NOTICE OF PUBLIC HEARING City of Jersey City Planning Board

NOTICE OF PUBLIC HEARING City of Jersey City Planning Board PLEASE TAKE NOTICE that the City of Jersey City Planning Board (the "Board") will hold a virtual public hearing on July 14, 2026 at 5:30 PM to review and take formal action upon an application for preliminary and final major subdivision approval and preliminary and final major site plan approval, along with ancillary deviation, bulk variance and design waiver/exception relief (the "Application") by Holland Gardens Developer LLC (the "Applicant") with respect to property having a street address of 235 16th Street, Jersey City, New Jersey 07310, and being designated as Block 7101, Lot 1, on the City of Jersey City Tax Map (the "Property"). The Property is located in the Holland Gardens Overlay in the Neighborhood District of the Jersey Avenue Light Rail Redevelopment Plan (the "Redevelopment Plan"). The Applicant seeks approval to demolish the existing site improvements and to subdivide the Property into two (2) lots to be designated as Block 7101.01, Lot 1.01, measuring approximately 80,000 sq.ft. (the "North Lot") and Block 7101, Lot 1.01, measuring approximately 40,000 sq.ft. (the "South Lot"). The Applicant proposes to construct a new 24-story, mixed-use building on the North Lot with a total of approximately 1,030,000 sq.ft. of gross floor area ("GFA"), consisting of approximately 621 residential dwelling units, approximately 24,000 sq.ft. of commercial space and approximately 385 parking spaces (the "North Lot Development"). The Applicant also proposes to construct three (3) new buildings on the South Lot measuring five (5) stories (the "Library Building"), eight (8) stories (the "Senior Building") and eight (8) stories (the "Family Building"), respectively. The Library Building is proposed to measure approximately 22,000 sq.ft. of GFA and consist of a library and community center. The Senior Building is proposed to measure approximately 111,000 sq.ft. of GFA and consist of approximately 102 residential dwelling units. The Family Building is proposed to measure approximately 60,000 sq.ft. of GFA and consist of approximately 30 residential dwelling units. The North Lot Development, the Library Building, the Senior Building and the Family Building collectively make up the "Proposed Development." The Proposed Development will measure approximately 1,223,000 sq.ft. of GFA and consist of a total of approximately 753 residential dwelling units, approximately 24,000 sq.ft. of commercial space, approximately 385 parking spaces and approximately 22,000 sq.ft. of library/community center space, along with related site improvements, including, but not limited to, landscaping, lighting, parking, bicycle parking, amenity, utility and stormwater management infrastructure. As part of the Proposed Development, the Applicant also proposes to dedicate an approximately 24,000 sq.ft. portion of the existing Property between the North Lot and the South Lot to the City of Jersey City and to develop same as a public right-of-way to continue and connect 15th Street between Jersey Avenue and Erie Street, with improvements including a 15 ft. wide asphalt roadway, sidewalks, curbing, lighting, seating and utility infrastructure. The Applicant seeks bulk variance relief pursuant to N.J.S.A. 40:55D-70(c), deviations from the Redevelopment Plan and design waiver/exception relief, including: (1) Building height (North Lot) greater than permitted (254.71 ft. permitted; 263.42 ft. proposed); (2) Tower height of building fronting on Erie Street (North Lot) greater than permitted (204.71 ft. permitted; 210.08 ft. proposed); (3) Number of stories (North Lot) greater than permitted (23 stories permitted; 24 stories proposed); (4) Number of stories on a tower (North Lot) greater than permitted (18 stories permitted; 19 stories proposed); (5) Length of frontage exceeding 154.71 ft. building height (16th Street) greater than permitted (60% permitted; 61% proposed); (6) Building stepback from Erie Street above base of building less than required (5 ft. required; 0 ft. proposed); (7) Roof appurtenance setback less than required (13 ft. required; 7.92 ft. proposed); (8) Loading space depth less than required (40 ft. required; 32 ft. proposed); (9) Rear lot line (interior) setback less than required and not landscaped where same is required (10 ft. required; 2.56 ft. proposed); (10) Curb cut width greater than permitted (20 ft. permitted; 26 ft. proposed); (11) Lighting intensity at Property lines greater than 0.5 footcandles where same is not permitted; and (12) Landscape buffer noncompliant. The Applicant also seeks any additional deviations, exceptions, design waivers, submission waivers, variances, interpretations, de minimis exceptions to the State of New Jersey Residential Site Improvement Standards, continuations of any pre-existing non-conforming conditions, modifications of prior imposed conditions and other approvals reflected on the filed plans (as same may be further amended or revised from time to time without further notice) and as may be determined to be necessary during the review and processing of the Application. The public hearing will be held by online/virtual means and telephonically only. During the public hearing, any interested party will have an opportunity to listen to and, if participating online, view the hearing in its entirety, be heard (ask questions, provide comments or offer evidence), personally or by attorney, by either (a) participating online by visiting https://us02web.zoom.us/j/83450838695 and following the instructions provided to join the online/virtual meeting, including entering meeting identification number: 834 5083 8695, if prompted; or (b) participating telephonically by calling +1 305 224 1968 or +1 309 205 3325 and entering meeting identification number: 834 5083 8695, if prompted. Participating via online/virtual means or telephonically is free of charge to the public. Members of the public interested in participating in the public hearing on the Application can advise the Jersey City Planning Division (the "Planning Division") of their interest in participating in advance of the public hearing by sending an email to the Board Secretary at cityplanning@jcnj.org or by calling the Planning Division during regular business hours at (201) 547-5010. In addition, if any member of the public has a concern regarding utilizing the technology set forth above to participate in the public hearing, the member of the public may contact the Board Secretary by email to cityplanning@jcnj.org or by phone at (201) 547-5010 during regular business hours. There will also be a portion of the public hearing dedicated to public questions, public comment, and the opportunity for the public to offer evidence. The City of Jersey City is utilizing the Zoom service to conduct virtual meetings in compliance with the New Jersey Open Public Meetings Act. More information on how to access virtual meetings, participate, provide public comment, and review agendas and digital plans and applications materials can be can be found on the Jersey City, Division of City Planning website at https://jerseycitynj.gov/planning. The Application and supporting materials (including maps and plans) will be available for public inspection free of charge to the public by going to the following webpage: https://jerseycitynj-energovpub.tylerhost.net/apps/selfservice#/search at least ten (10) days before the public hearing. Alternatively, members of the public may contact the Planning Division at (201) 547-5010 during regular business hours or email the Planning Division at cityplanning@jcnj.org in order to make an appointment to review or pick up copies of the Application and supporting materials (including maps and plans) at the Division of City Planning, located at 1 Jackson Square, 2nd Floor, Jersey City, New Jersey 07305. The public hearing may be continued without further notice on such additional or other dates as the Board may determine. Benjamin T.F. Wine, Esq. Prime Tuvel & Miceli 1 Evertrust Plaza, Suite 1202 Jersey City, New Jersey 07302 Phone: (201) 883-1010 Email: ben@primelaw.com Attorneys for Holland Gardens Developer LLC July 2 2026 LNYS0547906 $114.40