Recap Council Mtg. Wed., Nov.12, 2025: Regular Mtg. of Jersey City Municipal Council

Click here for the November 12, 2025 Council Agenda

Next Caucus Meeting: Monday, November 24, 4 PM Next Council Meeting: Wednesday, November 26, 6 PM

Council meeting began at 6:01 PM and adjourned at 12:10 AM. All Councilpersons present; Councilperson Rivera departed early.

PLEASE NOTE: Agenda Item 3.7 - Ordinance 25-125 is an Ordinance amending and supplementing Chapter 260 – (Rent Control) to address institutional ownership of units not currently subject to rent control.

The introduction of 25-125 (8-1, Boggiano) replaces the problematic ordinance 25-107, which was procedurally defeated at last night's Council meeting.

Please see details below regarding the extension of rent control to extend to the ownership of 5 or more units.

FIRST READING

Agenda Item 3.1 - Ordinance 25-119

INTRODUCED 9-0 November 12

A Bond Ordinance providing for various Capital Improvements by and in the City of Jersey City, in the County of Hudson, State of New Jersey; reappropriating $58,393,447.96 in excess Bond or Note proceeds from various Bond Ordinances, not needed for their original purpose, to finance the cost thereof.

Agenda Item 3.2 - Ordinance 25-120

INTRODUCED 8-1 (Solomon) November 12

An Franchise Ordinance granting permission to 201 Newark Ave Property LLC, its successors and assigns, to construct private improvements within the sidewalk area of the Jersey Avenue public right-of-way, adjacent to Lot 5, Block 12702, on the Official Tax Assessment Map of the City of Jersey City.

Agenda Item 3.3 - Ordinance 25-121

INTRODUCED 9-0 November 12

An Ordinance amending Chapter 3, Article X of the Jersey City Municipal Code.

Amendments to the Division of City Planning and Zoning include:

The Director of Housing, Economic Development and Commerce shall also act as Chief Planning and Zoning Officer of the City as long as the person assigned to this role is in possession of a New Jersey Professional Planning license.

Serve as consultant to the Planning Board, as long as the person assigned to this role is in possession of a New Jersey Professional Planning license.

Coordinate special planning studies to be made by the Urban Research and Design Division Division of City Planning or contractors, as authorized by the Municipal Council.

Assist in the review requests for variances made to the Board of Adjustment and provide that body and the Municipal Council with recommendations to the Zoning Board of Adjustment and Planning

Board, as long as the person assigned to this role is in possession of a New Jersey Professional Planning license.

E. Division of City Planning.(1) Urban Research and Design.(2) Planning Board.(3) Zoning Board.(4) Historic Preservation Commission. Division of the Zoning Officer.(1) Historic Preservation Commission Division of City Planning

Creation of the Division of City Planning; Director of City Planning in charge. Under the direction and supervision of the Director of Housing, Economic Development and Commerce, the Division of City Planning is established, the head of which shall be the Director of City Planning. The person serving in this role shall be in possession of a New Jersey Professional Planning license.

Division of City Planning; functions. The function of the Division of City Planning is to assist the Director of Housing, Economic Development and Commerce in carrying out his or her duties as Chief Planning Officer for the City. This will include research, data collection, preparation of policy analysis, grants research, grants applications, urban design, neighborhood planning and such other assignments within the discretion of the Director of Housing, Economic Development and Commerce. functioning as the Chief Planning Officer. This will also include the oversight of the administration of the Planning and Zoning Boards. Division of the Zoning Officer A. Creation of the Division of Zoning; Director of Zoning in charge. Under the direction and supervision of the Director of Housing, Economic Development and Commerce, the Division of Zoning is established, the head of which shall be the Director of Zoning. The person serving in this role will be the Zoning Officer and shall be in possession of a New Jersey Professional Planning license. B. Division of Zoning; functions. The function of the Division of Zoning is to enforce all local Zoning and State Statutes applicable to the Municipal Land Use Law. This includes the administration of the Historic Preservation Commission and direct supervision of the Historic Preservation Officer. The Historic Preservation Officer shall assist the Division of Zoning Director in their role as the Zoning Officer for applications that are enforced by Historic Preservation laws enabled by the Municipal Land Use Law.

