevailing front setback, cornness

2:13:44line and fourstory rhythm of the block.

2:13:48The use and density comply and every

2:13:51bulk standard complies except for the

2:13:54height. The height variance of 3' 11 in

2:13:58is driven entirely by the flood

2:14:00elevation. Without it, the building

2:14:04wouldn't comply. The design has been

2:14:07shaped through historic preservation

2:14:09review to fit the character of Van Worst

2:14:12Park Historic District. That concludes

2:14:15my testimony. I'm happy to answer any

2:14:17questions.

2:14:18>> Thank you, Prial. Um, the only question

2:14:20I actually had for you, which is shown

2:14:22on uh on this screen. Um, one of the

2:14:24historic requirements, and you do see it

2:14:26here on the rendering, is that we would

2:14:28wrap the brick around the side uh the

2:14:30exposed side facade as well. So can you

2:14:33just uh for the board confirm

2:14:35approximately how many feet back that

2:14:36brick wraparound will go?

2:14:38>> Yeah, if you see this red line that I'm

2:14:41drawing. So from the front facade, we've

2:14:45agreed to wrap it around to 25 ft.

2:14:49>> Okay. Thank you. I have nothing further

2:14:51for Miss Shukla.

2:14:52>> Thank you, Mr. Shukla.

2:14:54>> Any comments from the board?

2:14:56>> No. Oh,

2:14:57>> Madame Chair, if I may, um, could you

2:14:59just provide a little bit of testimony

2:15:00as to kind of the basement space, how

2:15:02that's accessed both for trash and the

2:15:04bicycle room that's proposed down there?

2:15:06>> Yes. So,

2:15:06>> and the height of the ceiling of that

2:15:08room, please.

2:15:09>> Sure. So, the basement is accessed um if

2:15:13I show the seller plan. Um, the first

2:15:16floor plan. So, this is the

2:15:20>> Is it a seller or is it a basement?

2:15:21>> It's a seller. So that's the main entry

2:15:25and the basement stairs are here.

2:15:27>> Seller stairs, I'm sorry. Seller stairs.

2:15:31>> I started it

2:15:32>> because the first floor is raised almost

2:15:35um 5 ft. The basement is uh if I go back

2:15:39to my elevations

2:15:43um the basement is proposed

2:15:45>> seller

2:15:47>> sorry the seller is proposed um 5 ft

2:15:52below the existing uh grade. So the

2:15:55total height of seller is 4 to I mean 7

2:15:59to 8 ft.

2:16:02>> So is that a seller then?

2:16:07Yes, I believe

2:16:07>> so more more than half is below grade

2:16:14>> more than half of the

2:16:16>> seller

2:16:17>> the excavated

2:16:18>> bottom story the bottom story more than

2:16:21half is below grade

2:16:24>> okay

2:16:25>> so it's

2:16:26>> of the excavated portion or the

2:16:28unexavated portion

2:16:29>> of the excavated portion so only the

2:16:33front if you see the seller plan only

2:16:35the front portion is being used as

2:16:38seller which is 445 square ft for the

2:16:42purposes of water meter room some pump

2:16:45room bicycle storage and trash room the

2:16:49behind area if you see here it's

2:16:52unexcavated area not in use

2:16:55>> okay

2:16:57>> and half of the

2:16:59belowra area is only as it pertains to

2:17:03the excavated ated portion.

2:17:06>> Correct.

2:17:07>> Okay.

2:17:09>> Council, I think you know where I'm

2:17:10going with that.

2:17:12>> Yes. Uh I do.

2:17:16>> Oh, no. Keep going. [laughter]

2:17:18>> I want to know where you're going.

2:17:20>> So, we're in a flood plane.

2:17:22>> Correct.

2:17:23>> So, you can't have habitable space down

2:17:25in the basement or a flood plane.

2:17:27>> Seller.

2:17:28>> Seller.

2:17:29So

2:17:30>> you can't have habitable space

2:17:33down below the flood plane.

2:17:38>> So it is not habitable. It's used only

2:17:41for storage and utility purposes.

2:17:43>> You have a bicycle rack there. No,

2:17:45>> thank you. But I was answering the

2:17:48commissioner's question.

2:17:49>> Okay. Sorry.

2:17:52>> So I understand

2:17:53>> that's why I'm asking this line of

2:17:56questioning. Right. So the question then

2:18:00turns to is it habitable space if you

2:18:03have the bike racks, the garbage

2:18:06>> and the meter room down there. It's a

2:18:08water sprinkler room. There is a

2:18:10subpump. Where are the electric and gas

2:18:12meters? Those are on the ground the

2:18:15first floor, right?

2:18:16>> Mhm. So uh gas meters are uh located

2:18:20here

2:18:22which are which are exter need to be ex

2:18:25um along the exterior facade uh based on

2:18:29the PSCG standard. The electrical meter

2:18:32closet is here

2:18:34>> and that's on the first floor.

2:18:36>> Correct.

2:18:39[snorts]

2:18:41>> I'm sorry. So the gas meters are located

2:18:43at what height? I see they're outside of

2:18:46the structure next to the stairs, but

2:18:47are they at the lower level of the low

2:18:51sunken floor?

2:18:52>> So, the stoop is uh 5t high.

2:18:56The this wall that you see,

2:18:59this wall is 5 ft high from grade going

2:19:03up to the stair. So, gas meters are

2:19:06along located on the side of that wall.

2:19:09>> At what elevation are the gas meters

2:19:12along that wall? Um

2:19:15>> are they above the

2:19:15>> below below five feet?

2:19:17>> Okay.

2:19:18>> Um so between two to two feet to five

2:19:21feet

2:19:22>> above the flood plane.

2:19:24>> No

2:19:25>> no above the existing grade.

2:19:27>> So give it to us from the flood plane.

2:19:30Can you do that calculation?

2:19:32>> Yeah. So um [clears throat]

2:19:34>> because I don't want this denied by the

2:19:36building department and then you have to

2:19:39come back and get an amendment to the

2:19:40site plan.

2:19:42>> Yeah. So, um, this is 5 ft,

2:19:47>> right?

2:19:49>> And they need to be somewhere in here.

2:19:51>> But where is the flood plane line?

2:19:54>> The flood plane line, the base flood

2:19:57plane line is here.

2:20:00>> So, it's below.

2:20:01>> So, it's below.

2:20:02>> Below. Yes.

2:20:03>> I think that's a problem.

2:20:04>> Yep.

2:20:08>> Pretel, do you know if that meets

2:20:10building code? Um I will have to check

2:20:13that. I know um electric meters for sure

2:20:17had to be located above. I'll have to

2:20:20check about the gas meters.

2:20:22>> And I thank you for your candid answer.

2:20:25Uh this is something that this board has

2:20:29become increasingly conscientious of to

2:20:33avoid problems going forward. So uh

2:20:38that was the point of the question.

2:20:40Commissioner,

2:20:43>> thank you.

2:20:43>> Sure, Andy.

2:20:44>> So, I guess if I could just to, you

2:20:46know, on the bicycle question, um, how

2:20:48many steps is between the outside grade

2:20:51and the the seller that for the bicycles

2:20:54to be moved up or down?

2:20:56>> Seven.

2:20:57>> Seven. So, does that require

2:21:01variance or is that just because the

2:21:03units are less?

2:21:03>> So, Commissioner, I'll tell you because

2:21:05Yeah. So, what and we talked about this

2:21:07beforehand. Um, it it doesn't require a

2:21:10variance because we're technically not

2:21:11required to provide bicycle space at all

2:21:13because we're less than five units. But

2:21:15what we can do, and I'll let Miss Shukla

2:21:17confirm that, we can still add that um,

2:21:20>> forget the terminology.

2:21:21>> Rail

2:21:22>> that that

2:21:23>> bike rail,

2:21:24>> right?

2:21:24>> Yes. Bike rail that allows you to to go

2:21:27down and you can place that under the

2:21:28railing. So, we can correct, Michla, we

2:21:30can still do that.

2:21:31>> Yes.

2:21:32>> Okay.

2:21:32>> Thank you, counselor. Um, and then one

2:21:34last question. Sorry, Commissioner. Um,

2:21:37so I guess if you could just walk me

2:21:38through a little bit the trash. I think

2:21:40you very clearly outlined how the trash

2:21:41is removed, but how would residents um

2:21:44do they need to exit the building to

2:21:45deposit their trash in these receptacles

2:21:47in this design?

2:21:48>> Yeah. So, uh the uh trash is stored on

2:21:52the cellar floor and the access to the

2:21:54cellar floor is proposed from the

2:21:56outside not from the inside. So, they

2:21:59will have to come out. Um however there

2:22:02will be a building management um team

2:22:06engaged and they will do um the trash

2:22:10removal during the collection days

2:22:13>> bringing it out of the building.

2:22:15>> Correct.

2:22:16>> But the residents have to bring it down

2:22:18there.

2:22:19>> I believe so.

2:22:20>> Themselves.

2:22:22>> It's only four units.

2:22:25>> I have to take my trash outside.

2:22:27>> Yeah, exactly.

2:22:29It's probably waiting for me when I get

2:22:31home.

2:22:33>> How many flights do you have to travel?

2:22:35>> Four.

2:22:37>> It's not bad.

2:22:38>> No.

2:22:39>> Stairs or flight. Actual stairs.

2:22:42>> The wife says I need to drop a couple of

2:22:44pounds. So, it's stairs.

2:22:47[laughter]

2:22:49>> Walk down, sprint up if you must.

2:22:51>> Back to 26 Bright Street.

2:22:53>> [laughter]

2:22:54>> Could you speak a little bit toward that

2:22:56egress passageway um and what the

2:22:57intended use of that is?

2:22:59>> Yeah. So um that egress passageway is

2:23:02indicated with this dotted line here

2:23:06from the cellar floor out to the street.

2:23:09>> I'm sorry I was on the um on the first

2:23:11floor. Uh so this

2:23:13>> the rear yard egress passageway.

2:23:14>> Oh egress rear yard here. Thank you. So

2:23:17that's this passageway.

2:23:24Um, and if I show you on the side plan

2:23:28that's indicated here in the dotted

2:23:30line.

2:23:32So from the rear yard, you come out this

2:23:37way.

2:23:42C could you just provide testimony as to

2:23:43what the purpose of that is in the

2:23:45intended use

2:23:46>> because um uh two family or more and

2:23:51fourstory building needs second means of

2:23:54egress from the rare yard

2:23:56>> I see

2:23:58>> how do the upper floor units access

2:24:01>> uh access

2:24:03>> the second means of egress

2:24:04>> secondary to three that's the reason why

2:24:07we made the third floor unit

2:24:10um duplex X in nature. So

2:24:16sec third and fourth floor is duplex

2:24:19unit. They have balconies.

2:24:22Um and that's how they will access the

2:24:25rear yard.

2:24:27>> How do they access the secondary mean of

2:24:30egress?

2:24:32>> Through through um a ladder attached to

2:24:35the balcony.

2:24:37>> Can you show that to me?

2:24:43It's somewhere in here.

2:24:46>> Pretel, if you go to the rear elevation,

2:24:48you might be able to see it.

2:24:51Oh, you missed it.

2:24:57[clears throat] Go up one more. Oh,

2:24:58okay.

2:24:59>> So,

2:25:01probably here.

2:25:05>> I don't see a detail of it. No, there's

2:25:08nothing too.

2:25:08>> You're drawing it as we speak.

2:25:11>> We have to go down one or something.

2:25:14>> Down ladder.

2:25:15>> No, no, no. We don't see any detail on

2:25:17this. We see the balcony, but we don't

2:25:19see a ladder coming off the balcony. Is

2:25:22there some other place we should be

2:25:24looking?

2:25:25>> Um, so the that's a building code issue

2:25:29which is which we will be eventually

2:25:31addressing it during the construction

2:25:34permit. Secondary mean of egress is not

2:25:36going to be a building code with this

2:25:38board.

2:25:39>> Yep.

2:25:39>> Okay.

2:25:40>> Right. Pretel, are we The question I

2:25:42think is, are we required in a four-unit

2:25:44building where you walk up no more than

2:25:46three stories to your unit, are you

2:25:48required a second means of eress?

2:25:50>> Up to third floor, you need second means

2:25:53of egress.

2:25:54>> So that's fourth. We have four units.

2:25:57>> Yeah, we have four units. That's why we

2:25:59made the third and fourth floor unit

2:26:01duplex. So I think

2:26:03>> so it's a threestory four unit building.

2:26:06You are you don't need second means of

2:26:09egress from the uh third four third and

2:26:12fourth floor. The back unit does not

2:26:14need it but the rare yard needs second

2:26:16means of egress.

2:26:18>> Right. So that was my question. So

2:26:20you're not required to a second means of

2:26:23egress to get out of the building given

2:26:25the class of construction that this

2:26:27building is. But you're required if

2:26:29you're in the rear yard to be able to

2:26:31get out of the building to the front of

2:26:32the building. Is that correct?

2:26:34>> Yes.

2:26:34>> Okay.

2:26:36>> So, so if I may, just to clarify,

2:26:38there's no fire escape. There's no

2:26:39ladder on the rear of the building or

2:26:41the front of the building proposed.

2:26:43>> Correct.

2:26:43>> Okay. Thank you,

2:26:48>> Matt. It looks like you might want to

2:26:49>> I was just going to say that's all

2:26:51correct. Okay.

2:26:52>> Mhm.

2:26:52>> I appreciate your testimony, Matt.

2:26:54>> Thank you.

2:26:58But going back to your question, Sento,

2:26:59in regards to the um

2:27:05>> first the seller,

2:27:08>> right?

2:27:10>> If we can go back there having the

2:27:13bicycle rack, the utilities there

2:27:17with the um

2:27:21below the flat planes. So um utility the

2:27:25sprinkler room is proposed above the

2:27:27flood plane

2:27:28>> above

2:27:29>> above the flood plane as you can see

2:27:31here on the first floor.

2:27:34>> The sprinkler room.

2:27:35>> The sprinkler room.

2:27:38>> What is the water sprinkler room in the

2:27:40cellar?

2:27:41>> It's the water meter room.

2:27:49>> I'm confused now.

2:27:52The sprinkler room is in the cellar

2:27:56>> because this is in flood zone. The

2:27:58sprinkler room has cannot be on the

2:28:00seller floor.

2:28:01>> So preach

2:28:02>> respectfully I'm looking at the plan

2:28:03that's in front of me that you now just

2:28:05scratched off the word sprinkler.

2:28:08>> Yes. Earlier we were proposing it to be

2:28:11um on the seller floor. That was very

2:28:14initial plan. Um and later on because of

2:28:18the flood zone requirements we had to

2:28:20move it on the first floor. Um initially

2:28:23it was moved towards the front of the

2:28:25street. However it was when we went uh

2:28:29at the HPC hearings uh because of the

2:28:32sprinkler room being on the front of the

2:28:34facade the windows were not aligned and

2:28:37the design was not what the HPC board

2:28:40would approve. Hence the sprinkler room

2:28:43from the first floor we had to redesign

2:28:46move it uh towards the middle of the

2:28:48building which is now being accessed

2:28:50through the um uh second means of egress

2:28:53corridor and um the seller space is used

2:28:57for uh sump some pump room and water

2:29:00water meters.

2:29:01>> So Pel, I'm going to ask you that is a

2:29:03typo that says sprinkler in the seller.

2:29:06>> Correct.

2:29:06>> Okay.

2:29:22>> [clears throat]

2:29:30>> Pat,

2:29:35>> sorry. I'm trying to get a better

2:29:37understanding on this. So, the seller is

2:29:40definitely below the flood plane.

2:29:42Correct.

2:29:42>> Yes. Correct.

2:29:43>> All right. So, you're going to have

2:29:44garbage pales down in the cellar that

2:29:47people are going to bring garbage down.

2:29:49Chances are, if there was any type of

2:29:51flood or whatever, you'll have garbage

2:29:53floating around. Question for you, how

2:29:55do you propose the water not getting

2:29:57into the cellar?

2:30:01[clears throat]

2:30:01>> So, we have flood planes and the seller

2:30:04will be wet floodproofed.

2:30:07there is no way to not I mean stop the

2:30:11water if it enters and that's the reason

2:30:13why it is used for storage and utility

2:30:16purposes only and there is no habitable

2:30:18space.

2:30:19>> So Pel can you explain to the

2:30:21commissioners what wed floodproof means?

2:30:24>> So it's uh designed as a bathtub where

2:30:27water can be retained. We have we have

2:30:30structural engineer on board and that's

2:30:32how they're going to design just the

2:30:35partial cellar floor which is used for

2:30:38storage and utility purposes as a

2:30:40bathtub.

2:30:42>> So it's going to collect the water.

2:30:45>> Yes.

2:30:46>> Yes.

2:30:46>> So and you have a bike bicycle rack

2:30:48there. So water comes it's there's a

2:30:51flooding. What happens to everybody's

2:30:53bicycle that's parked up there?

2:30:54>> It's ruined.

2:30:56>> New bikes. So, so bicycle is uh storage

2:31:01is not required to be provided as per

2:31:04the ordinance. However, we we thought it

2:31:07would be good to have it uh bicycle

2:31:10storage because it would be useful for

2:31:12people um um who will be staying here.

2:31:16So it's it's proposed as an amenity but

2:31:20it's in it is in flood zone and we are

2:31:23we are aware of it like we don't have

2:31:25control

2:31:27>> over that part

2:31:28>> over what part

2:31:29>> uh building flood zone it's it's in

2:31:32flood zone and water will get in and

2:31:35that's the reason why it will be design

2:31:37it will be wet floodp proofed

2:31:42designed as a bathtub where it uh water

2:31:45will come I know.

2:31:49>> Yes. The testimony is we're

2:31:52proposing a seller that is going to

2:31:55flood.

2:31:55>> Yeah. I think I need one more.

2:31:57>> I would like to propose a condition

2:31:59where you could separate maybe where the

2:32:02water comes in and gets uh collected

2:32:04versus where there'll be space that's

2:32:07utilized for different utilities and the

2:32:09bike rack.

2:32:11So again it's just the 400 square ft

2:32:15that we are talking about. We are not

2:32:17using the whole seller and it's just the

2:32:20partial cellar which is you being used

2:32:22for the trash storage some pump um and

2:32:27and bicycle storage. Pel to to

2:32:31Commissioner Conaway's question, is

2:32:33there a way that we can integrate

2:32:35certain mechanisms in this cellar to

2:32:38better protect I guess we're less

2:32:40concerned about the open space itself,

2:32:42but the the trash area for example and

2:32:44the bicycles,

2:32:45>> right? You have that unexcavated area.

2:32:47Is there a way maybe you could excavate

2:32:48some of that to contain some of the

2:32:50water and then the other utilities be

2:32:52left dry or I don't know what's

2:32:54necessarily possible in your

2:32:55circumstance?

2:32:57>> I don't think it works that way, right?

2:33:00The whole neighborhood's flooded door.

2:33:03>> The water is going to go down that

2:33:04staircase and into this cellar.

