Paterson, NJ Planning Board
Sundays tracks every public Planning Board meeting in Paterson, NJ and summarizes what was decided — master-plan re-examinations, redevelopment areas, rezonings and land-use ordinances. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 18 items on file; most recent October 11, 2026.
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Application A2025-028 (Xi Bang Zen), 1034 Main Street (Block 6902, Lot 11) — Mixed-Use Addition (Approved)
The Board reviewed a proposal to add a second story to an existing Chinese restaurant at 1034 Main Street to create two residential units (one one-bedroom and one studio). Public commenters raised concerns about virtual meeting access and asked clarifying questions. The Board approved the application unanimously.
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Commissioner Questions and Conditions Summary for 316–320 Caldwell Avenue
Commissioners asked about stormwater controls and added conditions including parking included in rent, a fence/wall buffer on the west side to block car lights, lighting shielding, relocation of trash/recycling area, and a prohibition on e-bikes on the property.
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Close Public Portion for 316–320 Caldwell Avenue Application
The Board closed the public portion for the 316–320 Caldwell Avenue application after hearing resident concerns and applicant commitments to modify the plan.
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Public Comment on 316–320 Caldwell Avenue Application (Parking, Road/Utilities, Headlights/Lighting, Wall/Fence, Trash Location, and Parking Inclusion)
Residents raised concerns about parking congestion, potential impacts to a newly paved road and utilities, and requested a barrier to block headlights and lighting from the parking area facing a neighboring home. The applicant agreed to add a fence/wall buffer, adjust lighting, and relocate the trash/recycling area.
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Board Questions and Conditions Discussion for 124–128 Lawrence Street
Commissioners questioned seepage pit placement and rear access stairs, raised concerns about tandem parking, and discussed conditions including a deed restriction limiting the buildings to two-family use, railings on steps, and that parking not be separately rented.
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Close Public Portion for 124–128 Lawrence Street Application
The Board closed the public portion for the 124–128 Lawrence Street application after hearing resident comments and applicant responses.
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Public Comment on 124–128 Lawrence Street Application (Parking and Plan Visibility)
Residents raised concerns that the two-family buildings with tandem parking would worsen severe on-street parking conditions on Lawrence Street and that garages are often not used for cars. One caller stated they could not see plans while participating by phone; staff noted plans were available at the Planning Board office and via YouTube.
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Expert Testimony: Matthew Evans (Architect/Planner) — Building Design, Unit Layouts, and Redevelopment Plan Consistency
Architect/planner Matthew Evans testified on the townhouse-style design, floor plans for the two-family buildings, unit sizes, exterior materials, and stated the project met Fourth Ward Redevelopment Plan requirements and would fit neighborhood scale and character.
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Public Participation Instructions (Pre-Application)
The Vice Chair reiterated how the public could participate by phone or online and attempted to open the speaker queue before the first application, but no comments were successfully taken at that moment.
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Resolution Adoption: GAB Realy LLC — 196 Emmen Avenue (Block 1311, Lot 31) — Confirmation of Prior Approval and Eligible Voters
The Board adopted a resolution for GAB Realy LLC regarding 196 Emmen Avenue (Block 1311, Lot 31), referencing a prior Board action and confirming which commissioners were eligible to vote. The resolution was adopted unanimously by those present.
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Application: BP Pro One LLC — 43 Grand Street — Board Questions and Conditions (One-Family Restriction; Removal of Garage Windows/Rear Doors)
Commissioners questioned the applicant about restricting the dwellings to one-family use, garage windows and rear doors, fencing, site conditions, traffic access, and rear yard usability. The applicant agreed to a one-family deed restriction and to remove garage windows and rear doors to reduce risk of illegal conversion.
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Public comment period (multiple speakers): firefighter retirement/settlement, planning board virtual meetings, redevelopment/overdevelopment, public services, and governance concerns
Council opened public comment with a three-minute limit per speaker and heard extensive testimony on multiple topics. Major themes included a firefighter’s unresolved retirement/settlement and loss of benefits, objections to planning board meetings moving to Zoom, concerns about overdevelopment and lack of a master plan, requests for traffic safety improvements, complaints about sanitation and city services, and calls for transparency and accountability.
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Budget hearing: Economic Development Department presentation and council questions
The acting/interim leadership for Economic Development presented a budget-neutral staffing reallocation approach across divisions including community improvement, planning/zoning, and UCC. Council members questioned staffing vacancies, service delays, revenue generation, retention, and requested a staffing/revenue analysis.
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Public comment period (10 speakers): council conduct, parks/restrooms, humane pet shop ordinance, community event announcements, master plan/audit concerns, school closures, festivals cleanliness, corruption/unity, mental health stigma
During public comment, speakers addressed council conduct and respect, East Side Park conditions, a proposed ban on retail sales of dogs/cats in pet shops, announcements for Juneteenth and other events, concerns about audits and the master plan, school closures, festival cleanliness, corruption and unity, and mental health stigma.
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Designation of Block 6307 Lots 40 and 43 as an area in need of redevelopment
Council approved a resolution designating Block 6307 Lots 40 and 43 as an area in need of redevelopment under the Local Redevelopment and Housing Law. Discussion referenced long-abandoned lots and potential senior housing development, along with parking and PILOT/abatement questions.
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Approval with Conditions for Driveway Installation at 241-243 Durham Avenue
The commission conditionally approved the design review application for a new driveway at 241-243 Durham Avenue. Key conditions included extending the driveway to the rear fence, using concrete material, and ensuring compliance with zoning and historical preservation guidelines.
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Conditional Approval for Design Review Application at 243 Darham Avenue
This resolution approves the conditional design review application for the property at 243 Darham Avenue, within the East Side Park Historic District. The approval mandates specific conditions, including the driveway's material, length, and location, as well as drainage and zoning compliance.
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Conditional Approval Design Review Application for 243 Durham Avenue
This ordinance conditionally approves the design review application for the installation of a new driveway at 243 Durham Avenue, located within the East Side Park Historic District. The approval includes specific conditions such as material compliance, extension of the driveway to the rear of the property, and adherence to zoning regulations.