Agenda Item 3.4 - Ordinance 25-122

INTRODUCED 9-0 November 12

An Ordinance supplementing Chapter 254 (Property Maintenance) Article IX (Maintenance and Responsibilities of Owners and Managers) amending Section 254-45 (General Safety and Sanitation) to align facade inspection standards with best practices.

The ordinance is being amended to updated and align building façade inspection standards with best practices standards and local law.

A façade inspection shall be conducted every five ten years by a licensed architect or engineer. However, a new building shall be exempt from an initial examination until the eighth year following the erection or installation of any exterior wall or appurtenances as evidenced by the issuance date of a temporary or final certificate of occupancy. This inspection must include, but is not limited to, inspection of all exterior walls and appurtenances. This inspection shall be in addition to any other building inspections required by law.

The initial inspection shall be completed by December 31, 2023. Thereafter, a façade inspection must be conducted every five tenyears.

Agenda Item 3.5 - Ordinance 25-123

INTRODUCED 9-0 November 12

An Ordinance of the Jersey City Municipal Council amending the Jersey City Land Development Ordinance, Chapter 345 Article I Section 6 Definitions, Chapter 345 Article V Section 62 Residential Design Standards, and Chapter 345 Article V Section 63 Non-Residential Design Standards.

At the September 23, 2025 Meeting of the Planning Board, the Board reviewed and commented on the proposed ordinance listed above. The purpose of the Amendments is to establish bird friendly design standards.

BIRD FRIENDLY MATERIAL – A material that has or has been treated to have a Threat Factor less than or equal to 25 in accordance with American Bird Conservancy or complies with American Bird Conservancy’s Prescriptive Rating Criteria; a material with exterior surface obstructed and effectively covered by building-integrated structures that do not have gaps larger than 12” in any dimension, including non-glass double-skin facades, metal screens, fixed solar shading, exterior insect or solar screens; or a material deemed bird friendly in accordance with a relevant standard BIRD HAZARD INSTALLATIONS – Structures that pose significant collision risks to birds such as awnings, railings, noise barriers, and wind barriers; and building features that pose significant collision risks to birds such as skyways or skywalks, pedestrian bridges, all floors of building connectors, atriums, outside corners where a bird can see in one side of the building and out the other within 30 feet of the corner, all interior corners within 30 feet of the corner, glazing adjacent to courtyards, and any portion of a building façade adjacent to a green roof or landscape element up to 24 feet above the surface of the green roof

THREAT FACTOR - The relative threat level to birds posed by various materials and design details as determined by American Bird Conservancy. The Threat Factor quantified as a number between one and 100 that indicates the relative effectiveness of materials or assemblies, typically in reducing bird collisions, but not exclusively, evaluated per a binary choice flight-tunnel protocol involving live birds. A Threat Factor of 1 is the least threatening and a Threat Factor of 100 is the most threatening.

Residential design standards.

Applicability - These standards shall apply to new construction, rehabilitation, and additions.

Bird friendly materials shall be utilized on the following (residential):

On all building facades, and any associated openings, from ground level up to100 feet above grade

Where transparency of windows is required from ground level up to 100 feet, materials with a maximum Threat Factor less than or equal to 30 can be utilized.

On all bird hazard installations (residential) 1. Bird hazard installations is defined in 345-6 and include but are not limited to awnings, railings, noise barriers, wind barriers, skyways or skywalks, pedestrian bridges, all floors of building connectors, atriums, outside corners where a bird can see in one side of the building and out the other within 30 feet of the corner, all interior corners within 30 feet of the corner, glazing adjacent to courtyards, and any portion of a building façade adjacent to a green roof or landscape element up to 24 feet above the surface of the green roof.

Non-residential design standards.

Applicability These standards shall apply to new construction, rehabilitation, and additions.

a. Bird friendly materials shall be utilized on the following (non-residential): i. On all building facades, and any associated openings, from ground level up to100 feet above grade 1. Materials other than bird friendly materials shall not exceed an aggregate of 10 square feet within any 10 feet by 10 feet square area of exterior wall area below 100 feet above grade 2. Where transparency of windows is required from ground level up to 100 feet, materials with a maximum Threat Factor less than or equal to 30 can be utilized.