2:33:08>> If there's a flooding event, hence the

2:33:11reason it's in a flood zone

2:33:17>> and the garbage will float around and

2:33:19the food matter will float around and

2:33:20you'll have a terrible order.

2:33:22>> There will be food and flood and trash

2:33:25in a flood event. I hate to be cleaning

2:33:28it up. I think it will be everywhere

2:33:30regardless if it's in a area

2:33:33>> of this building when it floods it's

2:33:36pretty gross in and of itself contained

2:33:39at least in a open area it'll float away

2:33:41you know

2:33:42>> keep in mind

2:33:42>> contained

2:33:44>> do keep in mind regarding the bicycles

2:33:47again there is no requirement for them

2:33:48to provide that amenity they're choosing

2:33:50to provide that and finding space in the

2:33:53seller to do so

2:33:54>> that really doesn't concern me as far as

2:33:56the bikes are concerned I I understand

2:33:58that, you know, but what I what I'm what

2:34:01I am concerned are two issues. One, the

2:34:03electrical, you know, where that's

2:34:05located along with the gas. That still

2:34:07bothers me a little bit. And also the

2:34:09garbage.

2:34:12>> I had those concerns.

2:34:16>> I think that's everyone's concern.

2:34:18>> Well, great.

2:34:19>> We're all on the same board.

2:34:22>> Okay,

2:34:22>> Andy. I I would also ask just kind of

2:34:25how the water being located in the flood

2:34:27zone operates. Like is it a sealed

2:34:29system so that if when it does flood the

2:34:31building doesn't lose drinking water

2:34:33supply?

2:34:34>> Um

2:34:36you mean the incoming water supply?

2:34:39>> So I see in the room with the subpump it

2:34:40it is intended as a water room. Correct.

2:34:43>> Yes.

2:34:43>> So is that when that room were to flood

2:34:45in a flood event would that impact the

2:34:47water supply to the units above? Um I I

2:34:51don't know the answer to that question.

2:34:53Uh but if a property is in flood zone,

2:34:58there are three things that we do as

2:35:00design architects. One is a sump pump

2:35:04solution. One, second is bed flood

2:35:07proofing which we are doing and third is

2:35:10to provide flood vents. We have provided

2:35:14a calculation here. Three flood vents

2:35:17are required. we are providing

2:35:20for.

2:35:23>> So,

2:35:37>> no, that's a

2:35:38>> how does a flood flood vent work? the uh

2:35:42so in the event of flood the flood uh

2:35:45vent opens up and it lets the water out

2:35:48the stored water out.

2:35:51>> So in this case would it act as a

2:35:52subpump it would let it out of the other

2:35:54space.

2:35:54>> So the sump pump will be operated also

2:35:57the flood uh flood vents will be

2:35:59operated also.

2:36:02>> What level are the the flood vents on?

2:36:04>> The flood vents are um

2:36:08>> somewhere in here.

2:36:11I'm sorry. Where? Oh, okay.

2:36:18[clears throat]

2:36:20>> The water is coming in here

2:36:21>> and they allow water into the cellar in

2:36:24a flooding or out of the cellar.

2:36:26>> Got it. So when it comes down the stairs

2:36:27and and finds its way in, how so it's

2:36:29only when the water reaches that height

2:36:31and the flood.

2:36:32>> Yes.

2:36:33>> And then how does it work in this the

2:36:35unexcavated area that flood? So there is

2:36:38a some pump to pump out the water until

2:36:40it reaches to that level. Once it

2:36:43reaches to that level, there are flood

2:36:45vents.

2:36:45>> Gotcha. So is there something that keeps

2:36:47it closed so the water doesn't

2:36:49>> Yeah. For it it keeps them closed but

2:36:52once the water rises to that level um

2:36:55the the vents open up and it lets the um

2:36:59water out

2:37:01>> into the soil

2:37:02>> automatically

2:37:05>> into soil.

2:37:08I don't know answer to that question.

2:37:14>> Can you describe the um the vents for

2:37:16me? As you said,

2:37:17>> say that again.

2:37:17>> Can you please describe the vents? As

2:37:19you said, it's auto it automatically

2:37:21>> the flood the flood vents would have

2:37:23lures. Uh and once the water level

2:37:27reaches that

2:37:28>> louvers

2:37:29>> uh

2:37:30>> lures lures

2:37:32>> louvers

2:37:32>> and once the water level reaches the

2:37:34flood bends they automatically open so

2:37:37that water is out gets out.

2:37:43So,

2:37:43>> Madam Chair, I think the only question

2:37:44is, right, you're allowed to have a

2:37:46seller in a flood zone,

2:37:48>> right?

2:37:49>> You cannot have a bedroom and a unit and

2:37:53people living down there.

2:37:56>> Uh,

2:37:58you know, in terms of the garbage

2:38:00storage,

2:38:02I don't see where else you would put it.

2:38:04We don't want it outside, obviously. We

2:38:06don't want it in the side area. It's

2:38:10kind of has to go down there and god

2:38:13forbid that will become an issue from a

2:38:20compliance standpoint.

2:38:24I just don't know if those gas meters

2:38:28comply. So, I'm flagging that as a

2:38:31potential issue because if they don't

2:38:33comply, then you're going to be back

2:38:36here on that. uh if you tell me they

2:38:39comply and they're allowed to be at that

2:38:41elevation in that location,

2:38:45you know, I I want to prevent the

2:38:47amendment from having to take place. But

2:38:50if the applicant's confident, then the

2:38:53applicant's confident. So that's really

2:38:56the way I see it in terms of the seller

2:38:59and what's permitted to be down there.

2:39:02They're allowed to store down there. you

2:39:05know, if the enduser wants to put their

2:39:07bicycle down there and god forbid, I

2:39:10mean, that's

2:39:11that's something the board can wrestle

2:39:13with, but I'm concerned about obviously

2:39:17any kind of living space and things of

2:39:20that nature and really those gas meters

2:39:22from

2:39:24>> a legal standpoint.

2:39:26The electric's on the first floor. That

2:39:29sprinkler room, that's not a sprinkler

2:39:32room. That's just the water meter. again

2:39:36if the water

2:39:39regulations allow that water meter to be

2:39:42located down there. If not and it's got

2:39:45to get relocated,

2:39:48you know, you've got all the variables,

2:39:51right? You've got the historic issue,

2:39:54you've got this board's jurisdiction,

2:39:57and then the other regulators.

2:40:00So if the applicant's comfortable and

2:40:03confident that all of that meets code

2:40:05compliance and the regulatory

2:40:08compliances,

2:40:09then

2:40:11uh you know, we're going to defer to

2:40:13those individuals

2:40:15anyway in that regard. I just don't know

2:40:17if it does or it doesn't. That's why I'm

2:40:19I'm raising it.

2:40:21>> So council, we can do two things. Um

2:40:24both of them. So, one of them is I can

2:40:26have our structural engineer who's also

2:40:28our civil engineer on the project speak

2:40:30to the utility components um just so

2:40:33that everyone can feel comfortable. And

2:40:35with with respect to the trash, if while

2:40:38that's not a code issue, I I recognize

2:40:40this board is obviously very concerned

2:40:41with trash. I've been here enough to

2:40:43hear that that's something we can put in

2:40:45the exterior of the building outside in

2:40:47the rear. Um so that again that the

2:40:50building management would walk through

2:40:51that egress tunnel instead of walking

2:40:53from the seller. So that's an option

2:40:55that we have without running a foul of

2:40:56historic and starting to place

2:40:59enclosures outside in the front of the

2:41:00building. So I think that should

2:41:02alleviate the trash concern. And then

2:41:04with respect to the utilities, I like I

2:41:06said, I can have our structural engineer

2:41:08at least make the board comfortable with

2:41:09what is permitted down there so that

2:41:11they know what what what is permitted

2:41:13down there.

2:41:19I think you can have your structural

2:41:22certify or testify to the utility

2:41:26issues. And then with respect to the

2:41:30trash, that's that's a question for the

2:41:32board,

2:41:35>> but the plan is to obviously leave the

2:41:36bicycles down there.

2:41:37>> Yeah. I mean, the bicycles are amenity.

2:41:39At the end of the day, if the board

2:41:41preferred, we simply didn't provide

2:41:42them. We could not provide them, right?

2:41:44Um,

2:41:46>> understood.

2:41:48>> Is there any other questions for this

2:41:51witness?

2:41:51>> Madam Chair, I would just express a

2:41:52little bit of concern trying to think

2:41:54through the relocation of the trash to

2:41:55the rear yard for all but the unit on

2:41:58the first floor would now need to exit

2:41:59the building, walk through that rear

2:42:01yard egress to reach the trash to

2:42:03deposit it. So

2:42:06>> So the first floor unit does have a rear

2:42:09yard access,

2:42:11>> correct? But the the other units would

2:42:13have to come come outside as they do

2:42:14now, but instead of reaching the seller,

2:42:16it's a longer walk. So,

2:42:17>> yeah. So, the path uh path of travel to

2:42:20get to the trash increases.

2:42:22>> Right. Again, it's permitted in the

2:42:24seller where it's proposed. It was just

2:42:26an alternative if the board was more

2:42:27comfortable putting to the exterior. I I

2:42:30would not want to, like I said, start

2:42:32designing something outside in the front

2:42:34that would run a foul of historic.

2:42:37>> Concur.

2:42:40>> I don't know. My my my personal

2:42:42preference would be to remain in the

2:42:43cellar.

2:42:44>> My preference would be the same to to

2:42:46remain in the cellar

2:42:47>> an uncommon flood event as opposed to an

2:42:49everyday, you know, occurrence outside.

2:42:51But again, I'll let each commissioner

2:42:52make

2:42:53>> and and we can stipulate as a condition

2:42:54obviously that we've said there will be

2:42:56building management that in the event of

2:42:58a flood and that there is a garbage

2:43:00explosion, building management would be

2:43:02responsible for cleanup as well um in

2:43:04that, you know, 100year storm or or any

2:43:06type of event.

2:43:06>> Absolutely.

2:43:07>> And the rear yard is not above the flood

2:43:08elevation either. either.

2:43:10>> Correct. It would just It's just not

2:43:11enclosed.

2:43:12>> Correct.

2:43:12>> Correct.

2:43:13>> Let's Any other questions for this

2:43:15witness?

2:43:16>> No, I think I think we're good.

2:43:19>> Let's have the civil engineer address.

2:43:21>> I'd like to call up our civil engineer

2:43:23>> brief.

2:43:24>> Yes. You want to leave the plan up

2:43:27there? I might just

2:43:31>> Yeah, leave it up. Yes.

2:43:33>> Truth. The whole truth.

2:43:35>> Yes, I do. The record

2:43:37>> guy loss l a G o m a r s i n o and I'm a

2:43:42licensed engineer in the state of New

2:43:43Jersey. I've been here before in the

2:43:45last few months.

2:43:45>> And your license current in a good

2:43:46state?

2:43:47>> Yes, it is. It's current. Thank you.

2:43:48Okay. So, just to reiterate, I just want

2:43:50to just encompass everything that pretty

2:43:52much they were saying. So, I have civil

2:43:54and structural background as well as

2:43:56MEPs which I've done. First, the

2:43:58electric cannot be downstairs. We know

2:44:00that has to be above the the the flood

2:44:02plane. the water is okay because there's

2:44:04RPZs that protects it from going to the

2:44:07street. The question arises because down

2:44:09here the pressure is not too good.

2:44:11There's usually going to be most likely

2:44:13be a pump. So, we have to, you know,

2:44:15configure the pump. But as long as you

2:44:17pass the RPZs, you can put the pump

2:44:19anywhere else in the residence. I've

2:44:20done this a few times in Jersey City

2:44:22where they put even the pump in the rear

2:44:24and which puts, you know, beyond the

2:44:27flood, you know, elevation that they

2:44:29could keep that higher. As far as the

2:44:31gas, I don't think that's an issue too

2:44:33because this also has uh uh protective

2:44:35valves and and from release to that. So

2:44:40the major question here which I'm even

2:44:42seeing things in the last storm we've

2:44:44had a few weeks ago. I was watching

2:44:45channel 12 and they had things in Asbury

2:44:48Park with people even below grade and

2:44:49they have certain things that now are

2:44:51protective barriers. It's very

2:44:53expensive. I think this is vital space

2:44:55in the basement to give it up. I don't I

2:44:58think it's a loss. Uh it's it's really

2:45:00it's it's really good space. Now the

2:45:03vents I don't think they would be able

2:45:05to use that because you want to make

2:45:06that a bathtub. That being a bathtub

2:45:08which would have um water infiltration

2:45:11below the bottom not allowing water to

2:45:14seep in and and a lot of water water

2:45:16protective membrane around it. But the

2:45:18structure itself is encompasses. So the

2:45:22only question would be water as you said

2:45:24going down. There are doors which I saw

2:45:25on TV. Actually, there's beautiful doors

2:45:27that that actually protect the water

2:45:29from going down. Now, again, it looks

2:45:31like you're in a bunker, but it will

2:45:33provide what it would need to to protect

2:45:35the water from going into the basement.

2:45:37And we'll relieve the the vents on the

2:45:39side, so we don't want to ever water it

2:45:40at all there. So, it would almost be

2:45:42like a bunker and make it as a bunker.

2:45:45So, of course, it's not livable, but you

2:45:47know, it's I think it does its due

2:45:49diligence.

2:45:51>> Okay.

2:45:51So guy, it's your it's your testimony as

2:45:54the civil and structural engineer on the

2:45:56project that as designed this does meet

2:46:00code.

2:46:00>> This will meet code uh without without a

2:46:03doubt in in fact uh if it's done

2:46:05appropriately and not in the general

2:46:08standards has to be has the extra

2:46:09standards to meet the the flood criteras

2:46:11of the D as well. And that's rather

2:46:14expensive, but if they're willing to

2:46:16spend that type of uh money, I think

2:46:18it'll be much profitable to them.

2:46:23Okay.

2:46:24>> All right.

2:46:26>> Any other questions?

2:46:28>> No.

2:46:28>> No.

2:46:29>> Thank you.

2:46:31>> Okay. So, with that, I'll call up my

2:46:33final witness, Carolyn Worstelle, our

2:46:34professional planner.

2:46:36>> And council, we might want to mark the

2:46:38certificate of appropriateness. It

2:46:40wasn't on the portal that I can find.

2:46:42It's noted in the staff report, but

2:46:45>> Okay, no problem. Can do that.

2:46:49behind

2:46:51nothing.

2:46:51>> I do.

2:46:53>> Carolyn Worstelle, w O R S T E L L.

2:46:56>> Morell, your license current in good

2:46:58standing.

2:46:59>> It is this evening.

2:47:00>> Thank you. You may proceed.

2:47:01>> Uh thank you members of the board. Um so

2:47:03we we've heard all about this project.

2:47:05Um and that the one variance that we are

2:47:07requesting is for the building height.

2:47:11Um and we are proposing a building

2:47:13height of 43 feet 11 in where the

2:47:16maximum is permitted is 40T. Um so

2:47:19obviously as you all heard really what's

2:47:22driving this need for the additional

2:47:24height relates to the fact that we are

2:47:26in a flood zone. We do have to elevate

2:47:28that first residential floor. Um and

2:47:30that's really where the additional

2:47:32height is necessary as as mentioned. We

2:47:34we can have the the storage spaces and

2:47:37and the cellar below grade but you

2:47:39cannot have residential floor area below

2:47:43design flood elevation. And so that is

2:47:46at 12 feet. So that is where we have

2:47:48raised that first floor elevation to

2:47:52um overall um you know the the floor to

2:47:56floor heights um for all the other

2:47:58floors are your sort of typical I think

2:48:00it's um 9 foot is it 9 foot floor to

2:48:03ceiling I believe is for the lower

2:48:05floors and then 8t on the upper floor.

2:48:06So we did actually decrease the height

2:48:08of that upper floor um to try and bring

2:48:11some of that height down um and create

2:48:13you know as more as closer to the

2:48:15conforming height as possible uh while

2:48:18still providing what we think are very

2:48:19livable floor to ceiling heights for the

2:48:21the residential floors. Um and when I

2:48:24look at this um in terms of the criteria

2:48:26for um you know bulk variance C

2:48:29variances there's two different ways you

2:48:31can look at this. One is a C1 hardship

2:48:33criteria. Um, and the other is the

2:48:36benefits outweigh the detriments. That's

2:48:37a C2 criteria. I look at this um, and I

2:48:41think we could easily make a case for

2:48:43both of them. Um, in terms of the C1

2:48:46height criteria. So, um, as was was

2:48:50mentioned earlier, so everywhere else in

2:48:53Jersey City, if you're in a flood zone,

2:48:55you get to have additional height

2:48:57because they acknowledge that it's

2:48:58difficult to to build when you have to

2:49:01raise your building, right? Because you

2:49:03have to meet the state regulation.

2:49:05There's no, we can't ask for a variance

2:49:07from the state regulation. You have to

2:49:08elevate it and it's for life safety,

2:49:11right? To have people out of the flood

2:49:12zone. um everywhere else in the city

2:49:16you don't have we wouldn't be needing

2:49:18this variance but because we're in a

2:49:20historic district there's a carve out

2:49:22that says in the historic district you

2:49:24don't get that additional height

2:49:27most other buildings in most other sites

2:49:29and and properties in the historic

2:49:31district they're already developed

2:49:32they're the oldest parts of the city

2:49:34they're historically developed those

2:49:37buildings in there you you will find

2:49:40residential units that are below the

2:49:41flood plane they are allowed to

2:49:43continue. Um so you do have a historic

2:49:45context for these um buildings at lower

2:49:48elevations. We can't meet that context.

2:49:51Um you know the whole point of the

2:49:53historic district is to try and meet

2:49:55your context. Um but for these sites

2:49:58particular where you have a vacant lot

2:50:01where it's sort of we we are limited in

2:50:03terms of our height but we're also

2:50:05required to raise our elevation. So

2:50:07we're sort of getting squeezed from both

2:50:09ends. So um I do think that this is a

2:50:11hardship. um that impacts, you know,

2:50:13just a few. There aren't that many lots

2:50:16in your historic district that aren't

2:50:17developed that are, you know, subject to

2:50:20this this um flood zone uh statewide

2:50:24ordinance uh or or regulation. So, I do

2:50:27think that that creates a little bit of

2:50:28a unique burden on development of the

2:50:30new structure in the historic district.

2:50:32Um, I will also note that um the city's

2:50:36most recent um historic uh uh element of

2:50:40a master plan does have some mention

2:50:43that that this is something the city

2:50:44could should consider and look at is

2:50:46allowing that additional height because

2:50:48of the the flood zone. So, um I do think

2:50:50that there is a hardship um argument

2:50:52there. Um [snorts] but I also think that

2:50:54we can look at this from the C2 criteria

2:50:57as well that overall um the building you

2:51:00know and and and the additional height

2:51:02um creates um you know uh the the the

2:51:06benefits here outweigh the detriments.

2:51:08Um you are again getting the residential

2:51:10units out of a flood plane. You're

2:51:12creating a building that is sort of

2:51:14filling in that gap. Uh you're reducing

2:51:16the overall lot coverage of this site

2:51:18from 100% down to conforming coverages.

