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Southwest Hoboken

Redevelopment Plan

For the Southwest Rehabilitation Area

Blocks 3, 3.1, 3.2, 139.1, 4, 5, 6, 8.1, 9, 10, 11, 12, 14, 23

City of Hoboken

Hudson County, NJ

Plan Date: May 16, 2017

As Introduced by City Council: May 24, 2017

Recommended by the Hoboken Planning Board: May 31, 2017

Adopted by the Hoboken City Council: June 7, 2017

David G. Roberts, PP, AICP, LLA, LEED AP ND

Professional Planner LI #33LI00308100

Brandy Forbes, PP, AICP

Professional Planner LI #33LI00595300

Southwest Hoboken Redevelopment Plan

Acknowledgements

Mayor and Council

Mayor Dawn Zimmer

Ravinder Bhalla, Council-at-Large

James Doyle, Council-at-Large

David Mello, Council-at-Large

Michael DeFusco, Councilman, 1st Ward

Tiffanie Fisher, Councilwoman, 2nd Ward

Michael Russo, Councilman, 3rd Ward

Ruben Ramos, Jr., Councilman, 4th Ward

Peter Cunningham, Councilman, 5th Ward

Jennifer Giattino, Council President, 6th Ward

Planning Board

Frank Magaletta, Chairman, Class IV

Ryan Peene, Vice Chairman, Class IV

Caleb Stratton, Mayoral Designee, Class I

Brandy Forbes, Community Development Director, Class II

James Doyle, Class III Member (Council appointee)

Ann Graham, Class IV

Gary Holtzman, Class IV

Rami Pinchevsky, Class IV

Caleb McKenzie, Class IV

Tom Jacobson, 1st Alternate

Kelly O’Connor, 2nd Alternate

City of Hoboken

Brandy Forbes, AICP, PP, Director of Community Development

Stephen D. Marks, AICP, PP, CFM, LEED GA, Business Administrator

City of Hoboken

Redevelopment Consultants

Maser Consulting P.A.