On all bird hazard installations (non-residential) 1. Bird hazard installations is defined in 345-6 and include but are not limited to awnings, railings, noise barriers, wind barriers, skyways or skywalks, pedestrian bridges, all floors of building connectors, atriums, outside corners where a bird can see in one side of the building and out the other within 30 feet of the corner, all interior corners within 30 feet of the corner, glazing adjacent to courtyards, and any portion of a building façade adjacent to a green roof or landscape element up to 24 feet above the surface of the green roof. Agenda Item 3.7 - Ordinance 25-125

INTRODUCED 8-1 (Boggiano) November 12

An Ordinance amending and supplementing Chapter 260 – (Rent Control) to address institutional ownership of units not currently subject to rent control.

WHEREAS, the Council recognizes that institutional investors are purchasing dwellings not subject to rent control by purchasing multiple 4 unit or less homes under independent corporate entities and, thus, raising rents further exacerbating the City’s housing crisis

Definitions. DWELLING—Any building or other structures containing housing spaces rented or offered for rent to one or more tenants consisting of a household or family as defined in this chapter. A dwelling includes buildings or structures that are exempt from the restrictions of rent increases mandated under this chapter.

A.Exempt from this definition are:

1.Dwellings with four or less housing spaces; provided, however, that this exemption shall be suspended for non-owner occupied dwellings with four or less housing spaces until the end of the state of emergency or six months from adoption of these amendments whichever comes first. This paragraph shall be effective March 15, 2021.However, 5 or more units, whether on one block and lot or on multiple blocks and lots, owned in the aggregate by a common ownership interest shall not be exempt. Common ownership interest means properties owned by any legal entities capable of holding title to real property in which the same natural person has any interest whether financial or through a marital relationship with a person having a financial interest or legal interest.

Agenda Item 3.8 - Ordinance 25-126

INTRODUCED 6-2-1 (Boggiano/Gilmore no; Solomon abstain) November 12

An Ordinance Approving a 30 Year Tax Exemption for a Mixed-Use Project at 30 Newport Parkway and 40 Newport Parkway and Authorizing Financial Agreement with Nc Housing Associates #200 Urban Renewal Company Pursuant to the Long Term Tax Exemption Law, N.J.S.A. 40a:20-1 Et Seq.

SECOND READING

Agenda Item 4.1 - Ordinance 25-106

INTRODUCED 9-0 Sept. 24 ADOPTED 9-0 November 12

An Ordinance of the Municipal Council of the City of Jersey City referring and adopting amendments to the Bright Street Redevelopment Plan allowed accessory uses in Zone 3: Residential Infill. Carried from Sept. 24, Mtg.

Agenda Item 4.2 - Ordinance 25-107

INTRODUCED 8-1 (Boggiano) Oct. 08

DEFEATED 0-8 (Rivera absent) November 12

An Ordinance amending and supplementing Chapter 260 (Rent Control) to introduced rental increase limitations. Carried from Oct. 8, Mtg.

Changes have been made to this ordinance since introduction. While the "Rent Burdened Exemption" remains, language seeking to remove longstanding redevelopment exemptions has been removed at this time for second reading.

Each notice must inform the recipient of their right to seek a “Rent Burdened Exemption” pursuant to § 260-21 of this code that shall state as follows:

“If the new proposed rent shall result in you paying greater than thirty (30) percent of your monthly net income towards rent, you have a right to apply for a “Rent Burdened Exemption” pursuant to § 260-21 of the Municipal Code of the City of Jersey City. Such an exemption will cap any rent increase at an amount not to exceed thirty (30) percent of your monthly net income, although you may be required to continue to pay your present amount of rent. To learn more about applying for this exemption, please contact the Office of Landlord/Tenant Relations by phone at (201) 547-4821.”