2:51:21were more than exceeding the green area

2:51:24ratio between the imp, you know, street

2:51:26trees, the rear yard se uh uh landscaped

2:51:29areas, green roof, green, you know,

2:51:31landscaping on the roof. So, again, I I

2:51:34think overall this project leaves this

2:51:36particular property in a much better

2:51:38position um than the current condition.

2:51:41So, I I think that you can look at uh

2:51:43this uh one variance from both both

2:51:46aspects. Um, I think it advances the

2:51:50municipal land use law. Um, you know,

2:51:52it's an appropriate use. Uh, it is a a a

2:51:56an appropriate residential use in a

2:51:58historic uh district. Uh, so consistent

2:52:01with purpose A. Um, I think it's meets

2:52:04uh purpose B securing from safety from

2:52:06fire flood. Um, you know, again, this is

2:52:10a new building that's going to meet all

2:52:11of the most recent uh fire and building

2:52:14codes. So again, it's going to be a a

2:52:17you know, reducing safety from fire and

2:52:19then obviously from flood, again, we're

2:52:21raising uh residential areas out of the

2:52:23flood plane and we're providing more uh

2:52:26reducing the impervious coverage which

2:52:27will help overall the flooding issues uh

2:52:30not only for this property but for the

2:52:32surrounding area.

2:52:34Um, I think that we are consistent with

2:52:36purpose C. Um, you know, providing

2:52:39appropriate light and air, uh, because

2:52:41we are providing conforming side, rear,

2:52:42and front yard setbacks. Um, I think

2:52:46we're consistent with purpose E

2:52:48[clears throat] to create the more

2:52:49desirable visual environment. Again,

2:52:51right now, this is a vacant lot. It's

2:52:53sort of that, you know, gaping, you

2:52:56know, tooth or hole in in the overall

2:52:58the fabric of the block. Um this will be

2:53:01create uh an appropriate uh fourstory

2:53:04four resident four-story four unit

2:53:06residential structure um that has gone

2:53:09through uh a you know rigorous process

2:53:11before the historic commission in order

2:53:13to create an appropriate uh building

2:53:16form

2:53:17and then I think it's also consistent

2:53:18with purpose I again um that was that's

2:53:21the historic you know preserving the

2:53:23historic um architectural style and

2:53:25context of the neighborhood. Um, so I do

2:53:27think that it again it it full it uh

2:53:29advances those purposes in municipal

2:53:31land use law. Uh, when looking at

2:53:34negative criteria, I don't see this

2:53:36resulting in a substantial detriment to

2:53:37the public good or the general welfare.

2:53:39Again, the requested uh uh use, the

2:53:43setbacks, the bulk requirements are all

2:53:44conforming. The only uh variance is for

2:53:47that height. Um, and again, it it is

2:53:49necessary in order to help elevate the

2:53:51building out of the flood plane. Um and

2:53:53it we have gone through the process to

2:53:55um to design the building so that it is

2:53:57consistent with the um historic

2:53:59character of the neighborhood.

2:54:02Um

2:54:04and I think overall um it doesn't result

2:54:06in a substantial impairment to the

2:54:07intent or purpose of the zone plan of

2:54:08the zoning ordinance. Um it's consistent

2:54:11with the per uh the the historic

2:54:12district to uh recognize the special

2:54:15significance of these neighborhoods

2:54:16because of their varied and

2:54:17wellpreserved historic character. And

2:54:19again, I think um that a certificate of

2:54:21appropriateness really goes into that um

2:54:24that purpose. Um it's also consistent

2:54:27with the objectives of the Bright Street

2:54:28redevelopment plan uh to integrate new

2:54:30development within the area into the

2:54:32surrounding community by encouraging the

2:54:34creation of a viable residential

2:54:35community that will complement the

2:54:37existing historic and proposed new

2:54:39development in adjacent redevelopment

2:54:41areas and historic districts. So again,

2:54:43I think it's consistent with the intent

2:54:44of the right street redevelopment plan.

2:54:46And then just again also u the overall

2:54:49Jersey City master plan to enhance

2:54:51residential neighborhoods um you know

2:54:53create that of balanced housing and

2:54:55again promote the richness of the city's

2:54:58historic assets and cultural diversity.

2:55:00So I think overall um the project uh and

2:55:03the variance meets both um the positive

2:55:05and the negative criteria um and request

2:55:08that it be granted.

2:55:10>> Thank you Carol.

2:55:11>> Thank you Carolyn.

2:55:15That would uh conclude my case and

2:55:16chief. I thank the the board for taking

2:55:19the opportunity to listen. I know we had

2:55:20to flesh out some of those uh seller

2:55:22issues. I'm glad we got there and uh

2:55:24unless there's any comments or questions

2:55:26from the board or the public. Um I would

2:55:29uh conclude my case.

2:55:30>> Thank you, Mr. Ren.

2:55:32>> Any board comments before I open for the

2:55:34public? No matter.

2:55:36>> Anyone from the public?

2:55:49is going to be the truth, the whole

2:55:50truth, and nothing truth.

2:55:51>> Yes.

2:55:53>> Please.

2:55:54>> Nicholas Wilk. N I C H O L A S W I L K.

2:55:59And I live at 28 Bright Street, Unit

2:56:01507.

2:56:03>> Nicholas, you have three minutes.

2:56:05>> Uh, hi. Thanks for having me. Um, yeah,

2:56:08I am an owner at 28 Bright Street, the

2:56:10building next door. Um, I'm on the board

2:56:14of the homeowners association,

2:56:17and I just wanted to say that we have

2:56:20been in contact uh with the team here of

2:56:2226 Bright Street. Uh, we had some

2:56:25feedback on their designs

2:56:27um as in terms of how they affected our

2:56:30our building and we coordinated and

2:56:32discussed with like the most impacted

2:56:34owners kind of up against that. there a

2:56:36lot there and we came to a consensus uh

2:56:40amongst ourselves and we support the

2:56:42project based on the latest set of

2:56:44drawings that were submitted. So just

2:56:46wanted to uh submit those comments.

2:56:49>> Thank you.

2:56:52>> Anyone else from the public?

2:56:54>> Sure. Come forth please.

2:57:02swearing testimony, the whole truth of

2:57:05the truth.

2:57:05>> I do.

2:57:08>> My name is Sarah Angelini, spelled S A R

2:57:11A H A N G E L I N I. I'm also at 28

2:57:17Bright Street, unit 405. Um I wasn't

2:57:21part of the um

2:57:22>> Mary, you have three minutes.

2:57:23>> Thank you. Thank you, board. Um I wasn't

2:57:26part of the um communications that Nick

2:57:28mentioned. Um, so I wanted to speak on

2:57:30my behalf. I am not an owner. I am a

2:57:32renter. Um, but I appreciate the

2:57:35communication that went back and forth

2:57:37and I hope we will retain open

2:57:38communication through the um, building

2:57:41process. Um, I am affected because my

2:57:44window is right there next to where that

2:57:46that light well has now been added. Um,

2:57:49and I hope that the current plans um are

2:57:51built as they are as they are now

2:57:53because it will help keep it open for

2:57:55the rest of us. Um I only have one

2:57:57question is that um if everything goes

2:58:00through tonight uh is there um a

2:58:03timeline for when the construction will

2:58:04begin?

2:58:08>> There is no timeline. There's various

2:58:11things that have to take place. I have

2:58:13no idea when Mr. Wine's client would

2:58:16start submitting for building permits

2:58:19and things of that nature, but I would

2:58:22venture to guess it won't be any sooner

2:58:24than six months. Mr. wine

2:58:26>> most likely. I mean, as obviously we're

2:58:28coming into the winter months now, so if

2:58:31you know, ground can't be effectively

2:58:32broken before it freezes, then that will

2:58:34also obviously delay the ability to do

2:58:36that.

2:58:37>> Okay. Well, in that case, I'm supportive

2:58:40of the current I'm in support of the

2:58:42current plans.

2:58:42>> Thank you.

2:58:43>> Thank you.

2:58:45>> Anyone else from the public?

2:58:48>> Madam Chair, I see no one in from the

2:58:50public. I'd like to close the public

2:58:51portion.

2:58:52>> Second.

2:58:53>> Thank you. public is closed.

2:58:55[clears throat] Ben

2:58:58>> uh staff agrees with the testimony

2:59:00provided by the applicant and from Miss

2:59:02Worstelle pertaining to the um sort of

2:59:05conflict between the state regulations

2:59:07and the city um regulations pertaining

2:59:10the uh flood zone and the allowance that

2:59:14most districts in the city get and

2:59:16reference to that. Um so staff would

2:59:20recommend approval

2:59:22uh provide the applicant agree the

2:59:24conditions from the staff memo dated

2:59:26August 10th 2026

2:59:28um with a couple extra conditions. Uh

2:59:31Mr. Wine and I spoke about a condition

2:59:34pertaining to the um the tree species

2:59:36used uh and then a condition for the um

2:59:41garbage maintenance. Um so if Mr. Wine

2:59:44agrees to that then staff would

2:59:45recommend approval.

2:59:46>> Yeah, we do. And those are the only

2:59:48other two that I had written down as

2:59:49well. And yes, we agree.

2:59:51>> Okay,

2:59:51>> Mr. Wine, for purpose of the record, I

2:59:53do want to mark the certificate of

2:59:55appropriateness from HPC. I'm showing it

2:59:59in the staff memo as

3:00:02May 11th, 2025 and June 15th uh I'm

3:00:06sorry, May 11th, 2026.

3:00:09June 15, 2026 H-25-0297.

3:00:15So that'll be A3 for the record.

3:00:17>> Correct. And council, that's a good

3:00:18point. You brought it up. There were

3:00:19also conditions of the certificate of

3:00:21appropriateness. Those I know they're

3:00:23referenced in uh in Ben's letter, but

3:00:25those would also be conditions carried

3:00:26through with an approval here this

3:00:28evening.

3:00:31>> Yes.

3:00:35>> Agreed.

3:00:37>> Okay. Madam Chair,

3:00:38>> actually uh beforehand, I just have one

3:00:40question for council. I know a member of

3:00:43the board did step away briefly um

3:00:45during testimony. Uh is [snorts] that an

3:00:49issue with regards to voting?

3:00:52>> Who stepped away?

3:00:53>> Sam just went to the bathroom.

3:00:56>> I didn't even see it. Sam, you should

3:00:58recuse.

3:01:01>> I recuse from testimony.

3:01:05>> Okay, Madam Chair,

3:01:06>> you don't have to recuse. You should

3:01:07abstain. Let me correct myself. Andy,

3:01:09you have a

3:01:10>> if I just may before we we vote, I I

3:01:12just wanted to to thank the applicant.

3:01:13It seems like you guys did proactive

3:01:14outreach to the neighbors and I I want

3:01:16to thank you and for being proactive

3:01:18about that and clearly there's a lot of

3:01:20complexity to the site and I I do think

3:01:21it's an aesthetically good-looking

3:01:23building with a lot of complexities

3:01:25figured out. So, thank you.

3:01:26>> Thank you.

3:01:28>> Um I'd like to entertain a motion.

3:01:30>> Okay. Madam Chair, I move that we

3:01:31approve application number P2025-0255

3:01:35with a condition outlined in a staff

3:01:37report. Second.

3:01:39>> All right. Uh, Vice Chair Patel.

3:01:41>> I, Commissioner Stamato.

3:01:43>> I, with one exception. If they would

3:01:45take a look at um that floodproof door

3:01:49for the basement. I'm still like hanging

3:01:50on that.

3:01:51>> Seller.

3:01:52>> Seller. Excuse me.

3:01:54>> Seller.

3:01:55>> I haven't thought about that.

3:01:57>> But if you're willing to do that, I

3:01:59would vote yes if I'm allowed to say

3:02:01that.

3:02:01>> You're not allowed to say that. Allow to

3:02:03say that. Take that back. [snorts]

3:02:06You in favor or against?

3:02:09>> Uh, all right. I'm in favor.

3:02:13>> Okay. Uh, Commissioner Capers,

3:02:15>> I.

3:02:16>> Commissioner Kaplan,

3:02:17>> I.

3:02:18>> And, uh, Madam Chair, Gongadan.

3:02:19>> Yeah. I want to thank the public for the

3:02:21neighbors for coming out and thank you

3:02:23for engaging the neighbors um, from up

3:02:26front and continue to do so as well. Um,

3:02:29my vote is I.

3:02:31>> Thank you.

3:02:31>> All right. Motion carries. Five in

3:02:33favor, one abstension.

3:02:34>> Thank you everybody.

3:02:36Thank you.

3:02:56>> Mhm.

3:03:01Sure,

3:03:12Santa.

3:03:50>> [clears throat]

3:03:51>> You okay?

3:03:58>> Gotcha. Okay, I will talk as clearly as

3:04:01I can.

3:04:03>> I'd like to call KPB204-0198.

3:04:08Preliminary and final major site plan.

3:04:11Address is 300 Central Avenue.

3:04:13>> Uh again, for the record, Tom Lean from

3:04:15Connell Foley. This is a notice

3:04:18application. I did post my affidavit to

3:04:20the portal, but I am providing a full

3:04:22copy to council.

3:04:26>> Thank you, council.

3:04:31might feel better.

3:04:37Madam Chair, receive the affidavit of

3:04:39publication proof of mailing with

3:04:40respect to the application at 300

3:04:42Central Avenue. It does appear to be the

3:04:44same one that I reviewed on the portal.

3:04:46It does appear to be in order. We're

3:04:47going to mark it as A1 for purpose of

3:04:49the record. And council, while I have

3:04:51the microphone, I notice that Mr. Garber

3:04:53has a slide presentation up on the

3:04:56screen. So we will mark that as A2. He

3:04:58can identify it and it's not going to be

3:05:0163 slides.

3:05:02>> It it is 23 slides and I told him that

3:05:05only about 18 are important. So we'll

3:05:07try to keep it to that. Um uh the

3:05:11application before you this evening is a

3:05:13request for a preliminary and final

3:05:14major site plan. Uh we are located in

3:05:17the NC zone. The property address is 300

3:05:20Central Avenue, which is block 381, lot

3:05:2326. Uh this is along a major commercial

3:05:26corridor. The existing building is a

3:05:29three-story building uh with a ground

3:05:31floor commercial area and two stories

3:05:34above. Uh it is a through lot that goes

3:05:36through to the back. Um my client uh did

3:05:40put in a request to demo this property

3:05:42about three years ago. Uh they did

3:05:45receive a determination from historic

3:05:46that portions of the facade were uh

3:05:49historic. So, we worked with planning

3:05:51and historic to uh keep portions of the

3:05:54of the facade. Um, and the to the

3:05:57project at the end is a two-story

3:05:59addition to that existing building, a

3:06:01total of 16 uh one-bedroom units, and

3:06:04there is a ground uh floor commercial

3:06:06component uh in keeping with the uh the

3:06:08NC zone requirements. I only have one

3:06:10witness this evening uh as we are not

3:06:12requesting any deviations or variances

3:06:15and that is Mr. Richard Garber.

3:06:18>> Thank you.

3:06:21Swear to affirm the testimony you're

3:06:23going to give is the truth, the whole

3:06:24truth, and nothing but the truth.

3:06:25>> I do. State and spell your name, Mr.

3:06:28Garber. Give us your business address

3:06:29and your qualification as an architect,

3:06:32I suspect.

3:06:33>> Sure. Richard Garber, G- A R E R 48

3:06:35Arlington Avenue, Jersey City. Uh,

3:06:38licensed architect uh for a long time

3:06:41>> in good standing.

3:06:42>> Yes,

3:06:42>> Madam Chair. Of course, I recommend that

3:06:44we accept Mr. Garber as a licensed

3:06:46architect in good standing. Thank you

3:06:48board and thank you Mr. Alampy. Um this

3:06:52project was actually originally approved

3:06:54back in 2014 and lapsed. Um my hair was

3:06:57not as gray then. Uh but we are back. So

3:07:00um this is a um uh I think this is an

3:07:03interesting project because it actually

3:07:05presents a nice typology for these

3:07:07deeper narrow lots in the Heights. Um as

3:07:11Mr. Lean said, this is um a three-story

3:07:13existing building. We are proposing to

3:07:15maintain the existing middle two floors

3:07:18which are what are the historic kind of

3:07:21artifacts of the building putting two

3:07:23stories on top of it. Um this is in the

3:07:26NC1 zone. It's at 300 central. You see

3:07:29it here. It's midblock. Uh and this is

3:07:32uh these are very deep uh blocks that go

3:07:35back to Cambridge. So this uh building

3:07:37is uh this building lot, excuse me, is

3:07:3925 wide by over 150 deep. Um, you can

3:07:43see here it's right on Central Avenue in

3:07:45the NC1. So, five stories of dense

3:07:48mixeduse residential is permitted. Some

3:07:51existing photos of the building. You see

3:07:54there's some signage as well as um

3:07:56pretty much a um replaced storefront at

3:07:59the um at the ground floor which we are

3:08:02are proposing to rehab. You'll notice

3:08:05here that in the existing photo there's

3:08:06a fire escape that will be removed and

3:08:09sometime I'm guessing in the 60s or 70s

3:08:12somebody opened up the facade on the

3:08:14second floor and put a double double

3:08:16hung window in. So you see it breaks the

3:08:18rhythm of it should be three and three.

3:08:19Instead we have three on the third floor

3:08:22and four on the lower floor. That will

3:08:24be maintained after discussion with

3:08:25historic. We did look at some of the

3:08:27original tax photos as Mr. Lean said um

3:08:30no variances. There are two pre-existing

3:08:32non-conforming conditions. Um, and that

3:08:35has to do with rear yard setback. Again,

3:08:37this is an existing building that's

3:08:38about 152 ft deep. Um, and it is uh zero

3:08:43on the ground floor. We are proposing

3:08:45228 on the upper floors which is

3:08:48compliant. Uh, and then the ceiling

3:08:51height at the ground floor again

3:08:53existing condition 11 ft is required. We

3:08:55are at about 10 3 and 38 of an inch. So,

3:08:58almost there. and again pre-existing

3:09:00condition. Um total lot size. So this is

3:09:03larger than a typical 25 by 100 because

3:09:06of the depth 3635.

3:09:08We're proposing an 18,575

3:09:11ft building, 16 residential units, one

3:09:14studio, 15 onebedrooms. And we are going

3:09:17up to the five stories and 55 ft as uh

3:09:20as permitted. Uh this is an elevator

3:09:22building so it will be brought up to

3:09:23current access and ADA and all that sort

3:09:25of sort of thing. And I'll show you the

3:09:27plans now. So you can see the um the

3:09:29site is a little bit oddly shaped. It's

3:09:31a little bit of a wedge, 25 wide in the

3:09:33front and then it widens a little bit as

3:09:35it moves back. Um this is the site plan.

