West New York, N.J. approves long-term tax break for 80 market-rate apartments on Madison Street

First reported by Hudson TV

WEST NEW YORK, N.J. — West New York’s Board of Commissioners gave final approval Wednesday to a long-term tax exemption for a five-story apartment building planned for Madison Street. All 80 of the building’s units would be market-rate rentals, according to town records posted Thursday.

Ordinance 22/26 approves Madison St Properties Urban Renewal LLC’s application under the state’s Long Term Tax Exemption Law and authorizes Mayor Albio Sires to sign a financial agreement with the company. Under these agreements, a developer pays the town an annual service charge, known as a payment in lieu of taxes or PILOT, instead of conventional property taxes.

Town Clerk Adelinny Plaza’s adoption notice, posted Oct. 22, says the ordinance “passed on second and final reading” at the Oct. 21 meeting. The town’s posted copy of the ordinance is stamped “Adopted: October 21, 2026.”

What’s planned

According to the ordinance, the company owns Block 152, Lots 26, 26.01, 29 and 30 and plans “a single occupied building with a maximum of 5 stories above grade level and 2 stories below grade level,” including:

• up to 80 market-rate rental apartments on floors 1 through 4
• about 117 parking spaces on the cellar and ground floors
• about 5,500 square feet of amenity space on the fifth floor

The ordinance says the project follows the town’s Madison Street Redevelopment Plan and “the approval of the West New York Zoning Board by resolution adopted on December 1, 2022.” DMR Architects of Hasbrouck Heights, N.J., prepared the plan, titled “Madison Street Redevelopment Plan, Block 152, Lots 25, 26, 26.01, 29 & 30, 6205-6219 Madison Street & 6301 Madison Street Rear.” Commissioners adopted it on Oct. 29, 2025 (Ord. 15/25) and amended it on Aug. 5, 2026 (Ord. 17/26). The company’s tax-exemption application is dated Sept. 17, 2026, and the ordinance says the town is designating the company as redeveloper of its property.

What isn’t public yet

The ordinance doesn’t state the length of the exemption or the annual service charge. Those terms are in the financial agreement, which the ordinance says is “on file in the office of the Town Clerk and available for public inspection.” It wasn’t posted online with the ordinance. The ordinance also lets the mayor sign the agreement with “additions, deletions and other modifications deemed necessary upon consultation with counsel to the Town.”

The Oct. 21 agenda also listed Resolution R26-309, a redevelopment agreement between the town and the same company covering Block 152, Lots 25, 26, 26.01, 29 and 30. That’s one more lot (Lot 25) than the tax-exemption ordinance covers. The town hasn’t posted the Oct. 21 resolutions or minutes, so the outcome of that resolution and the vote count on the ordinances aren’t yet in the public record.

Also adopted Oct. 21

• Ordinance 21/26 adopts the “6207, 6205 and 6203 Hudson Avenue Redevelopment Plan” for Block 32, Lots 27, 28 and 29, and amends the town’s zoning map and zoning ordinance to match it. FAR Planning LLC of Northvale, N.J., prepared the plan, dated October 2026. Commissioners sent the site to the Planning Board for study on Aug. 5 (R26-175), the board held a hearing on Sept. 21, and commissioners designated the lots a non-condemnation area in need of redevelopment on Oct. 7.
• Ordinance 23/26 rewrites three sections of the town’s alcoholic beverage code, cutting the distance restriction between liquor licenses “from 500 feet to 300 feet,” according to its published summary. As adopted, no new plenary retail distribution license, the kind held by liquor stores, may be issued for a spot “within 300 feet” of another liquor store, and none may be transferred to one. A separate section says a related restriction (§114-33) “shall not apply to projects approved by the Town located within an area designated as in need of redevelopment.”

The adoption notice says free copies are available from the Town Clerk’s Office at Town Hall, 428 60th St.

Hudson TV asks: West New York residents, should the full terms of tax-break deals like this one be posted online before the final vote? Tell us in the comments.

Want to know if you’re overpaying on property taxes in West New York? Check your address at gardenstate.ai/property-tax