A rent burden exemption application shall include all necessary documentation requested by the Office of Housing Preservation to determine the household income of the applicant. Upon approval of the application by the Office of Housing Preservation, the tenant’s monthly rent shall be set at a limit that shall not exceed the greater of either:

(i) the prior year’s rent, or

(ii) thirty (30) percent of the applicant tenants' household income. The term of the rent burden exemption

shall be for one (1) year after the date of the Rent Control Officer's final determination

Application for Hardship Rental Increases.

An Owner may file an application with the Office of Landlord/Tenant Relations seeking a rent increase for any Unit(s) subject to this Chapter where the Owner claims he or she is not receiving a Fair Return as set forth herein, referred to as a “hardship rent increase.”

The net operating income may be deemed fair if it is at least 40% of the annual gross income of the Unit(s) or Dwelling(s) in the Test Year. Upon demonstration of proper proofs, an applicant may be entitled to a rent increase sufficient to produce a fair net operating income of 40% of annual gross income.

A notice of the final determination or decision rendered by the Rent Leveling Board shall be provided to each affected tenant by the landlord, as quickly as practicable.

Agenda Item 4.3 - Ordinance 25-108

INTRODUCED 8-1 (Boggiano) Oct. 08

ADOPTED 9-0 November 12

An Ordinance of the Municipal Council of the City of Jersey City amending Chapter 187 Inclusionary Zoning Ordinance. Carried from Oct. 22, Mtg.

Ordinance amending Chapter 187 of the Jersey City Municipal Code to include a definition for "Converted Hotel Units" and updating their Affordable Housing Requirements CONVERTED HOTEL UNITS means that portion of a proposed or existing Development which seeks to convert or change hotel units to residential units in accordance with the provisions herein, the Jersey City Land Development Ordinance, or any applicable redevelopment plan.

Tier 1 - Developments in low, moderate, or middle income census tracts. The minimum on-site affordable housing set-aside for developments in this tier shall be ten percent (10%) of the total number of dwelling units in the development or, in the case of a Converted Hotel Unit, ten percent (10%) of the total number of Converted Hotel Units. Developments that obtain a tax abatement/payment in lieu of taxes from the City shall provide a fifteen percent (15%) minimum on-site affordable housing set-aside

Tier 2 - Developments in upper income census tracts. The minimum on-site affordable housing set-aside for developments in this tier shall be fifteen percent (15%) of the total number of dwelling units in the development or, in the case of a Converted Hotel Unit, fifteen percent (15%) of the total number of Converted Hotel Units. Agenda Item 4.4 - Ordinance 25-110

INTRODUCED 6- (Hulings, Boggiano, Gilmore) Oct. 08

An Ordinance Authorizing the City of Jersey City to enter into a lease/purchase agreement as Lessee with Jackson Square Office LLC, as lessor, for a nine-story office building to be constructed on Block 22502, Lots 36-37, between Orient Avenue and Kearney Avenue on Martin Luther King Drive and ancillary improvements throughout Jackson Square. Carried from Oct. 22, Mtg.

Agenda Item 4.6 - Ordinance 25-113

INTRODUCED 9-0 Oct. 22

ADOPTED 8-0 November 12 An Ordinance amending and supplementing Chapter 90 (Animals) to ban the retail sale of dogs, cats and rabbits in pet stores within Jersey City.

Agenda Item 4.7 - Ordinance 25-114

INTRODUCED 9-0 Oct. 22

ADOPTED 9-0 November 12

An Ordinance amending Chapter 188 "Housing Accommodations and Affordable Housing Compliance". Agenda Item 4.8 - Ordinance 25-115

INTRODUCED 9-0 Oct. 22

ADOPTED 8-0-1 (Boggiano abstained) November 12

An Ordinance amending Chapter 345 of the Municipal Code and the Municipal Zoning Map to create the Hackensack River Greenway Overlay District.

Agenda Item 4.9 - Ordinance 25-116

INTRODUCED 9-0 Oct. 22

ADOPTED 9-0 November 12

An Ordinance of the Jersey City Municipal Council to amend the Bates Street Redevelopment Plan.