3:09:39Uh there is a basement and you can see

3:09:41that we are proposing two new stairs as

3:09:43well as an elevator and some utility

3:09:45space. The basement will be relegated to

3:09:47commercial storage. Uh this is a

3:09:49basement by the way. Um the first floor

3:09:51plan, uh you could see the elevators,

3:09:54the elevator and stairs highlighted in

3:09:57orange. Um we have a very narrow given

3:09:59the the narrowness of the site elevator

3:10:02lobby that accesses that elevator and

3:10:04then circulates through the building

3:10:06with bike storage and then a small um uh

3:10:09commercial entry and storefront that uh

3:10:11opens up and is given to um given to the

3:10:15rest of that first floor. the units

3:10:17layout because this is a deep lot we

3:10:19actually can provide two masses. So the

3:10:21massing of this is I think is an

3:10:22interesting typology for these type of

3:10:24sites up in the heights. So you have two

3:10:26building masses connected by a hallway

3:10:29and there's a small courtyard in the

3:10:31front. And so instead of you know a

3:10:33typical 25 by 100 lot where you'd

3:10:36basically get the front of this

3:10:38organization you're basically getting

3:10:39two of those and that works perfectly

3:10:41well with light and air and code and

3:10:43those sorts of things. So this stack. So

3:10:45you see the third floor um fourth floor

3:10:49and the fifth floor as such. Um the roof

3:10:52plan, we are not proposing anything on

3:10:54the roof of this building. Uh and that

3:10:56is in keeping with the original

3:10:58approval. We don't need to. the

3:11:00elevations. We talked about the

3:11:01restoration of the brick on that second

3:11:03and third floor. And there will be a

3:11:06metal panel provided on the ground floor

3:11:08with new storefront windows as as well

3:11:11as metal panel on the uh the proposed

3:11:13addition which is set back just slightly

3:11:16to to give precedent and allow that kind

3:11:18of existing historic facade to project.

3:11:21Um on the interior facads that you see

3:11:25here, this is actually the rear facade.

3:11:26There's um a hardy batten panel which is

3:11:29a cementitious fiber panel very typical

3:11:31on these buildings in the Heights. We're

3:11:33proposing stucco on the sides. Um the

3:11:36courtyard elevations are more of uh the

3:11:39stucco and a mix of the stucco which

3:11:41wraps and then the Hardy Batten um

3:11:43product that you see here with a a kind

3:11:45of fun window pattern. Um and then the

3:11:48uh block elevation. Um uh again as of

3:11:52right elevation not all the buildings

3:11:54are maxed out on the block here. um but

3:11:56we are permitted to do so and we have uh

3:11:59just some his uh details that we've gone

3:12:02through with the the HPO as well as the

3:12:04planning office and then we just have a

3:12:06kind of axonometric um in situ that

3:12:09shows how that massing sort of works and

3:12:11that's the presentation. Thank you

3:12:13>> Mr. Garber.

3:12:15Any questions from the board?

3:12:17>> Yeah, could you just highlight and walk

3:12:19through the the trash removal and

3:12:22process?

3:12:22>> Yeah, sure. So, um I will zoom in on

3:12:26this plan. You see the ground floor.

3:12:30Um we have a lobby. We have mailbox and

3:12:34then bike storage, right? And then

3:12:36behind the bike storage. I'm trying to

3:12:37get the mouse to move that way. Is a

3:12:40modest trash room that has containers.

3:12:43Um trash will be stored here. And you

3:12:45will see that we have I believe trash uh

3:12:49rooms on the upper floors as well. Let

3:12:51me just kind of go in here and you'll

3:12:52see. So we have um

3:12:56uh that that lower floor for for um uh

3:13:00yeah there actually I'm sorry on this in

3:13:02this building there is only trash on

3:13:04that ground floor which will be stored

3:13:05in and brought out on on days of

3:13:07collection. Yep. And in terms of the

3:13:10commercial space they will store their

3:13:11trash in the in the basement. C

3:13:14>> could you just testify the number of

3:13:16units in the building and the size of

3:13:17that trash room and you know how many

3:13:19containers are there to service the

3:13:20building?

3:13:21>> Sure. As I suggested, 16 residential

3:13:23buildings. I put it up again. One

3:13:24studio, 15 onebedrooms. That trash room

3:13:27is about 12 feet wide. We're showing

3:13:29three containers. We do expect that, you

3:13:31know, trash will be stored in units

3:13:33brought down there. There will be a

3:13:35building super here that will bring the

3:13:36trash out on collection days and we

3:13:38think that that should work uh just

3:13:40fine. It's not a not a huge amount of of

3:13:42units in this building.

3:13:43>> So, that's going to be carded down.

3:13:45>> Sorry. Um carted down. Is that how

3:13:47that's this is going to work? from each

3:13:49floor.

3:13:50>> Each the residents will have to bring

3:13:51their own trash down and to the trash

3:13:53room. Yeah.

3:13:54>> All right. And you will have an elevator

3:13:56in

3:13:56>> there is an elevator. Yep. Yep. No

3:13:58problem.

3:14:00>> And there will be I'm told uh so that

3:14:02the this this property owner actually

3:14:06happens to own several buildings on this

3:14:08block. So they have a building super

3:14:09that goes around through them. They they

3:14:11own an two immediately adjacent

3:14:14properties to this as well as one on the

3:14:15400 block. So, this will Well, I guess

3:14:18you'll have private pickup for what? The

3:14:19commercial area.

3:14:20>> Um, the commercial area only will have

3:14:23private pickup. I think the size of the

3:14:24building we could we could use the

3:14:26municipal Yeah, the municipal pickup.

3:14:28Yeah.

3:14:30>> All right.

3:14:31>> Any other board comments?

3:14:34>> Thank you, Mr. Garber.

3:14:36>> Great.

3:14:38Um, I just want to let the board know I

3:14:41am in receipt of comments that we

3:14:43received from the MUA dated September

3:14:4524th, 2026. I have reviewed these with

3:14:48our engineer and we can comply or we can

3:14:51work with uh the JCMUA to address them.

3:14:53I'm also in receipt of a planning memo

3:14:56uh prepared by Cameron Black dated uh

3:14:59July 28th, 2026. There are four

3:15:02conditions listed within and we can

3:15:03agree to all of them.

3:15:05>> Thank you.

3:15:05>> Thank you, Mr. Lee. At this time I would

3:15:07like to open for the public. Is there

3:15:08anyone from the public?

3:15:10>> Madam Chair, there is no one from the

3:15:12public. I'd like to close public motion.

3:15:14>> Second.

3:15:15>> Public is closed. Ben.

3:15:18>> Uh so as Mr. Lean testified to, Cameron

3:15:21Black prepared a staff memo uh provided

3:15:24July 28th, 2026. Um as Mr. Lean has

3:15:27agreed to the conditions, the four

3:15:29conditions in that uh staff recommends

3:15:31approval.

3:15:32>> Thank you. I'll entertain a motion.

3:15:35Madame Chair, I'd like to move

3:15:39move that we approve application number

3:15:41P2024-0198

3:15:45>> with a condition outlined in a staff

3:15:46report.

3:15:47>> Second it.

3:15:49>> Uh, Vice Chair Patel,

3:15:51>> I.

3:15:52>> Commissioner Conway,

3:15:53>> I.

3:15:54>> Commissioner Stamato,

3:15:55>> yes.

3:15:56>> Commissioner Capers,

3:15:57>> I.

3:15:58>> Commissioner Kaplan,

3:15:59>> I.

3:15:59>> And Madam Chair Gangadan,

3:16:01>> I.

3:16:01>> Motion carries. All in favor?

3:16:03>> Thank you all. Have a great night.

3:16:04>> You too.

3:16:05I'd like to call KP2025-0161.

3:16:09It's preliminary and final major site

3:16:11plan with C variances. Address is 146

3:16:14Academy Street.

3:16:21[clears throat]

3:16:22>> Mr. Harrington.

3:16:23>> Yes. Good evening, Madam Chairwoman,

3:16:25commissioners. Uh for the record,

3:16:26Charles Harrington on behalf of the

3:16:28applicant. Uh I did provide public

3:16:31notices, so I have the originals here

3:16:33for councel.

3:16:37Thank you, Mr. Harington.

3:16:47Take your time.

3:16:50>> Madam Chair, I receive the affidavit of

3:16:52publication proof of mailing with

3:16:53respect to the application at 146

3:16:55Academy Street. It does appear to be in

3:16:57order. We're going to mark it as A1 for

3:16:58the record.

3:16:59>> Thank you.

3:17:01>> Okay. Thank you. So, uh, the project,

3:17:05uh, that we have here before you tonight

3:17:06is, uh, we've been working, um, for some

3:17:09time now with with staff. It's, uh, it's

3:17:12a little bit of a

3:17:14it, there are some difficulties with the

3:17:17property, um, in coming to the design

3:17:19that we have here tonight. Uh, because

3:17:22it's located in zone 4 within this

3:17:25Journal Square redevelopment plan. It's

3:17:28also located within uh, the Palis

3:17:30Protection Overlay District. uh commonly

3:17:32referred to as the peepod. Uh and that

3:17:35that's a district that runs along the

3:17:37Palisad Cliffs. So uh that comes into

3:17:40play as part of the one of one of the

3:17:41variances we're requesting tonight

3:17:43because you'll see during the

3:17:44presentation that the property directly

3:17:46to the east um as you go towards the the

3:17:50county offices uh there at the end of

3:17:52Academy Street. This is that that's

3:17:54where it's located. There's this little

3:17:56outcropping of of um of rocks. uh and

3:18:00it's could be defined as a as a cliff

3:18:02because it kind of juts out and then and

3:18:05then has a sheer drop. Um so if that's a

3:18:08cliff then then we're asking for relief

3:18:11from from the setback requirements in

3:18:13the peep pod. Um but is the other

3:18:18variances we're asking for is uh with

3:18:20regard to the front yard variance. Um

3:18:22that is at upon the request of uh

3:18:25planning staff. We pulled the building

3:18:27up uh closer uh to the front line so we

3:18:30could create more space in the back and

3:18:32and more light and air uh to the uh

3:18:34properties behind us. Um there's also

3:18:38we're asking for relief with regard to

3:18:40the maximum building height by 2.8 ft.

3:18:43Uh that's also a result of the existing

3:18:45site conditions where this property um

3:18:48is towards the eastern end of of Academy

3:18:51Street. So it slopes down uh from the

3:18:54west to the east. So, if you're if

3:18:56you've gone to the county administration

3:18:58building um or the county building there

3:19:00where they have their main offices, uh

3:19:02you'll know that you're as you're going

3:19:03down Academy Street, it slopes down uh

3:19:05that's uh to there. So, you you have a

3:19:08pretty good grade change. Uh so, that's

3:19:10what we're dealing with um as part of

3:19:12this this project. Um the property is

3:19:1768t wide uh and approximately 16 1/2 ft

3:19:21deep. So, it's uh a little a little over

3:19:244,700 square feet, 4,736

3:19:28uh square feet. It's currently developed

3:19:30with a two family home uh with three

3:19:32stories. And you'll see the existing

3:19:35condition. You'll have a retaining wall

3:19:37at the front. So, it's it's uh it's

3:19:39already uh up uh because of uh so it's a

3:19:42unique a new unique condition as well

3:19:45there that that we were trying to work

3:19:46with planning to uh to to come to this

3:19:49development. Um what we are proposing is

3:19:52a fourstory um building with 13 units

3:19:56and 16 bike spaces and with a seller. I

3:19:59know seller and and basement was a a big

3:20:02uh oh I'm sorry I'm uh a big discussion

3:20:05last time you'll see during this

3:20:06presentation is also a seller uh because

3:20:09it's uh below grade. Um so we are uh

3:20:13requesting um the three deviations that

3:20:16that I outlined. It's the front yard

3:20:17setback, the relief from the uh peepod

3:20:22uh setback and and the height of 2.8 ft.

3:20:26Uh we uh we have I have three witnesses

3:20:29tonight. I'm going to start with um uh

3:20:31Mr. Lag Lagarimo who was here just

3:20:34previously on on the uh the Bright

3:20:37Street application and then we have uh

3:20:39Mr. Lewis is our architect and then

3:20:41Carolyn Worstelle um again for the

3:20:43planning purposes. So, with that said,

3:20:45I'm going to bring up Guy.

3:20:52Do

3:20:52>> I have to swear in again?

3:20:54>> You do not need to swear in again.

3:20:55You'll be recognized. You recognize

3:20:57you're still under oath.

3:20:58>> Okay. Thank you. Okay.

3:21:00>> Yes.

3:21:01>> Yes.

3:21:02>> Thank you. And just state your name for

3:21:05purposes of

3:21:06>> Logs.

3:21:07L A G O M A R S I N O. Okay. So this is

3:21:12rather obscure site here as we may all

3:21:15know. Uh on a personal I grew up in

3:21:17Jersey City and I've passed this many

3:21:19times coming up and it's always was a

3:21:21site that's an eyes saw especially

3:21:24coming up after the sheriff uh the

3:21:26sheriff uh building there. You have this

3:21:28this this

3:21:31building here. Uh I think we've went

3:21:34back and forth a lot on this with the

3:21:36architect as well with the zoning as far

3:21:38as this cliff issue and uh we're looking

3:21:41at the photo right now and I don't see

3:21:44all my experience I've been in that that

3:21:46is not on their property that is on an

3:21:48adjacent property but the cliff never

3:21:49was there. This is rock. It's solid

3:21:52rock. It's not uh it's not the policies

3:21:55where you see up past the George

3:21:57Washington Bridge where you have pieces

3:21:59of of uh uh of of of

3:22:02basalt rock peeling off. This is not the

3:22:05case here. Uh we we are now let's go

3:22:09back. So I just wanted to let this know

3:22:10because obviously uh go back to this

3:22:12side. So, so basically if you look at

3:22:16this I uh you look to the to the right

3:22:19sides you have that line there that's

3:22:20the elevation line that delineates the

3:22:23rock the rock contour and and the cliff

3:22:27face the we are 13 feet from uh the edge

3:22:31of that cliff but the cliff is

3:22:33>> I'm sorry to interrupt could you speak

3:22:34into the mic?

3:22:35>> I'm sorry. I'm sorry. So the cliff

3:22:37really is not a it's not a steep cliff

3:22:40or you would think like even when you go

3:22:41to the bath station you see like it's

3:22:44only about six or seven feet before it

3:22:46it it it it slopes off. Again that's not

3:22:49their property that's someone else's

3:22:50property that we building to the lot

3:22:52line. There will be a retaining wall

3:22:53there. We have taken borings here. There

3:22:56was uh rock level at this elevation was

3:22:59a little bit lower than actually I

3:23:01thought that at point that we might not

3:23:02be able to have a seller. Again, we

3:23:04don't have the whole site, but we only

3:23:06have one or two uh boards where we had

3:23:09enough that you can put a seller in. Uh

3:23:11again, there's the contours here do

3:23:13change and shift, but that later on

3:23:15we're not proposing and I think that

3:23:17that that uh upper

3:23:20upper right corner uh I have rock crop.

3:23:23That was a note that they asked me to

3:23:24put in that basically the site will not

3:23:27be impacted uh by any construction and

3:23:30that the cliff I mean obviously some

3:23:32stones here or there may may be uh

3:23:35affected and there might be new fissures

3:23:37in the rock but overall the cliff will

3:23:40not be impacted at 13 ft with the rock

3:23:42uh density that they have here.

3:23:45That being said uh the site now is

3:23:48elevated and the site to the north of it

3:23:50is also elevated. Uh all that's going to

3:23:52have to be excavated and the site to the

3:23:56to the east will be excavated to where

3:23:58they're going to have to obviously uh

3:24:00build this the basement and uh it's

3:24:03doable. I mean, of course, as I said my

3:24:05last testimony, it's doable with with a

3:24:07fee and a price, but the client thinks

3:24:09it's worth it. Um the the building to

3:24:12the north would obviously have to be uh

3:24:14shored up to where it's be supported

3:24:16where they bu build this lot and the

3:24:18retainables as well. Um as from the

3:24:20civil perspective there's roof there's a

3:24:23roof gardens we're going to keep and

3:24:25maintain based upon the NJ uh uh

3:24:29circumstances where we need to have the

3:24:30amount of percentage as well as the

3:24:33drainage uh that we're going to still

3:24:35provide some piping there to the street.

3:24:37Uh the landscaping of course there's no

3:24:40landscaping in front right now. the the

3:24:41sidewalk is there, but we're we're

3:24:43trying to bring this into compliance

3:24:45with ADA as well, but obviously it's a

3:24:47slope. So, the sidewalk, we're going to

3:24:49try to maintain the existing uh slopes

3:24:52um in the street with new uh new three

3:24:55three new trees. And I think that's uh

3:24:57pretty much encompasses my testimony

3:24:59tonight uh and it respect for this site

3:25:02because it's uh it's well needed.

3:25:06>> Thank you. Any board comments?

3:25:08No.

3:25:09>> Thank you.

3:25:12Okay, next up is Mr. Lewis as he stands

3:25:15up to take his place. Mr.

3:25:17>> Lewis, do you swear affirm the testimony

3:25:18you're about to give be the truth, the

3:25:20whole truth, and nothing but the truth?

3:25:21>> Yes, I do.

3:25:22>> And if you could state and spell your

3:25:23name for the record.

3:25:24>> My name is Jeffrey Lewis. J E F R E Y L

3:25:27E W I S.

3:25:28>> Licensed architect, state of New Jersey.

3:25:30>> Yes, sir. Active and in good uh

3:25:32standing.

3:25:33>> Thank you,

3:25:33>> Madam Chair. We should accept Mr. Lewis

3:25:35as an architect.

3:25:36>> Thank you. You may proceed, Mr. Lewis.

3:25:38>> Okay, great.

3:25:40So, uh, as was mentioned, uh, we are

3:25:43proposing a new four-story 13-unit

3:25:45residential building on this site here.

3:25:47Uh, that breaks down to nine one-bedroom

3:25:50apartments that average 620 ft and four

3:25:53two-bedroom apartments that average

3:25:541,039 ft. It's a very oddly shaped lot.

3:25:58Uh, the depth is is well under what is

3:26:01uh typical. It ranges from 63 1/2 ft to

3:26:04about 77 1/2 ft in depth. Uh, and as was

3:26:08mentioned, we do have this existing

3:26:09retaining wall. It's about 8 ft tall or

3:26:12so at the front of the property line,

3:26:14which kind of elevates our whole site up

3:26:16over the street level. Uh, we are

3:26:19keeping that retaining wall at the front

3:26:20of the building, building right on top

3:26:22of it. Uh, which which means we have a 0

3:26:25foot front yard setback. Uh, the

3:26:27building has sideyard setbacks of 3'5 in

3:26:30on the left, 3'8 in on the right, and

3:26:323'8 in in the back. All these are

3:26:35compliant. Uh this area is used uh half

3:26:39of the space is permeable pavers as well

3:26:41as a staircase down where we will cut

3:26:44away a small section of the retaining

3:26:46wall to provide uh for a means of egress

3:26:48out of the building. That would be our

3:26:50second means of egress. Then the other

3:26:52half here is just going to be

3:26:54landscaping.

3:26:56Uh as was mentioned sitewise, new

3:26:58concrete curbs, new concrete sidewalks,

3:27:00three new street trees.

3:27:02Um,

3:27:04jumping right into the floor plans. This

3:27:06is the cellar that was discussed. On the

3:27:09right side of the seller, we're

3:27:10proposing a 1,600 ft recreation area.

3:27:13This is for building tenants. It has a

3:27:16half bath and a little kitchenet in the

3:27:18back of the building. I mean, the back

3:27:19of the space, excuse me. And then on the

3:27:21left side, we have utility area, our

3:27:24trash area, as well as our bicycle

3:27:25storage. Uh, this this space is served

3:27:28by uh two stairs as well as the

3:27:30elevator.

3:27:32Um, and I do want to kind of stop here

3:27:34for a second because we have our trash

3:27:38area down here and we were proposing

3:27:39originally for people to for building

3:27:42tenants to bring their trash to the

3:27:43basement and then a building management

3:27:45company would bring that trash out

3:27:47through the back door around the back

3:27:49all the way around to the front.

3:27:52I get the impression that this board

3:27:54might not like that. We do have a um a

3:27:58different an alternate prepared if if I

3:28:00could show that instead of these floor

3:28:02plans would

3:28:02>> absolutely.

3:28:04>> Okay,

3:28:04>> before you go there, uh Jeff, we go back

3:28:07to the cover.

3:28:08>> Chuck, let's be really good about

3:28:09getting on the mic.

3:28:10>> Okay. Sorry.

3:28:11>> Oh, I'm sorry. Yeah, Mike's not here. Um

3:28:14Yes. So, if we uh if you could go to the

3:28:16front page there, there's a photo there

3:28:17of the site. I think that that would

3:28:19help the board to understand what we're

3:28:21looking at initially.

3:28:23>> Yeah, I don't actually have the front.

3:28:25and we just have that open.

3:28:27>> Do you have guy's plans?

3:28:30>> He has it on the front page as well,

3:28:33>> please. Um Mike is not here, so we can

3:28:35be on the closer to the mic as well.

3:28:41>> There's that extra one behind you,

3:28:42Chuck, if you need that one

3:28:46>> down here.

3:28:46>> Down to here.

3:28:47>> Yeah, it's a picture right there.

3:28:54Sorry, I'm working with a new computer

3:28:55here. I'm

3:28:57not very good at it.

3:29:00And that's too small still, right?

3:29:02>> Yeah, we can make it a little harder.

3:29:11>> What are we looking at?

3:29:13There you go. Yeah, I just wanted the

3:29:15board to to have the the benefit of

3:29:17seeing the existing property and how we

3:29:19have the retaining wall and what we're

3:29:20dealing with as part of this

3:29:21development. I think it gives a better

3:29:23perspective.

3:29:25>> Okay.

3:29:27>> Thank you.

3:29:28>> So, I do want to with that switch to the

3:29:31set of plans that I just referenced. Uh,

3:29:33and we have to mark this.

3:29:34>> Can you Oh, sorry.

3:29:37>> So, I do want to switch to the new plans

3:29:39that I just mentioned uh to address the

3:29:41trash situ trash situation.

3:29:43Um

3:29:44>> let's mark them as A2. How many she is

3:29:46it a full set or

3:29:48>> it's seven sheets of drawings uh with

3:29:50today's date as the um revision date.

3:29:55So you can see on these drawings

3:29:59on the left side we have changed things

3:30:01up. Uh there are two major changes. The

3:30:04first is that we are proposing a trash

3:30:05shoot in the building. So trash will go

3:30:07from a chute at each floor down to this

3:30:09trash room. Uh the second thing that

3:30:12we're proposing to change is we're going

3:30:15to add in the recre in the recreation

3:30:17area a small ramp and doors out the

3:30:20side. This is the low point of the site.

3:30:22So this is the point that's closest to

3:30:23the stairway, I mean to the sidewalk

3:30:25level. So we only have to come up about

3:30:27a foot, a foot and a half. So this is

3:30:28something we can make work. And we would

3:30:30just have to remove a little bit of um

3:30:33the existing retaining wall on this side

3:30:35as well. So we would be removing some on

3:30:36this side, some on this side. And what

3:30:38this would do is this would provide this

3:30:40seller space with direct access to the

3:30:42street which obviously would benefit the

3:30:44the trash removal. We can get that right

3:30:46out uh on a very short run without going

3:30:49through the building and also the bike

3:30:51storage which is in the basement and now

3:30:52would be accessible without having to

3:30:54use any sort of stairs or anything like

3:30:56that. Um so we would like to propose

3:30:59this as the floor plan as opposed to uh

3:31:01what was previously shown. And to

3:31:04continue on, there are very just minor

3:31:06changes to the upper floors. Um,

3:31:09starting at the front of the building, I

3:31:11do want to mention at the left side,

3:31:12we're cutting away a section of

3:31:13retaining wall, which provides access to

3:31:16the stair that goes around to the back

3:31:17of the building to provide the second

3:31:19means of egress. Uh, we also, it also

3:31:21provides access to the right here where

3:31:23we have a lift. This is our ADA access

3:31:25to that uh, first floor to the raised

3:31:28level. So, there's a lift here which

3:31:30would bring us to this area here. We're

3:31:32also removing a section of retaining

3:31:34wall in the center of the building to

3:31:35provide for the main stair up to the

3:31:37building. Uh all the apartments in the

3:31:40building are ADA adaptable. They all

3:31:42have washerd dryer in the unit and have

3:31:44uh ducted heat and air conditioning. Uh

3:31:46we do have four apartments on this

3:31:48floor. One of them is a two-bedroom and

3:31:50three of them are one-bedroom

3:31:52apartments. Uh the change that we made

3:31:55to address the trash is here in the

3:31:56center where we have a trash shoot which

3:31:59will be seen on each floor and a

3:32:00recycling closet which also will be on

3:32:02each floor. Uh the recycling closet

3:32:05would be emptied by building management.

3:32:07The trash shoot would go directly to the

3:32:09trash room and the trash room from the

3:32:11trash room trash would be brought to the

3:32:13street by building management.

3:32:16Also on this floor, the last thing to

3:32:17note is the second stair in the back

3:32:19here has a hallway out to the back to

3:32:21provide that second means of egress

3:32:23around the side of the building.

3:32:27Uh this is the second floor. We are

3:32:29stepping uh stepping the building uh

3:32:32back at the rear of the building to

3:32:33comply with the rear yard setback. Um

3:32:36there are three apartments on this floor

3:32:38now and two of them have rear private

3:32:41decks. We're using the roof of that

3:32:43first floor for private decks for these

3:32:44two apartments here.

3:32:48This is the third and the fourth floor

3:32:49plan. These are actually exactly the

3:32:51same as the second floor. The only

3:32:53difference is that we're replacing uh

3:32:55the roof decks on the back with with a

3:32:56balcony for each of these apartments.

3:33:02Uh here we have the uh roof plan. Both

3:33:05stairs and the elevator uh come up to

3:33:08the roof. Uh we have an amenity space.

3:33:11It's 279 ft and we're proposing it as a

3:33:14gym. Uh the rest of the space is roofed

3:33:17is used as roof deck with the exceptions

3:33:19of uh green tray green roof trays for

3:33:22planting areas on the left side and the

3:33:24front here as well as on the right side

3:33:26here and this back corner of the

3:33:28building which is used for uh equipment

3:33:31for condensers and this would be

3:33:32screened from the roof deck area.

3:33:39Uh with that, I'm going to jump back to

3:33:41my original drawings

3:33:46to talk about the uh building

3:33:48elevations. So this is the front

3:33:49elevation. Uh as mentioned, we are

3:33:52keeping uh much of that front retaining

3:33:54wall. Uh we'll provide a new smooth

3:33:56stuckco finish on that wall with a

3:33:58charcoal gray uh color. Uh above that,

3:34:01the new building is a main mainly a

3:34:04brick building. We're doing this with

3:34:06three different brick colors. So the

3:34:08lower three levels will have a darker

3:34:10brown brick. The upper uh level has a

3:34:13light brown brick and then we have a

3:34:14cream brick band uh here between the

3:34:17third and fourth floors uh separating

3:34:19the two. At the top of the building we

3:34:21have a charcoal gray uh fiber cement

3:34:24panel cornice. We have black frame

3:34:26windows, black aluminum railings where

3:34:28we have them. Uh and at the top of the

3:34:30building we have a bulkhead which is

3:34:32obviously set back from the front of the

3:34:33building and is finished in a light gray

3:34:36smooth stucco.

3:34:38Mr. Lewis, did I hear you correctly?

3:34:40We're not replacing that retaining wall.

3:34:42We're just resurfacing it.

3:34:44>> That is correct. We are keeping the

3:34:45retaining wall where we can and

3:34:47refinishing it.

3:34:51>> Um this is the right side of the

3:34:53building. Uh again, you can what you can

3:34:55see here is we are wrapping all the

3:34:57building finishes from the front around

3:34:59the side. So that's all the bricks as

3:35:00well as the uh the corners to the

3:35:02building. The exception I would say to

3:35:04that would be at the second floor we're

3:35:06only returning the brick about 10 ft and

3:35:08then we're changing that to a smooth

3:35:10stuckle finish at the ground level and

3:35:12that would be charcoal gray to match the

3:35:14retaining wall.

3:35:16Uh we also can see at the back of the

3:35:19building where we have those roof decks.

3:35:20We're providing uh 6ft privacy screens

3:35:23around those uh those decks.

3:35:28This is the left side. Again, we're

3:35:30returning all the finishes with the

3:35:32exception of the first and second floor,

3:35:35um, which we're doing with the smooth

3:35:36stuckle finish. You could also see the

3:35:38staircase, uh, which is providing that

3:35:40second means of egress.

3:35:43And then lastly, here's the rear

3:35:44elevation. Again, we're wrapping so

3:35:46we're wrapping around all four sides

3:35:48with the brick. And here you can see the

3:35:50balconies, those enclosed uh patios as

3:35:53well as the the back stair of the

3:35:55building which is actually open instead

3:35:57of being a closed stair to provide a

3:35:59little more openness at the back.

3:36:02Um that concludes my presentation unless

3:36:04there's anything else you want me to

3:36:05address.

3:36:06>> Uh no any any questions from the board.

3:36:09>> So brick stucco finish back to brick on

3:36:14that first floor.

3:36:18This should be stucco at the ground

3:36:20floor of the first floor of the second

3:36:22floor here and then brick everything

3:36:25above.

3:36:26>> I was thinking brick all around but

3:36:35>> I'm sorry I'm just a little bit

3:36:36confused. So what you're sharing right

3:36:38now is this what's in the portal or is

3:36:39this a different

3:36:40>> This is the elevations have not changed

3:36:42only the floor plans

3:36:45>> the balconies that you'll have that 2 in

3:36:473 in opening on the bottom of the

3:36:50balconies.

3:36:50>> Yes, it'll be less than two inches.

3:36:52Yeah.

3:36:52>> Perfect. Okay. Thank you.

3:36:55>> So to address the change in the floor

3:36:57plan, the only elevation that will

3:36:58change is the door being added to that

3:37:01one side of the building.

3:37:04>> Correct.

3:37:05>> The door. And yeah, we just cut away a

3:37:06little bit of retaining wall there.

3:37:10>> Okay.

3:37:11>> Yeah,

3:37:11>> because there wasn't a path to the

3:37:13sidewalk in that location previously,

3:37:15>> correct? The path previously went all

3:37:18the way around the back of the building

3:37:19and all the way around to the front.

3:37:22>> Okay. So, we're taking a shortcut.

3:37:25C

3:37:25>> could you just put that revised seller

3:37:27plan on the screen just for one more

3:37:29second?

3:37:30>> Of course. that it's on a hill

3:37:32building, right?

3:37:34>> So, is that ramp going up or down? For

3:37:37>> it's going it's going up. We're actually

3:37:39about a foot a foot and a half below the

3:37:41sidewalk level in our cellar at this

3:37:43point.

3:37:44>> What's the ceiling height for

3:37:46[clears throat] that area, including

3:37:47where where it ramps up?

3:37:48>> Oh, I forgot if it's eight or nine feet,

3:37:50but we do have we did do that math. We

3:37:52have the height the ceiling height

3:37:54there.

3:37:54>> Okay.

3:37:55>> Ceiling height was an issue for a lot of

3:37:56things here.

3:37:58Y

3:37:59>> a question I have is in the cellar, do

3:38:02you have what do you have a compactor

3:38:04basically uh being fed by the shoots?

3:38:07>> We because it was only a 13-unit

3:38:09building, we were going to propose to

3:38:11not use a compactor and just have a

3:38:12rolling bins at the bottom that the

3:38:14chute would lead directly to

3:38:15>> drop right into the rolling bins.

3:38:16>> Yes.

3:38:17>> Okay.

3:38:20>> Any other board comments?

3:38:24>> Thank you. Thank you, Mr. Lewis.

3:38:26>> Just apologies. Please redirect this if

3:38:28you have another expert, but I just saw

3:38:29in the staff memo u a note to testify

3:38:32about cliff erosion. I don't know if

3:38:33that's

3:38:34>> Yes, we we could have uh Guy come up

3:38:37again. We we did speak to that and

3:38:39review that. I'll let Guy address that.

3:38:43>> Yes. Uh what I originally

3:38:45[clears throat]

3:38:46did speak about the cliff on that photo

3:38:49there, the cliff erosion, it's not as

3:38:52steep as you may think it is like you

3:38:54would see down further down with the

3:38:57path. When the path comes out, the cliff

3:38:59there is really rough and it's steep and

3:39:02there's a lot of erosion on it. This is

3:39:03not the case here. It's gradual and then

3:39:06it slopes off there down to where the uh

3:39:09the sheriff's offices are. So your

3:39:12opinion is it will not have an effect?

3:39:13>> No, it will not have effect. Of course,

3:39:15they're going to have uh soil erosion in

3:39:17place and protective barriers and as

3:39:20they build they'll protect it, but I

3:39:22don't see that being the case here.

3:39:23>> Thank you. And and the change in the

3:39:25seller plan as presented doesn't impact

3:39:27that?

3:39:27>> No, not at all. Not at all. I mean

3:39:29maintaining the retaining wall I mean

3:39:31those things is hopeful but I think with

3:39:33the the site the excavation it's it's

3:39:36highly improbable that the retaining

3:39:38wall will be maintained in its place

3:39:40unless

3:39:41>> we trying to maintain it to help with

3:39:44>> any type of

3:39:46>> the intent is to retain it if we can if

3:39:48not we'll replace the

3:39:49>> question was why

3:39:52>> and if it's cost then the answer is cost

3:39:54if it's to

3:39:55>> the do something I I would Let's have

3:39:58one speaker and use the mic, please.

3:40:00>> I would say it could be a little bit

3:40:01cost, a little bit um ease of

3:40:03construction, and a little bit historic

3:40:05value. A little of all of it.

3:40:08>> Okay,

3:40:08>> we'll see.

3:40:11>> Okay, thank you.

3:40:12>> Good.

3:40:13>> Thank you, Mr. Lewis.

3:40:15>> Okay, thank you, Mr. Harington.

3:40:16>> Our next uh witness is Carolyn

3:40:18Worstelle.

3:40:20>> What do you want,

3:40:22>> Miss Worstelle? Just recognize that

3:40:24you're still under oath. Please. Yes, I

3:40:26recognize I'm still under oath. Um, can

3:40:29we go to

3:40:32maybe the

3:40:35on the plans, the first page that has

3:40:38like the survey and whatnot,

3:40:40>> there's like a

3:40:42>> it was on the architectural plans. Yeah,

3:40:44this that one right there.

3:40:47>> Okay.

3:40:50Um, so yes, so we're we're here um this

3:40:54evening uh for a couple of uh variances.

3:40:56Uh well, first of all, there's some

3:40:58deviations and then variance. I'm going

3:41:00to speak to the variance first um

3:41:03because I think uh that is um the peepod

3:41:07uh variance. Um and we were just talking

3:41:09about that, so I think that's the best

3:41:11segue there. Um so this is um we're

3:41:16requesting a variance for the setback

3:41:18from the cliff face.

3:41:20Um and so the peep pod requires that

3:41:24there be a minimum building setback line

3:41:26of 30 ft from the top of the cliff. Um

3:41:29so the cliff is defined as exposed

3:41:32bedrock that has a vertical

3:41:35>> do

3:41:36the sheer vertical um face. So

3:41:41>> there is a exposed bedrock line as as

3:41:44was testified um by the engineer um that

3:41:48is here on the right hand side of the

3:41:49screen that is not on our property. It's

3:41:51on the adjacent property. Um but there

3:41:54are portions the the hatched gray area

3:41:56is where you're seeing like the 30foot

3:41:58setback. So there are portions of our

3:42:01property that are within that 30-foot

3:42:03setback that are going to be proposed to

3:42:05be disturbed. Now when we look at the

3:42:09peep pod and the purposes of the peep

3:42:13pod for that disturbance the buffer um

3:42:15it really comes down to you know what

3:42:18what is the intent of the peep pod and

3:42:20it's first to preserve an identified

3:42:21resource which is the palisades cliff

3:42:23[snorts] face um and then the second one

3:42:26is for the safety to prevent development

3:42:28on steeply sloped sites which might

3:42:30trigger landslides

3:42:31so

3:42:33addressing that first item of you know

3:42:35what is the identified resource. Um,

3:42:38this is not, while it meets the

3:42:40definition of a cliff face because it's

3:42:42exposed bedrock that's vertical. This is

3:42:45not a grand cliff face which people

3:42:47think of when they think of the

3:42:48Palisades. We're talking about like 1

3:42:51foot to I think it's maybe uh 10 ft um

3:42:54at the at the northern side of it. So

3:42:57that's that's the the height difference.

3:42:59A cliff that we're defining is is um is

3:43:02again is not very large. Um, and there's

3:43:05already been a lot of historic

3:43:07development and disturbance of this

3:43:09resource. Um, so the existing property,

3:43:12and you sort of see it here on the the

3:43:14screen, but um, there's an existing um,

3:43:19garage and retaining wall that stretch

3:43:23from the our property onto the adjacent

3:43:25property. So there's already a

3:43:27disturbance that is is historically

3:43:29within that peepod area that is you know

3:43:32um disturbing this uh you know the the

3:43:36the

3:43:38environmental the resource. Um and when

3:43:41you look farther north you do see that

3:43:43there are many other structures that

3:43:45already have again similar conditions

3:43:47where there are retaining walls and um

3:43:50disturbance within that 30-foot uh

3:43:52setback area. So again, I I think that

3:43:55um we're really not having a greater

3:43:58impact on the resource than what is

3:43:59already there. Um so I I think that you

3:44:02know there's really not an impact in

3:44:04that respect. When the other aspect of

3:44:06it is looking at significant increase to

3:44:08safety um as was testified um by the

3:44:12engineer, he doesn't believe that

3:44:13there's going to be a significant impact

3:44:15or or uh increase in risk of um

3:44:18landslides. Um so again I I don't

3:44:21believe that there's any real impact um

3:44:23from that. So I do believe um that uh

3:44:27you know the the the benefits here I'm

3:44:31going to look at this as a see-through

3:44:32the benefits here of designing a new

3:44:35structure with um you know removing some

3:44:38of those intrusions into the existing

3:44:40peepod area um and again replacing um or

3:44:44not replacing but but uh working on this

3:44:47site that is sort of a historical isore

3:44:50with that large retaining wall and

3:44:51creating a building that is going to

3:44:53engage engage the sidewalk um and create

3:44:55a much more inviting uh streetscape I

3:44:58think is really um a benefit of this

3:45:01application. So I think overall here the

3:45:03benefits of the project outweigh any

3:45:06minor detriments to what is already an

3:45:09impacted resource.