Agenda Item 4.10 - Ordinance 25-117

INTRODUCED 9-0 Oct. 22

ADOPTED 9-0 November 12 VIDEO: 2nd Reading Public Comments and Vote of Ordinance 25-117 An Ordinance authorizing a Settlement Agreement to settle the Litigation surrounding the Sixth Street Embankment.

the City of Jersey City wishes to enter into a Settlement Agreementmade by and among the following parties: the City, Jersey City Redevelopment Agency (the “JCRA”); Pennsylvania Railroad Harsimus Stem Embankment Preservation Coalition (the “Embankment Coalition”); Rails to Trails Conservancy (“RTC”); and together with the City and the Embankment Coalition, collectively, the “City et al.”); Jersey City Embankment Associates LLC (“Albanese”); and 212 Marin Boulevard, LLC, 247 Manila Avenue, LLC, 280 Erie Street, LLC, 389 Monmouth Street, LLC, 354 Cole Street, LLC, 317 Jersey Avenue, LLC, 415 Brunswick Street, LLC, 446 Newark Avenue, LLC (collectively, the “LLCs”); and NZ Funding, LLC (together with the LLCs, collectively, the “Hyman Interests”)

Block 1 residential building, parking and related amenities

Block 2, Block 3, Block 4, Block 5, Block 6, Partial Block 7 and Partial Block 8 from the LLCs to the City for public purposes, recreational and open space and light rail/trail uses

A financial agreement authorizing a long term tax abatement (commonly referred to as a “PILOT”) consistent with the final terms submitted by Albanese in its PILOT Application or any subsequent revisions thereto and such other terms as are reasonably acceptable to

the City and Albanese, (C) an ordinance by the Jersey City Council of the IZO Amendment or such other amendment as shall allow for the development of the Project with thirty (30) affordable units (calculated by multiplying (x) the 200 hotel units converted to 200 apartment units by (y) 15%).

The City will hold a community process in order to finalize the design of

the Block 2 Park consistent with the 6th Street Embankment Redevelopment Plan and shall make best efforts to complete the process by March 31, 2026.

The City will hold a community process in order to finalize the design of

the proposed upgrades to the Roberto Clemente Baseball Field and shall make best efforts to complete the process by March 31, 2026.

Agenda Item 4.11 - Ordinance 25-118

INTRODUCED 9-0 Oct. 22

ADOPTED 8-0-1 (Watterman abstained) November 12

An Ordinance of the Municipal Council of the City of Jersey City authorizing a Tax Abatement with Jersey City Embankment Associates LLC regarding property located at Block 11602, Lot 1, on the Tax Map of the City of Jersey City, more commonly known as 437 Marin Boulevard, pursuant to the Long-Term Tax Exemption Law, N.J.S.A. 40A:20-1, et seq.

2025 Caucus/Council Meeting Schedule

Caucus (4 PM) and Council Meetings (6 PM) are held in-person at Council Chambers, unless otherwise noted. A recording will be uploaded on the city's Jersey City TV You Tube channel within 24-48 hours of each meeting.

LIVESTREAM: All Municipal Council Caucuses and Meetings are streamed via Microsoft Teams. Public speakers must be present in person to speak at Council Meetings.

Link to view Caucus Meeting via Microsoft Teams Link to view Council Meeting via Microsoft Teams

Link to Jersey City Online Permitting and Licensing Portal

Link to Jersey City Municipal Utilities Authorities (JCMUA) Link to JC Housing , Economic Development & Commerce CITY COUNCIL AND WARDS

Joyce E. Watterman, Councilperson-at-Large, Council President Daniel Rivera, Councilperson-at-Large Amy DeGise, Councilperson-at-Large Denise Ridley, Councilperson, Ward A, President Pro Tempore Maureen Hulings, Councilperson, Ward B Richard Boggiano, Councilperson, Ward C Yousef J. Saleh, Councilperson, Ward D James Solomon, Councilperson, Ward E Frank E. Gilmore, Councilperson, Ward F Please contact me with any questions or concerns.

Wendy S. Paul, MPA Executive Director

Jersey City Apartment Owners Association

344 Grove Street | Suite 189 | Jersey City, NJ 07302

tel: 551-430-0371 | wpaul@jcaoa.com