3:45:12Um we are also requesting two deviations

3:45:16from the redevelopment plan.

3:45:19Um, and so that goes to uh the maximum

3:45:22building height in feet and the front

3:45:24yard setback. Um,

3:45:27so I'm going to address the front yard

3:45:28setback first. Um, so the standard is

3:45:31that you are to required to match an

3:45:34adjacent building. Um, so there's one

3:45:36adjacent building to this site. It is

3:45:38here at the corner. Um, and it is set

3:45:40back from the uh um Academy Street. uh

3:45:47uh

3:45:48uh right ofway line. Um but what we're

3:45:51proposing to do is essentially match

3:45:54what is the historic

3:45:56um uh or not the historic but the

3:45:59character of the existing property which

3:46:01is that there is a large retaining wall

3:46:04on this property right at the zero foot

3:46:05property line. We're proposing to match

3:46:08and maintain uh that uh retaining wall

3:46:12um to the best of the abilities. And

3:46:13then there is a portion of the retaining

3:46:15wall that actually goes off our property

3:46:17and goes onto the adjacent property at

3:46:19the corner. So again, that portion of

3:46:21the retaining wall would be retained. So

3:46:23what we're trying to do is match the

3:46:26setback of the retaining wall that

3:46:28exists on our property today and extends

3:46:30from our property onto the adjacent

3:46:32property. Um so again we think that this

3:46:34is a is uh the better solution um for

3:46:37this this um application and again

3:46:41really will activate the street frontage

3:46:43which is otherwise right now just a

3:46:45blank wall um with the property

3:46:47elevated.

3:46:49The third the second uh deviation we're

3:46:51requesting is the building height and

3:46:53feet. Uh we're proposing a height of um

3:46:5746.8 8 ft where a maximum building

3:47:00height of 44 feet is permitted. So we're

3:47:03requesting a deviation for 2.8 ft. Um so

3:47:07again I I think and Jeeoff maybe you can

3:47:10go to an elevation or or one of the the

3:47:12cutthroughs the

3:47:15>> the sections.

3:47:16Um so this property is kind of uniquely

3:47:19affected by the topography. Um,

3:47:23so we have uh can you do one of the

3:47:25building the front the front facade

3:47:27building section or maybe the front

3:47:29facade?

3:47:30>> I give you the front facade right here.

3:47:31>> Okay. So we'll we'll work with that. Um,

3:47:34so as you can see, Academy Street uh has

3:47:38a has a grade. It goes from

3:47:42uh from the west down to the east. So we

3:47:44do have a sloping u uh

3:47:48uh front condition. Um so our finished

3:47:52grade is taken at the midpoint of the uh

3:47:55center of the building. Um so that's

3:47:57where we sort of set our our height is

3:47:59we measure it from. Uh but then when you

3:48:02look at the building from front to back

3:48:03and maybe I've maybe I can do that

3:48:06myself.

3:48:09If you can look at from front to back,

3:48:10you can see here in this section, the

3:48:13sidewalk is here on the left side of the

3:48:15screen and then it's an immediate

3:48:17straight up and then it continues to

3:48:19slope up as we go to the rear of the

3:48:21building. Um, so we have some very

3:48:23unique um topographic conditions for

3:48:26this particular property that has um

3:48:29sort of necessitated how we have our

3:48:32first residential floor is sort of

3:48:34elevated. Um, we're not at a flood zone

3:48:37like my last uh application. Uh, but we

3:48:40do need to have it elevated for

3:48:43a certain uh building code reasons in

3:48:45order to provide adequate um window

3:48:48space um within what is what is already

3:48:52a a very elevated site. So because we

3:48:55have to elevate our first residential

3:48:57floor sort of up in order to be able to

3:49:00um use it for residential purposes, we

3:49:03we are requesting a couple of additional

3:49:05feet, the 2.8 ft um so that we can

3:49:09provide uh

3:49:12an appropriate uh height as measured

3:49:15from the sidewalk.

3:49:19Um so again when we look at height and

3:49:22we turn look at what are the potential

3:49:24the impacts on light and air um again we

3:49:27are we've pushed the pulled the building

3:49:30um closer to Academy Street so that we

3:49:32can provide more setbacks um from the

3:49:35rear. Um so again we're we're going to

3:49:38um mitigating some of the the impacts of

3:49:41that minimal 2.8 ft by having that

3:49:43increased front yard setback. Um,

3:49:48so again, I I don't see this as being a

3:49:50really substantial uh impacts with the

3:49:522.8 ft. Um, but it does allow for a a

3:49:55usable building. Um,

3:50:00[sighs and gasps] I think overall uh the

3:50:03variances and the project advanced the

3:50:05purposes of the municipal land use law.

3:50:07Um, I think it's an appropriate use

3:50:10consistent with purpose A um through an

3:50:12appropriate multif family building in

3:50:13the Journal Square neighborhood. Um I

3:50:15think it's an appropriate population

3:50:16density consistent with purpose E. Um

3:50:19des promoting the more uh desirable

3:50:22visual environment consistent um

3:50:25purpose I. So again um this is a site

3:50:28where right now you have a sort of a

3:50:30blank wall and you know it's straight up

3:50:33and what we're going to be creating is a

3:50:35more um activated facade and and

3:50:39frontage and I think that's really going

3:50:40to be to the benefit of the overall

3:50:42block into the neighborhood. Um I don't

3:50:45see substantial detriment to the public

3:50:46good or the general welfare. Um again

3:50:49you know the project is going to be

3:50:50designed um

3:50:54to you know all modern building code and

3:50:55zoning code or building uh building and

3:50:58fire codes um as well as providing ADA

3:51:02accessibility to a building. Um

3:51:05and uh you know I think that there's no

3:51:08significant increase uh to safety risks

3:51:12uh for the uh intrusion into the pod

3:51:14buffer zone. Um so I think that that

3:51:17there's really uh no substantial

3:51:18detriment. Um I don't see substantial

3:51:21impairment to the intent or purpose of

3:51:23zone planner zoning ordinance. Um it's

3:51:25promoting the purpose of zone 4 of the

3:51:27the Journal Square redevelopment plan to

3:51:29provide new housing uh within uh the

3:51:32Journal Square transportation area. Um

3:51:35and consistent with uh the plan

3:51:37objectives to create um new housing um

3:51:41and to um maximize use of rooftop open

3:51:46space for um residential recreation and

3:51:48green roofs. Um and again uh consisting

3:51:52uh several uh goals of the master plan

3:51:57to enhance residential neighborhoods and

3:51:59creating that diversity of housing. Um

3:52:01so I think overall um

3:52:04the positive and negative criteria can

3:52:05be have been met um and that both the

3:52:08the the variances and the deviations can

3:52:10be granted.

3:52:12>> Thank you.

3:52:14>> Okay, that that completes our

3:52:15presentation.

3:52:17>> Thank you, Mr. Harrington. Is there any

3:52:18board comments?

3:52:21>> I just have one question. Sure. Uh for

3:52:24this actually for uh Jeff.

3:52:26>> Um on the front facade where the new um

3:52:30exit is going, is that window to remain

3:52:34because that's going to be now hallway

3:52:35as opposed to that recreation uh area.

3:52:38>> Yeah, we we it it is but we we're going

3:52:41to keep the window.

3:52:43>> Okay. Is it going to be

3:52:44>> We actually although we actually are

3:52:46just going to I think we're going to put

3:52:48the ramp in the recreation area. I don't

3:52:50think it's going to be separated from

3:52:51it.

3:52:52>> Okay.

3:52:52>> Yes.

3:52:53>> Because we we want to get that light

3:52:54into the recck room.

3:52:55>> All right. Very good.

3:52:58>> Thank you. At this time, I'd like to

3:52:59open for the public. Is there anyone

3:53:01from the public?

3:53:02>> There's no one from the public. I'd like

3:53:03to close public portion.

3:53:05>> Second.

3:53:06>> Public is closed.

3:53:09Mat Ben.

3:53:11I'm I'm here on behalf of uh Matt Dilva.

3:53:15Um I consulted with him on on the review

3:53:18of this application. I also reviewed the

3:53:20the application materials um uh before

3:53:23uh coming here today. Um the

3:53:28uh Mr. Silva did prepare a staff memo

3:53:30dated August 18th, 2026

3:53:33um in which he uh lays out the the

3:53:37application and makes several

3:53:38recommendations should the the board

3:53:40make a motion to approve. I'd just like

3:53:43to have the applicant uh if they haven't

3:53:45already um uh put on the record that

3:53:48they would they find the conditions

3:53:52acceptable.

3:53:53>> Yes. Yes, we do.

3:53:55Um staff agrees with the testimony of

3:53:59their applicant. Uh we uh

3:54:02as in addition to their professional

3:54:06planner testimony, staff recommends

3:54:08approval.

3:54:09>> Thank you. I would like to entertain a

3:54:11motion.

3:54:11>> Madam Chair, I move that.

3:54:12>> Sorry. Before I go for the motion, um

3:54:14Mr. Harrington, are you in agreement

3:54:17with the staff conditions?

3:54:19>> Yes, we are. Okay.

3:54:21as amended with the new plans

3:54:25>> as amended to ask for

3:54:27>> madam chair I move that we approve

3:54:29application number the staff application

3:54:32number P2025-0161

3:54:37>> as amended this

3:54:38>> as amended go ahead

3:54:42>> the 929 Jeffrey Lewis floor plans

3:54:45>> the 929 Jeffrey Lewis plan

3:54:49>> with a condition outlined in the staff

3:54:50board.

3:54:52>> Second it.

3:54:57>> Uh, Vice Chair Patel

3:54:59>> I.

3:54:59>> Commissioner Conway

3:55:01>> I.

3:55:01>> Commissioner Stamato

3:55:03>> I.

3:55:03>> Commissioner Capers

3:55:04>> I.

3:55:05>> Commissioner Kaplan.

3:55:06>> Complex site but good work. Thank you. I

3:55:10>> uh Madam Chair Gangadan

3:55:12>> I.

3:55:12>> Motion carries. All in favor?

3:55:14>> Thank you.

3:55:14>> Thank you. Thanks everyone.

3:55:17Um,

3:55:19we will take a five minutes break, but I

3:55:21am very sure we will not be getting to

3:55:25KP2025-0169,

3:55:28which is 506 Summit Avenue.

3:55:31>> Council,

3:55:32>> would you like to carry council?

3:55:34>> Good evening, Madam Chair, council,

3:55:36commissioners. Gerard Pizzill from Gova

3:55:39Burns on behalf of the applicant.

3:55:41>> Just just do that whole thing again.

3:55:43>> Okay. I just said good. It was very

3:55:44stylish doing it on the walk, but please

3:55:47on the mic.

3:55:47>> I didn't want to ignore the question

3:55:48from Madam Chair. So, good evening,

3:55:50Madam Chair, commissioners. Gerard

3:55:52Pizzill from Gova Burns on behalf of the

3:55:54applicant 500 Summit Avenue Owner LLC.

3:55:57Uh we would agree to carry due to the

3:55:59lateness of the hour where we are at in

3:56:01the agenda. Uh with preservation of

3:56:03notice, I did I do have the uh my

3:56:06affidavit on the portal. I do have it

3:56:08with me, council, if you want to take it

3:56:10now or at the next appearance when we

3:56:13call. appearance. We're going to carry

3:56:15it with the preservation of that notice.

3:56:17You're going to take wave the time for

3:56:18the board to act.

3:56:20>> Correct.

3:56:21>> And

3:56:24that's October

3:56:29>> 13 or 27.

3:56:31>> I think it's 27.

3:56:32>> When do we want to carry this?

3:56:38>> 27.

3:56:39That's the next

3:56:41>> uh

3:56:42>> 13th is the next.

3:56:43>> Yeah.

3:56:44>> That full or no?

3:56:47>> Uh it's actually not full.

3:56:49>> No.

3:56:50>> Okay.

3:56:50>> We'll carry to October 13.

3:56:52>> Thank you. Thank you all.

3:56:54>> Thank you.

3:56:54>> Thank you, council.

3:56:56>> We'll take a five minutes break and

3:56:57we'll be back. Right back.

3:57:10>> [snorts]

3:57:18>> I'd like to call the meeting back to

3:57:19order.

3:57:21I'd like to call KP2024-00008

3:57:25preliminary and final major site plan

3:57:27with C variances. [clears throat]

3:57:29Address is 33 Division Street.

3:57:32>> Um, we have a hard stop at 10:30.

3:57:34Understood.

3:57:35>> Okay.

3:57:39>> Uh for the record, Tom Lean from Connell

3:57:42Foley here on behalf of the applicant.

3:57:45This is a notice case. I did post my

3:57:48affidavit of notice on the portal, but I

3:57:50will provide same to council.

3:57:57Thank you, Mr. Lee.

3:58:02Madam Chairman, receive the affidavit of

3:58:04publication proof of mailing with

3:58:05respect to 29-39 Division Street here in

3:58:08the city. Does appear to be the original

3:58:10of the notice that was posted on the

3:58:12portal. I've had the opportunity to

3:58:14review it. Does appear to be in order.

3:58:16Just going to mark it as A1 for purpose

3:58:18of the record.

3:58:19>> Thank you.

3:58:20>> Thank you, council. Uh the application

3:58:23before you tonight is a request for

3:58:25preliminary and final major site plan

3:58:27approval with deviations. Uh the

3:58:29property is located within the Enos

3:58:31Jones redevelopment plan area. It is at

3:58:34the end of 8th Street where A and

3:58:36Division meet, right across from Enos

3:58:38Jones Park. Uh for those of you familiar

3:58:41with the area, that's where the World

3:58:43Boxing Gym is. Uh the proposal this

3:58:46evening is to develop an eight-story

3:58:48building containing uh 115 units, 85

3:58:52parking spaces, and a ground floor

3:58:54retail space. uh we are utilizing a

3:58:57bonus within the redevelopment plan. Uh

3:59:00the bonus is essentially you are allowed

3:59:02additional height and any of the units

3:59:04that are contained with that additional

3:59:06height relate to a monetary payment for

3:59:09the improvement of Enos Jones Park. So

3:59:12we have um I just want to make sure I

3:59:14have the calculation right. We have an

3:59:16additional 48 units at $35,000

3:59:20uh a unit that results in a bonus uh

3:59:22bonus payment of $1.68 68 million to

3:59:26improvements to the Enos Jones Park. Uh

3:59:29we are the designated redeveloper for

3:59:31this property. Um we will if approved

3:59:34that money uh will be uh put in escrow

3:59:37with the redevelopment agency and as

3:59:39improvements are required for the park

3:59:41they will be dealt with through the uh

3:59:43the agency. Uh I do have three witnesses

3:59:46this evening. Uh my first witness is

3:59:48Mike Resnik who is our civil engineer.

4:00:15Do

4:00:15>> you swear affirm the truth, whole truth,

4:00:17and nothing but the truth? So I help you

4:00:18God.

4:00:18>> I do.

4:00:19>> And if you could state and spell your

4:00:20name for the record.

4:00:21>> Michael Risk. R I Z K.

4:00:24>> And Mr. Risk, your qualifications.

4:00:27>> I'm a licensed professional engineer and

4:00:29my license is uh current and in good

4:00:31standing. Madam Chair, we've obviously

4:00:33qualified Mr. Risk in the past. I ask

4:00:35that the board recognize him as a

4:00:37professional engineer.

4:00:38>> Thank you. You're qualified. You may

4:00:40proceed.

4:00:41>> Thank you.

4:00:43>> It's not coming up.

4:01:02There we go. There we go. [cough]

4:01:05Uh, this is the site plan set that was

4:01:07submitted and is on the portal. I'll

4:01:09just give a brief brief uh overview of

4:01:11the site. As Mr. Lean mentioned, it is

4:01:14on the corner of Division Street and 8th

4:01:16Street across the street from uh Enos

4:01:18Jones Park. Uh, you have the turnpike uh

4:01:21right here on the west side of the

4:01:23property.

4:01:25Um I do have an exhibit that I will use

4:01:28for the next

4:01:30>> remark. This is A2. Does it have a date

4:01:32and a title?

4:01:33>> Yes, it is titled landscape plan

4:01:36rendering

4:01:38and it's dated uh 113 2026

4:01:43>> A2.

4:01:46[snorts]

4:01:47So this is just a colorized uh plan of

4:01:50the site plan and the landscape plan

4:01:52showing the uh building the uh proposed

4:01:55sidewalk and uh curb that we're

4:01:57proposing. There are existing trees

4:02:00along the frontage on 8th Street and

4:02:02Division Street that we are uh proposing

4:02:04to keep. And then we are proposing some

4:02:07landscaping along the uh building and

4:02:11along the rear of the property. Um there

4:02:14is one curb cut currently. We are

4:02:16proposing to move it uh still along

4:02:19Division Street so that it can provide

4:02:21access to the parking garage. [snorts]

4:02:26Uh oh, I'm going back to the site plan

4:02:30uh set that was and I'm going to the uh

4:02:33sheet C41 which is the uh grading and

4:02:36drainage plan. So, in terms of storm

4:02:39water, the site is a major development

4:02:41uh per the Jersey City storm water

4:02:43control ordinance. And we are proposing

4:02:45a detention basin here located at the

4:02:48front of the property in underneath the

4:02:49parking garage. There's also a green

4:02:52roof on this site. We're proposing about

4:02:547,300 square ft of green roof. Um, this

4:02:58site is has been designed to meet the

4:03:01city's storm water requirements as well

4:03:03as the state storm water requirements.

4:03:06And um we're just going to go back to

4:03:08the exhibits, a second exhibit that

4:03:10shows

4:03:12uh this this exhibit is titled roof site

4:03:15plan and it's also dated uh 113

4:03:19A3

4:03:20>> and it just gives you an a brief

4:03:24uh overview of the rooftop with all the

4:03:26green space uh the green roof that we're

4:03:28proposing in on the site.

4:03:35Turning to uh sheet C501 of the site

4:03:38plan set. So in terms of utilities, we

4:03:40are proposing new storm water, sanitary,

4:03:43electric, gas, which will all connect

4:03:45within the existing infrastructure on

4:03:47Division Street. Uh we have received a

4:03:49comment letter from MUA and we'll work

4:03:52with them to address those comments.

4:04:07Um, for site lighting, we are proposing

4:04:09uh some building mounted lights along

4:04:12the building on Division Street and on

4:04:158th Street. Um, and it does meet the

4:04:17city's uh lighting requirement, minimum

4:04:19lighting requirements.

4:04:23Uh, and this site is in a flood hazard

4:04:25area and we have uh received D approval

4:04:28for this site already.

4:04:30>> That that concludes my testimony.

4:04:33>> Thank you.

4:04:34>> I [clears throat] just uh have one

4:04:35question. Um the you mentioned that the

4:04:37trees that are on site are existing. Uh

4:04:40we were asked to keep those by the city

4:04:43and forestry. Correct.

4:04:44>> Correct. Yes. So the we coordinated with

4:04:46the Jersey City Forester as well as the

4:04:48community. We had uh community meetings

4:04:50and they requested that we keep the

4:04:52existing mature trees as opposed to

4:04:54removing them and planting new smaller

4:04:57trees.

4:04:58>> R related to that, I also saw that

4:05:00there's plantings in the planting strip.

4:05:03Are those to be maintained by the

4:05:04applicant?

4:05:05>> Yes, those will be maintained by the

4:05:07applicant. They along the building you

4:05:09you're referring to

4:05:10>> along along this the curb line.

4:05:14>> I I believe they will be I mean

4:05:17>> Yes. The the answer is yes. We we will

4:05:19be maintaining the landscape that's on

4:05:21site. Yes.

4:05:21>> Okay. You get a mic over there, Tom.

4:05:25>> Um just want to make sure we're getting

4:05:26everything on them.

4:05:27>> Gotcha. Yep.

4:05:28>> Um could you just go to the real quick?

4:05:31>> Yep.

4:05:31>> Yes. Okay.

4:05:33>> You're talking about

4:05:35>> Yep. the 20CC

4:05:3846 CRC's all that.

4:05:41>> Yes. So that will be maintained by the

4:05:43applicant.

4:05:44>> Thank you.

4:05:44>> U and sorry just one more question. And

4:05:46uh we did meet with the JCMUA prior to

4:05:49us even putting the site plan in correct

4:05:51to discuss some of the improvements that

4:05:52are going into the street. The building

4:05:54across the street has already done some

4:05:56of that work, but in our conversation

4:05:57with the JCMUA, we'll be contributing to

4:06:00the work that's being put in the street.

4:06:01Correct.

4:06:01>> Correct.

4:06:02>> I have nothing further.

4:06:04>> Thank you. Any other board comments?

4:06:07>> Thank you,

4:06:09Mr. Le. Next witness, please.

4:06:10>> Yes. Uh Mr. Vandermark, my architect.

4:06:16>> [clears throat]

4:06:33[cough]

4:06:36>> Lot of wires there, Mr. Vandermark.

4:06:38>> Yeah, I got a bad battery.

4:06:40>> Is that alien wear?

4:06:49Okay.

4:06:50>> Swear affirm testimony. You're about to

4:06:52give be the truth, the whole truth, and

4:06:53nothing but the truth.

4:06:54>> I do.

4:06:54>> State and spell your name for the

4:06:55record.

4:06:56>> Sure. Anthony C. Vandermark Jr. Van and

4:06:59Der M A R K. Principal of MVMK

4:07:02architecture 36014 Street Hoboken, New

4:07:05Jersey.

4:07:06>> Licensed architect in the state of New

4:07:08Jersey in good standing.

4:07:09>> Yes, sir.

4:07:10>> Thank you, Mr. Vandermark. Madam Chair,

4:07:12obviously we've qualified Mr. Vandermark

4:07:14numerous times in the past. I recommend

4:07:16the board accept his qualifications as a

4:07:18licensed architect.

4:07:20>> Thank you. You may proceed, Mr.

4:07:21>> Thank you, councel.

4:07:22>> Uh Mr. Vandermark, before you start, I

4:07:24just want to Mr. Risk mentioned that we

4:07:26did meet with the Enos Jones Community

4:07:27Group. Um as you're going through the

4:07:29presentation, if you could just

4:07:30highlight anything that we uh did in the

4:07:33project in um response to the comments

4:07:35that we got.

4:07:36>> Council, we're going to mark this as A4.

4:07:39We'll mark the whole slide.

4:07:41presentation. Does it have a date, Mr.

4:07:42Vandermark?

4:07:43>> That's correct. Uh the slide

4:07:44presentation uh would be uh 12125.

4:07:48Um 27 slides in total. Um I am prepared

4:07:52to use potentially uh maybe half of

4:07:55those slides uh for this evening's

4:07:57presentation.

4:07:58>> Thank you.

4:07:59>> Um once again, thank you very much for

4:08:01being here and uh we are here to propose

4:08:03an eight-story um 115 unit residential

4:08:06building with 86 parking spaces. as

4:08:09previously uh testified to. Uh top

4:08:12lefthand corner, we have an uh 18,298

4:08:16square foot um completely impervious

4:08:18site. Uh over to the southern portion of

4:08:21the leg of the site, we have the

4:08:23one-story masonry world boxing gym.

4:08:26Directly across the street, we have the

4:08:28eightstory plus amenity uh level

4:08:30Alexander, which is a condominium

4:08:32building. Um uh also as part of previous

4:08:35testimony is that uh we do have a

4:08:38planter strip on the front at the curb

4:08:40line. Um and then we also have a

4:08:42sidewalk and then an additional planter

4:08:43strip up against the sight line.

4:08:46Pre-existing uh 13 trees in total. Um we

4:08:49potentially might be removing one for

4:08:51sliding the curb cut further north on

4:08:53the site. What we're going to be doing

4:08:55is we will replace uh any trees uh that

4:08:57were removed uh as part of the new

4:09:00construction. any of the pre-existing

4:09:02trees. What we're going to do is we are

4:09:03going to provide uh tree surrounds in

4:09:05compliance with the forestry standard uh

4:09:07as part of this application, but the

4:09:09existing three trees are to remain

4:09:14proposed application you have before you

4:09:16um we are requesting three variances

4:09:18that Mr. Bellamy will testify to. We are

4:09:20proposing for a uh an additional two

4:09:23feet for the curb cut. So we uh the the

4:09:27requirement for the Enus Jones uh

4:09:29mid-rise transition zone uh is 14 ft. We

4:09:33are proposing 16. Um we are not

4:09:35proposing setbacks uh at the seventh and

4:09:38eighth floor of 8 ft which is also a

4:09:40variance. And then we are asking for a

4:09:42height variance of an additional 2 ft

4:09:44and that's to accommodate some

4:09:45additional parking and a third layer of

4:09:47stacker parking. Of the 115 residential

4:09:50units, 60 of these units are

4:09:52onebedrooms. 37 of these units are

4:09:54onebedrooms plus den. Seven of these

4:09:56units are two bedrooms. And 11 of these

4:09:58units are two bedrooms plus den. Again,

4:10:01we are proposing 86 parking spaces. We

4:10:04will comply uh with the EV charging

4:10:06station requirement uh as mandated by

4:10:09the state, which I believe is 15. Um we

4:10:13are also uh providing uh storm water uh

4:10:16detention as previously testified to.

4:10:18And again 86 parking spaces, 58 bikes.

4:10:21Um we are over the requirement for

4:10:23parking spaces.

4:10:25One of the hurdles uh that we had to

4:10:26deal with was uh there is an easement um

4:10:29in relation to the turnpike extension.

4:10:32We had to be a certain distance away uh

4:10:34from the turnpike extension and the

4:10:35graphic to the right uh in this slide is

4:10:38the easement line. Um so our building

4:10:41actually had to be set back in off the

4:10:43side property line on 8th Street as you

4:10:44can see in this graphic 8 foot one. Uh

4:10:46so we do comply uh and uh we do have uh

4:10:50approval uh from the turnpike authority

4:10:51on this. So again um building had to be

4:10:54slid in and the footprint is slightly

4:10:56smaller uh than what could potentially

4:10:59uh be an as of right project.

4:11:02Uh again, working our way around the

4:11:04site, um we have a 5-ft planter strip at

4:11:06the curb line, a 5- foot uh sidewalk,

4:11:09and then we have a 5-ft inground planter

4:11:12around the base of the uh both street

4:11:14frontages at the base of the building.

4:11:16Um one of the comments that just came in

4:11:18from um New Jersey, excuse me, Jersey

4:11:21City Engineering is that they want the

4:11:22sidewalk expanded to 6 ft. We will

4:11:25comply with that. We will take the one

4:11:26foot out of the uh building line planter

4:11:29box leaving you four feet which is still

4:11:32way more than enough to uh plant the

4:11:33bushes as being proposed. Um if you work

4:11:36your way into the interior we have uh

4:11:39again 86 uh parking spaces in the form

4:11:41of mechanical. This will be a uh valet

4:11:44system so nobody will be parking their

4:11:46own cars. Um we have the uh 16t wide

4:11:49curb cut coming in off of division. Um

4:11:51we have um a warning indicator light uh

4:11:54in the sidewalk of an LED type and then

4:11:57we also have a audible strobe uh at eye

4:12:00level uh for pedestrian safety. We have

4:12:03uh uh excuse me we have permeable pavers

4:12:06at the entry points at the main lobby at

4:12:09the trash removal location at the retail

4:12:12entry uh and at the transformer location

4:12:14on 8 street. Top lefthand corner is 58

4:12:17bikes. So we have a complete bicycle

4:12:19storage room. We have an elevated

4:12:21sprinkler pump uh space which is above

4:12:23the flood plane. I know one of this this

4:12:25was one of the questions in the previous

4:12:26application that's accessed from the mid

4:12:29landing uh of that uh stairwell number

4:12:31two u centralized lobby accessed from

4:12:34division street uh and also with the

4:12:37fire command center uh the trash

4:12:40compactor and trash removal. Uh we have

4:12:43two access points. One that goes

4:12:44directly out to the street here. Um and

4:12:46they'll also um if the management

4:12:48company chooses to do so, uh they can

4:12:50load and unload within the drive uh of

4:12:53the proposed parking area.

4:12:57Uh three-dimensional uh perspective of

4:12:59the corner retail space. Um just getting

4:13:01into the building elevation design. This

4:13:03building is an all aluminum composite

4:13:06material uh bow and white uh with a

4:13:08terracotta color uh window liner. Uh the

4:13:11windows themselves are a charcoal gray

4:13:13as you can see here in this graphic.

4:13:17Uh we have a small mechanical area. We

4:13:20have switch gear um and the electrical

4:13:22meters elevated out of the flood plane

4:13:24uh above the transformer space. Small

4:13:27storage area for building management.

4:13:29And we have an elevated lobby uh that's

4:13:31lifted out of the flood plane uh which

4:13:33is a requirement by NJD.

4:13:37uh second floor uh third, fourth, fifth,

4:13:41sixth, seventh, and eighth uh

4:13:42residential units. I highlight the

4:13:44second floor is uh we do have uh a 10-ft

4:13:47uh interior courtyard terrace space with

4:13:511,412 ft of extended green roof on the

4:13:54outside of that terrace space. There

4:13:56will be privacy screens in between the

4:13:58terrace space, but as you can see here,

4:13:59we have seven onebs, uh six onebedroom

4:14:02plus den, uh one two and two bedrooms

4:14:06plus den. So blue, red, yellow and

4:14:09orange indicate the unit types centrally

4:14:11located two elevators with a trash room

4:14:14with a trash shoot. Um the recycling uh

4:14:16is uh stored on that level. Building

4:14:20maintenance will be taking it down to

4:14:21the garage and then ultimately uh being

4:14:24recycled.

4:14:25Uh graphic to the right. Um just for the

4:14:28note at floors seventh and 8 again we

4:14:30are requiring a variance relief for an

4:14:318ft setback which is part of the

4:14:33redevelopment plan. that area gained by

4:14:36moving the building line out. Uh those

4:14:38additional two floors at that 8 ft has

4:14:41been deducted from the floor plan at

4:14:42floors 2 through 8 on the interior side

4:14:45of the court uh excuse me courtyard. So

4:14:47the uh so there is actually a deduction

4:14:49of 541 square ft of floor area. We are

4:14:53not asking for any additional uh floor

4:14:55area as part of the setback relief.

4:14:58The floors are standard uh uh in unit

4:15:01type. They they range from you know 16

4:15:03units 17 units and then the upper uh

4:15:06most floors we have again 16 and then

4:15:09ultimately 15 um 48 in total as part of

4:15:12the bonus area as Mr. Lean had

4:15:14previously testified to is that uh this

4:15:16is a contribution of $1,680,000

4:15:19to the Enus Jones Park uh for those

4:15:21additional three floors and of those 48

4:15:24units. the roof plan. Uh we are

4:15:27proposing a 2,150 foot amenity space um

4:15:31with uh again uh outdoor uh green area

4:15:34of 2,67

4:15:36ft of extensive green roof. Um my text

4:15:39to the bottom lefthand corner in this

4:15:40graphic is that we are proposing 5,629

4:15:44square ft of extensive green roof which

4:15:46is the equivalent of 28 uh% of the lot

4:15:49area. We do have some uh outdoor amenity

4:15:51space on the roof as well. centrally

4:15:53located uh screened in uh mechanical

4:15:56area in between the bulkheads uh and the

4:15:58amenity space.

4:16:00Building exterior uh we are in the AE

4:16:02flood plane. So the building had to be

4:16:04elevated uh approximately 6'6 uh above

4:16:07the sidewalk. Um the first floor uh

4:16:10excuse me sidewalk level to the first

4:16:12floor. Uh we have 24'2 in and each floor

4:16:16is 10'4 floor to floor. uh uh the

4:16:20principal roof line or the height of the

4:16:22principal roof line at eight stories is

4:16:2490 feet. So that's 88 which is permitted

4:16:26plus the two uh additional as far as the

4:16:28uh variance uh request. We have an

4:16:31additional 10-ft high uh amenity space

4:16:33and then we have elevator overrun for an

4:16:35additional 7 ft on top of that 10 making

4:16:37it 17 ft tall. Again the amenity space

4:16:40and all the uh bulkhead uh material will

4:16:43be aluminum composite material. There

4:16:45will not be any ephas as part of this

4:16:47application.

4:16:49uh dusk rendering once again of the

4:16:51proposed project. As you can see at the

4:16:53street level, the pedestrian line uh we

4:16:55have uh canopy awnings uh at the

4:16:58residential entry point as well as the

4:17:00corner retail space. Um this is uh

4:17:03projecting in cantal even they didn't

4:17:04touch the ground

4:17:07again uh 8 street elevation

4:17:12interior courtyard elevations again

4:17:14staggered window pattern ACM composite

4:17:16material

4:17:18and we feel because of the building's

4:17:19location uh we'll have minimum uh shadow

4:17:22impact uh we have you know rising in the

4:17:25east uh to the south we have shadows

4:17:27being cast towards underneath the

4:17:30turnpike extension mention we have a

4:17:32large right away and then you hit the

4:17:34park. So there's zero impact and other

4:17:36than more or less midday uh summertime

4:17:38uh when you might have potentially um

4:17:41you know baseball games or sporting

4:17:42events uh that that shadow will be

4:17:44directly overhead but again minimal

4:17:47impact. Maybe later in the day there

4:17:49might be uh some shadow cast at the base

4:17:51of the exa Alexander but this concludes

4:17:53my presentation. I I think we have a

4:17:55very good application here tonight.

4:17:58>> Thank you Mr. Fandmark.

4:17:59>> Thank you. Any board comments?

4:18:01>> Uh yeah, I have one comment.

4:18:04>> Um you mentioned the stagable parking in

4:18:07lie of an emergency. Is there any type

4:18:09of backup system so that the cars would

4:18:11be able to still be retrieved?

4:18:13>> Yes, very good question. Uh uh uh all

4:18:16the uh breakers that will uh be attached

4:18:18to this mechanical parking system uh

4:18:21will be uh connected to the generator.

4:18:23It'll be located on the roof. In the

4:18:25event uh that the power does go out,

4:18:27generator will kick in and you will have

4:18:28access to remove your car uh in the

4:18:30event that you need it.

4:18:32>> Awesome. Thank you.

4:18:33>> Absolutely.

4:18:34>> Mr. Vandermark, I just want to highlight

4:18:36it. Yes.

4:18:36>> When we met with the community, we made

4:18:38a few changes. I just if you wouldn't

4:18:39mind just running through what

4:18:41originally we had proposed and the

4:18:43comments we received and how we

4:18:44addressed them.

4:18:44>> Yes. Um uh uh one of the comments was uh

4:18:48the original curbcut uh proposal was

4:18:50actually on the deadend portion of 8

4:18:52street uh where my cursor is located

4:18:54here. Um uh the neighborhood or the

4:18:57community uh you know does like to hold

4:19:00sporting events and they do uh

4:19:02potentially use that part of the street

4:19:04for uh certain activities uh you know

4:19:06parking uh and staging events and so

4:19:09forth. So they did not want the conflict

4:19:11between these events uh uh and

4:19:13ultimately uh the parking spill over to

4:19:15be in conflict uh you know with this

4:19:17garage door and the ingress egress of

4:19:19the garage. Therefore they requested us

4:19:21to move it to division street. Um so uh

4:19:24uh to be uh obviously good neighbors and

4:19:27uh by the request what we did was we

4:19:29actually moved the curb cut and that

4:19:31garage entry point the furthest away

4:19:32from the intersection as we possibly

4:19:35could uh as part of this property. As

4:19:37you can see it's uh located here. um

4:19:39twoft uh variance relief just to give

4:19:41you a little bit more room uh to get in

4:19:43and out of this garage. Again, from 14

4:19:45to 16, we don't think this is a large

4:19:48variance request. Um we originally had a

4:19:51corner amenity space as part of this

4:19:52application. Uh they requested uh a

4:19:55retail space that could potentially

4:19:57service uh uh the park. Uh we complied

4:20:00and we gave them a 762 foot retail space

4:20:03at the corner. They did want some

4:20:06additional parking. uh the application

4:20:08that was presented to them originally

4:20:10was compliant at 58 parking spaces. They

4:20:13requested actually more parking as part

4:20:15of this application. So we we did go to

4:20:18the extra level of mechanical parking

4:20:20thus providing 86 uh parking spaces.

4:20:24That is uh part and parcel why we did

4:20:26trigger uh the additional twoft request

4:20:28to elevate the first floor to get that

4:20:30additional level of parking as per the

4:20:32neighborhood's request for more parking.

4:20:34>> Thank you. Okay, here I have a question.

4:20:37>> As far as the garbage uh collection is

4:20:39concerned, that's this is going to be

4:20:40done privately for the private

4:20:42residential and the commercial areas.

4:20:45Correct.

4:20:45>> Yes, sir.

4:20:46>> All right. Great.

4:20:47>> Andy,

4:20:48>> um are there any affordable units

4:20:51proposed?

4:20:52>> Uh there are not. um in this

4:20:54redevelopment plan uh and as part of

4:20:56this application is not required and

4:20:57again we are not asking for any

4:21:00additional square footage uh or units

4:21:02that's not in compliance with the

4:21:03redevelopment plan.

4:21:05>> Okay.

4:21:05>> Yeah. I I would just put on the you know

4:21:07this this redevelopment plan was really

4:21:09designed with that community and what

4:21:11they had asked at that time was for

4:21:14money to be set aside for improvements

4:21:16to the park. So that's that's the

4:21:18tradeoff here and that's what drove the

4:21:20bonus.

4:21:21>> Okay, makes sense. Thank you. Um,

4:21:24referencing I guess the transportation

4:21:26memo. Um, would they mention for

4:21:29pedestrian safety providing a curb

4:21:30extension on the southwest corner of Aan

4:21:32Division? Is that something that you're

4:21:35>> We will certainly comply with that and

4:21:36provide.

4:21:37>> Awesome. And they also reference um to

4:21:40ensure a minimum sixoot sidewalk width.

4:21:42Um, is that

4:21:43>> Yeah, as as I testified to earlier, we

4:21:45will absolutely do that. and the

4:21:46deduction will come from the uh building

4:21:49baseline planter box as opposed to the

4:21:51matching uh planter strip along the curb

4:21:53line.

4:21:54>> Thank you.

4:21:55>> Sure.

4:21:55>> Um and then I also saw on the portal was

4:21:56a letter from the turnpike authority. Um

4:21:59are you in compliance with I guess what

4:22:02they believe is their easement that

4:22:03covers some of the sidewalk proposed on

4:22:05your property?

4:22:06>> Yeah, correct. Yes, we are. We are

4:22:08compliant

4:22:09>> and that's agreed to and resolved

4:22:11between the turnpike and the applicant.

4:22:12>> Correct. Yes.

4:22:13>> Awesome. Thank you. And then um one last

4:22:16question, this is from the staff memo

4:22:18kind of where they list the variances.

4:22:20Um one of them which may be applicable

4:22:23for for the architect. Um the

4:22:25requirement is the building shall

4:22:26emulate surroundings and the staff memo

4:22:29references the proposed is an aesthetic

4:22:30anomaly. I don't know if you can provide

4:22:32the testimony to that for the record.

4:22:34>> Yeah. Yeah. And and and um you know our

4:22:36firm has been fortunate enough to work

4:22:37here in Jersey City for what is really

4:22:4025 years now. And um you know we believe

4:22:43that buildings uh uh when we design

4:22:45buildings should be uh a building

4:22:46designed of this time and uh because of

4:22:49the location of this structure um being

4:22:52uh an outlier uh in this particular

4:22:54neighborhood and it's in the

4:22:55redevelopment plan not the historic zone

4:22:58um uh in addition we do now have the

4:23:00Alexander uh directly across the street.

4:23:02I'm not saying that uh you know uh this

4:23:05is the reason every application has to

4:23:07stand within its own merits but uh you

4:23:09know we think we do have a a nice

4:23:11contemporary design and a very good

4:23:13addition to this neighborhood.

4:23:15>> Thank you.

4:23:16>> Thank you.

4:23:17>> Thank you.

4:23:19>> Uh my [clears throat]

4:23:20last

4:23:22uh witness is Sam Bellamy who is our

4:23:24planner

4:23:28>> swear from testimony about to give you

4:23:29the truth the whole truth and nothing

4:23:30but the truth. Yes, I do.

4:23:33>> State and spell your name, Mr. Bellamy.

4:23:34>> Samuel Bellamy. Last name B E L L A M Y.

4:23:38And I am a licensed professional planner

4:23:39in the state of New Jersey. That license

4:23:40current and good standing.

4:23:42>> Madam Chair, obviously we're very

4:23:44familiar with Mr. Bellamy. The board

4:23:46should [clears throat] accept him as a

4:23:47expert in the field of planning.

4:23:49>> Thank you. You may proceed, Mr. Bellamy.

4:23:51>> Thank you. And I think M Mr. Vandermark

4:23:53really did a good job of covering the

4:23:54the variance relief. So I'll I'll just

4:23:56be brief and summarize it. Uh we are in

4:23:58the Enos Enos Jones redevelopment plan

4:24:00zone two there's three uh bulk variances

4:24:03deviations one building height we're at

4:24:0690 feet above DFE where 88 ft above DF

4:24:09is permitted uh the minimum step back

4:24:12above the sixth floor 0 feet proposed

4:24:14where 8 ft's required maximum curb cut

4:24:17width 16 ft proposed where 14 ft's

4:24:19permitted and then the one building

4:24:21design waiver um for the inconsistent um

4:24:24building typology I think Mr. Vanderm

4:24:26Mark just covered in his testimony. Also

4:24:28add I think the contemporary design of

4:24:30the building kind of blends into some of

4:24:32the the bulk variance relief and

4:24:34mitigates the impacts of the additional

4:24:36height and also the step back above the

4:24:38sixth floor. I think that the varying

4:24:40window sizes and the staggered layout I

4:24:43think kind of presents as a building

4:24:45that you know may not see the standard

4:24:47eight stories and that step back. So I

4:24:49think from a visual perspective it's

4:24:51mitigated through that building design.

4:24:53Um the building height really is related

4:24:55to the uh stacking system for the

4:24:57parking spaces provided in the ground

4:24:59floor and that was at a request of the

4:25:01community to provide the additional

4:25:03parking spaces beyond what's required.

4:25:05Um and then finally the the curb cut

4:25:07width. I think the additional 2 ft

4:25:09allows for better access into the garage

4:25:11and reduces any conflict of vehicles

4:25:13going in and out. So overall I think all

4:25:15these deviations can be granted where

4:25:17the benefits would outweigh the

4:25:18detriments. I don't see a substantial

4:25:20detriment to the general welfare here. I

4:25:22think the building overall is consistent

4:25:24with the redevelopment plan and where we

4:25:27don't provide the step back above the

4:25:28sixth floor in the front. I think we're

4:25:30providing additional space in the rear

4:25:32uh providing for adequate light air and

4:25:33open space. Um overall, I think this

4:25:36project's consistent with the

4:25:36redevelopment plan. So I don't see a

4:25:38substantial impairment to the zone plan

4:25:40or zoning ordinance here. And then

4:25:42finally, I do think this project

4:25:44promotes the purposes of the municipal

4:25:45land use law. It's a permitted use. Um,

4:25:48and we're also adding the additional

4:25:49retail space at the ground floor. Again,

4:25:51uh, at the request of the community, so

4:25:53it is an appropriate use and development

4:25:55of the site. We're at a density that's

4:25:57consistent with the surrounding area.

4:25:59And as I testified to, I think we are

4:26:00providing adequate light, air, and open

4:26:02space consistent with purpose C. Um, so

4:26:05with that, I think this project does

4:26:06meet the positive and negative criteria.

4:26:08Again, I think Mr. Vandermark really

4:26:09covered the the proofs in his testimony

4:26:11and I agree with it. Um, but I'd be

4:26:13happy expand on anything or answer any

4:26:15questions the board might have. Thank

4:26:17you, Mr. Bellamy. Any board comments?

4:26:21>> Thank you.

4:26:22>> Thank you,

4:26:24>> Mr. Lee.

4:26:25>> Yeah, I'll just put on the record that I

4:26:26am in receipt of a memo from planning

4:26:28dated today, September 29th, 2026. I've

4:26:31reviewed the conditions therein and they

4:26:33are acceptable to uh my client.

4:26:35>> Thank you. At this time, I'd like to

4:26:36open for public. Is there anyone from

4:26:38the public?

4:26:41>> Please come forward, sir.

4:26:53Hi, I'm uh Robin Chu. I'm the owner of

4:26:56396 7th Street, which borders the south

4:27:00side of this property. So, seventh the

4:27:03entrance is on Division Street. The um

4:27:06>> All right. Square you in, sir.

4:27:08>> Okay. Oh,

4:27:09>> I am swear affirmed testimony about to

4:27:11give be the truth, the whole truth, and

4:27:12nothing but the truth. Yes.

4:27:14>> And could you state and spell your name?

4:27:16>> Uh, first name Robin, last name Chu T E

4:27:21W.

4:27:22>> And your address, sir?

4:27:24>> Uh, 396 7th Street. Thank you.

4:27:27>> Robin, you have three minutes.

4:27:29>> Uh, yeah, we we border the the south

4:27:32side of the property like on 7th Street.

4:27:35>> You speak into the mic.

4:27:36>> I guess it's on the the um the side of

4:27:39the property because the front is on

4:27:40Division Street. So our our main request

4:27:42is that during um construction we have a

4:27:46a f because our backyard

4:27:49backs right onto the property. So when

4:27:50they demolish the boxing gym um it's

4:27:53going to be completely open and uh we we

4:27:56unfortunately have experience with the

4:27:58building on the other side of us was

4:28:00developed sort of eight years ago and uh

4:28:03they built they put a chain link fence

4:28:05there during construction and we had

4:28:07graffiti and all kinds of problems. So

4:28:09we would request a on the south side of

4:28:12the property of their property bordering

4:28:15our property that they put a a high

4:28:18wooden or or substantial fence during

4:28:21construction.

4:28:22>> How high?

4:28:23>> Sure.

4:28:24>> Well, the fence on the other side is

4:28:26like 9 ft. So I guess it would match

4:28:28that 9 foot fence.

4:28:31>> I I can't see that's a problem. We're

4:28:33going to have to do the normal site

4:28:35safety uh plans that we would for any

4:28:37projects that will be submitted to um to

4:28:40uh the building department. Uh I can

4:28:42take your information. The uh the

4:28:44property owner uh is is a local

4:28:46businessman right in the area here. I'm

4:28:48glad I'm sure he'd be glad to even meet

4:28:50and talk with you about what will be

4:28:51done with the property. So that's

4:28:53something we can we can definitely agree

4:28:54to and we'll keep in touch.

4:28:56>> Okay.

4:28:58>> Okay. Uh I guess the only the other

4:29:00comment was on the the the architect was

4:29:03talking about the shade. I mean our

4:29:05property is a twostory building. Uh and

4:29:08there's going to be a lot of shade

4:29:10there. Um so there is there is a shade

4:29:13impact on the south side. Um the uh

4:29:21you talked about there were there were

4:29:22some balconies or or patios on the south

4:29:25side of the building. So, I don't know

4:29:27which which floor would they be on,

4:29:30>> like how high up would the patios be?

4:29:33>> Uh, those patios are going to be at

4:29:35floor two. Um, and they're approximately

4:29:3722 feet uh above the sidewalk level, but

4:29:40there will be privacy screens on both

4:29:42sides and uh at the front of those

4:29:44balconies. So, that they will not be

4:29:45able to look directly down into your

4:29:47yard. And there's also a substantial

4:29:49extensive green buffer zone in between

4:29:52those balconies uh and the uh rear yard

4:29:55of the properties to the south.

4:29:58>> Okay.

4:29:59>> Thank you.

4:30:01>> All right.

4:30:02>> Thank you.

4:30:02>> Thank you. Thank you.

4:30:03>> The fence is the main thing.

4:30:05>> Is there anyone else from the public?

4:30:08>> There's no one from the public. Madam

4:30:10Chair, I'd like to close public motion.

4:30:12>> Second.

4:30:12>> Second.

4:30:13>> Public is closed.

4:30:15Mat or Ben? I am uh filling in for

4:30:17Cameron today. Um Cameron provided a a

4:30:21memo dated 929 2026.

4:30:25Uh the applicants council put on the

4:30:27record that they will comply with the

4:30:30conditions therein. Um I just wanted to

4:30:33um get a little more um on one of the

4:30:37conditions and them meeting it. One of

4:30:40them says that you're going to uh the

4:30:41applicant must uh execute an RDA with

4:30:44the JCA prior to construction. I presume

4:30:47that that you understand that to mean

4:30:49before signature plans are released um

4:30:52to you guys or or is it before permits

4:30:55are applied for?

4:30:57>> My understanding generally when we have

4:30:59that condition it's before permits are

4:31:02applied for. Okay.

4:31:03>> Just because a lot of the times

4:31:04>> when you have a lender involved they

4:31:06they do want to sometimes review those

4:31:08plans. So I I I'm hoping we could keep

4:31:11it at before permit are applied for.

4:31:14>> All right. So the my only issue is I not

4:31:18the plan doesn't have a payment schedule

4:31:21for the contribution that's presumed to

4:31:23an RDA. Um

4:31:25>> um and I I

4:31:26>> that is to be done before permits.

4:31:30>> That's well just give me one second. I

4:31:33want to talk about

4:31:40>> it's not

4:31:41>> it's not

4:31:45>> it says pursuance already

4:31:47>> um Mr. Ward I I was reminded by Mr.

4:31:50Harrington, there is a schedule in the

4:31:51redevelopment plan, I believe. I believe

4:31:53there's one payment prior to permits and

4:31:55one payment prior to CO.

4:31:57>> Okay. We'd like to add that as a

4:31:58condition as well.

4:31:59>> That's fine.

4:32:00>> Okay. Yeah, let's put that payment

4:32:02schedule in as a condition and spell out

4:32:04the contribution amounts uh in your

4:32:06resolution.

4:32:08>> Um with that, um I'd like to just say

4:32:11that staff finds the testimony put on

4:32:13the record satisfactory. We agree with

4:32:15the proofs they put on the record. Um

4:32:18the application

4:32:19uh did a good job of meeting with uh

4:32:22community feedback and addressing some

4:32:24of the comments from our review agents

4:32:26um as well as those put on the record

4:32:28here tonight like with regards to the

4:32:30bumpout. Um

4:32:33staff uh recommends approval with

4:32:35conditions.

4:32:36>> Thank you,

4:32:37>> Madam Chair. Matt, is the bumpout a

4:32:39condition as well?

4:32:40>> Uh that's incorporated into the review

4:32:42agent comment. That's one of the

4:32:44conditions in there. So yeah, we'll look

4:32:46to see that incorporated in revision uh

4:32:50Brazil compliance plans.

4:32:52>> Okay,

4:32:53>> I'd like to entertain a motion.

4:32:55>> Madam chair, I move that we approve

4:32:57application number P2024-00008

4:33:01with a condition outlined in a staff

4:33:03report.

4:33:04>> Second it.

4:33:06>> Vice Chair Patel

4:33:07>> I.

4:33:08>> Commissioner Conway

4:33:09>> I.

4:33:10>> Commissioner Stamato

4:33:11>> I.

4:33:12>> Commissioner Capers

4:33:13>> I.

4:33:13>> Commissioner Kaplan

4:33:14>> I. and madam chair congaden

4:33:16>> I

4:33:16>> motion carries all in favor

4:33:18>> thank you so much everyone have a good

4:33:19>> thank you at this time I'd like to move

4:33:22on to resolutions

4:33:23>> thank you madam chair madam chair we

4:33:25have 13 resolutions here this evening

4:33:28first resolution is a resolution of the

4:33:29city of Jersey city planning board case

4:33:31number P2025-0266

4:33:34the applicant just salads 99 Hudson

4:33:37Street LLC address is 99 Hudson Street

4:33:40Jersey City New Jersey block 14507

4:33:43lot one decided on April 11th,

4:33:46memorialized this evening.

4:33:49Second resolution is city of Jersey City

4:33:50Pling board in the matter of 206 OEN

4:33:53Avenue LLC application number

4:33:55P2026-000049

4:33:58decided August 25th memorialized this

4:34:01evening for minor site plan approval

4:34:02along with bulk variances. Third

4:34:05resolution is a resolution of the city

4:34:06of Jersey City Planning Board case

4:34:08number P2025-0172.

4:34:12The applicant is Amaja Ali, address 219

4:34:15Freeman Avenue, Jersey City, New Jersey.

4:34:17It's block 14601, lot 7.01, decided on

4:34:21Tuesday, August 25th, 2026. Memorialized

4:34:24this evening. Minor site plan approval.

4:34:27Fourth resolution is a resolution of the

4:34:29planning board of Jersey City P2025-0246

4:34:34premises 250-254

4:34:36Fairmont Avenue

4:34:39Jersey City, New Jersey block 15003, lot

4:34:4220 preliminary final major site plan

4:34:44with C variances

4:34:46decided August 25th memorialized this

4:34:49evening.

4:34:51Fifth resolution of the city of Jersey

4:34:53City plane board in the matter of 252

4:34:55Monttoello Avenue LLC. Case number

4:34:59P200073.

4:35:02The applicant is 252 Monaceel LLC.

4:35:05It was memorialized this evening,

4:35:08September 29th, 2026.

4:35:13Six resolution is a resolution city of

4:35:15Jersey plane board in the matter of 1723

4:35:17and 1721 Kennedy Boulevard. It's

4:35:19application number P2025-0253

4:35:24was decided on September 8th and

4:35:26memorialized this evening. It was an

4:35:28application for preliminary and final

4:35:29major site plan approval with bulk

4:35:32variances and DW design waiverss.

4:35:36Seventh resolution is a resolution of

4:35:38the planning board of city, Jersey City,

4:35:39case number P2025-0186,

4:35:44130 Central Avenue, Jersey City, New

4:35:46Jersey, block 4902, lot one, preliminary

4:35:49and final major site plan application

4:35:52decided August 25th, memorialized this

4:35:54evening. Resolution of the planning

4:35:56board of the city, Jersey City, 248

4:35:59Erie, Owner LLC.

4:36:01Final major site plan approval with

4:36:03deviations for 248 Erie Street and

4:36:05209-215

4:36:0715th Street, Jersey City, block 7105,

4:36:10lots two and three, case number

4:36:12P2025-0235.

4:36:17Ninth resolution is the resolution of

4:36:18the planning board of city, Jersey City.

4:36:20The applicant was 95 Webster JC LLC. was

4:36:24for minor site plan approval 197 Webster

4:36:26Avenue here in the city block 2904 lot

4:36:2918 case number P2025-0239

4:36:3410th resolution resolution of the

4:36:36planning board of Jersey City Ogden and

4:36:38Z and Brinsky LLC minor site plan

4:36:41approval 199 Webster Avenue Jersey City

4:36:44block 2904 lot 17 case number P2025-0240

4:36:5111th resolution is a resolution for

4:36:53Culver Holdings LP for a one-year

4:36:55extension for preliminary and final

4:36:57major site plan 212 to 230 Culver Avenue

4:37:01block 2171 lots 18 and 19.01. It's case

4:37:05number P2026-04.

4:37:1112th resolution is a resolution of the

4:37:12planning board of Jersey City. Case

4:37:15number P2024-099.

4:37:18The applicant is the Community

4:37:19Development LLC, 565 Communal Avenue,

4:37:22block 18603,

4:37:25lot 17.01, decided April 25th,

4:37:28memorialized this evening for

4:37:30preliminary and final major site plan

4:37:31with C variances. Final resolution is a

4:37:34resolution of the plan board of city,

4:37:35Jersey City, recommending the Hudson

4:37:37County Plaza study area as a

4:37:39non-combination area in need of

4:37:40redevelopment.

4:37:42Can I

4:37:43>> have a second? Second. Roll call.

4:37:45Second.

4:37:48>> Uh, Vice Chair Patel,

4:37:49>> I.

4:37:50>> Commissioner Conway,

4:37:51>> I.

4:37:51>> Commissioner Stamato,

4:37:53>> I.

4:37:53>> Commissioner Capers,

4:37:54>> I.

4:37:54>> Commissioner Kaplan,

4:37:55>> I.

4:37:56>> And Madam Chair Congadan,

4:37:57>> I.

4:37:57>> Motion carries. All in favor?

4:38:02Second. Second. Second.

4:38:05Start it.