David G. Roberts, AICP, PP, LLA, LEED AP ND, Project Manager

Daniel Bloch, AICP, PP, GIS Mapping

Kristin Russell, AICP, PP, Redevelopment Planner

Zachary Zeilman, Planner

John J. Jahr, TSOS, Transportation Planner

Gerald DeFelicis, LLA, PP, Green Infrastructure

Joseph J. Layton, AICP, PP, Quality Assurance

Camoin Associates

Michael N’dolo, Economic Market Analyst

Thomas Dworetsky, Economic Market Analyst

Maverick & Boutique – Meeting Facilitation

Abby Straus, MDiv, Public Engagement

John Findlay, Meeting Facilitator


Southwest Hoboken Redevelopment Plan | Introduction i

Contents

1. Introduction 1 2. Rehabilitation Area 3

2.1 Property Description 6

2.2 Existing Zoning 22

3. The Need for Rehabilitation 29 4. Visions, Goals and Objectives 31

4.1 Master Plan Visioning 31

4.2 Redevelopment Visioning Process 32

5. Traffic & Circulation Recommendations 36

5.1 Traffic Improvements Authorized for Southwest Hoboken 36

5.2 Additional Pedestrian Safety Improvements Adjacent to the Area 39

5.3 Subregional Recommendations for Long Term Circulation Improvements 40

5.4 Additional Traffic Concepts Part of Redevelopment Plan 41

6. Redevelopment Plan 42

6.1 General Plan Components 42

6.2 Rear Alley and Supplemental Accesses 43

6.3 Expansion of the Southwest Resiliency Park 47

6.4 Land Uses - General 48

6.5 Plan Subareas 49

6.6 Parking Regulations 67

6.7 Affordable Housing 67

6.8 Flood Damage Prevention 67

6.9 Design Standards for Rehabilitation & New Construction 67

6.10 Guidelines for Buildings, Structures, and Related Elements 68

6.11 Guidelines for the Subareas 69

6.12 Signage 70

6.13 Sustainability 70

6.14 Design Standards for Green Infrastructure 71

7. Implementation 76

7.1 Relationship to Zoning - Overlay 76

7.2 Redevelopment in Accordance with the Plan 76

7.3 Acquisition 76

7.4 Other Actions 76

7.5 Role of City 77

7.6 City Designation of Redeveloper 77

7.7 Approvals Process 79

7.8 Relocation Plan 81

City of Hoboken

ii Introduction | Southwest Hoboken Redevelopment Plan

7.9 Tax Abatement Program 81

7.10 Other Superseding Provisions 82

7.11 Non-Discrimination Provisions 82

7.12 Amendments to the Redevelopment Plan 82

7.13 Duration of Plan - Certificates of Completion & Compliance 83

7.14 Infrastructure 83

7.15 Affordable Housing Requirements 83

8. Relationship to Local Objectives 86

8.1 2004 Master Plan 86

8.2 2010 Reexamination Report 96

8.3 2010 Hoboken Bicycle and Pedestrian Plan 98

8.4 Green Infrastructure Strategic Plan 101

9. Relationship to Other Plans 104

9.1 Plans of Adjacent Communities 104

9.2 Hudson County Master Plan 104

9.3 New Jersey State Plan 106

10. APPENDICES 110

10.1 Summary of Online Survey 111

10.2 Meeting Notes – Stakeholders’ Meeting of August 18, 2015 131

10.3 Presentation PowerPoint – Public Meeting #2 of October 18, 2016 136

10.4 Description of Scenarios from Comment Sheets and Summary of Comments 146

10.5 Hoboken Maker Industries & Industrial Redevelopment Analysis – July 3, 2015 Prepared By Recast City 150


Southwest Hoboken Redevelopment Plan | Introduction 1

1. Introduction

This Redevelopment Plan has been prepared for the Southwest Rehabilitation Area

(“Rehabilitation Area”) within the City of Hoboken, Hudson County, New Jersey pursuant to the

New Jersey Local Redevelopment and Housing Law (“LRHL” codified at N.J.S.A. 40A:12A-1 et

seq.). The Rehabilitation Area includes 14 blocks located in the southwest corner of Hoboken

adjacent to Jersey City. The area is generally south and west of Paterson Avenue extending

from Paterson Avenue to the Jersey City border.

The Rehabilitation Area is characterized by various uses representing different eras of

development. These include offices, vehicle storage, auto services, industrial, manufacturing,

and a small number of residences. The conditions of the properties are equally varied, ranging

from class “A” office space to dilapidated vacant industrial buildings. It is a popular gateway to

Hoboken from Jersey City and serves as a conduit for vehicular traffic seeking to travel to and

through Hoboken. Although there has been relatively recent development nearby in the form

of high-rise residential condominiums (i.e., Hoboken Grand, The Skyline), there are remnants of

the City’s industrial past in the area.

This Redevelopment Plan is designed to build upon some of the existing uses of the

Rehabilitation Area, from wallpaper manufacturing to art galleries to gyms and dance studios to

co-working business spaces. The Redevelopment Plan envisions a dynamic neighborhood in

which to live, work, and play. The area is to have additional open space to bring people

together and retail and microbrewery type of businesses for gathering. As well, circulation

improvements will ensure safe travel for all modes of transportation.

In 2006 the City of Hoboken Council initially directed the City’s Planning Board to study the area

in order to determine whether it was an “Area in Need of Redevelopment” in accordance with

the criteria specified at N.J.S.A. 40A:12A-5. The City Council then renewed its authorization on

October 21, 2009 to have the Planning Board undertake a Preliminary Investigation and

conduct a public hearing in order to determine whether the area of the City known as the

“Southwest Area” fulfilled the criteria for declaration as an “area in need of redevelopment”.

In 2011 Clarke Caton Hintz was retained by the Hoboken Planning Board to conduct a study in

order to determine whether the properties within the Study Area met the statutory

requirements for designation as an “area in need of redevelopment” pursuant to the LRHL.

Additionally, the scope of the studies was expanded to include a determination of whether the

properties within the Study Area met the statutory requirements for an “area in need of

City of Hoboken

2 Introduction | Southwest Hoboken Redevelopment Plan

rehabilitation” pursuant to the LRHL. Although the Clarke Caton Hintz study concluded that

only 26.7% of the acreage in the Study Area satisfied the criteria for a determination of an area

in need of redevelopment, the study also concluded that the entire Study Area meets the

criteria for an area in need of rehabilitation As such, the City Council directed the Planning

Board to consider this southwest area as an Area in Need of Rehabilitation. On June 5, 2012,

the Planning Board found that the area satisfied the criteria to be designated as an Area in

Need of Rehabilitation under Section 14 of the Redevelopment Law N.J.S.A. 40:12A-14(a). By

resolution on June 20, 2012, the City Council then designated the area as an Area in Need of

Rehabilitation.

This Southwest Hoboken Redevelopment Plan (“Redevelopment Plan” or “Plan”) provides a

framework for the redevelopment of properties in the southwest portion of the City south of

Paterson Avenue. The Redevelopment Plan sets forth standards and guidelines for land use and

design; circulation and parking; and open space and recreation. The Redevelopment Plan is an

overlay of the existing zoning, so the underlying zoning and existing uses, such as the Hoboken

Business Center and Academy Bus, among many others, continue to be permitted.


Southwest Hoboken Redevelopment Plan | Rehabilitation Area 3

2. Rehabilitation Area

The Rehabilitation Area encompasses 14 blocks in the southwest corner of Hoboken directly

adjacent to the Jersey City border, including Blocks 3, 3.1, 3.2, 139.1, 4, 5, 6, 8.1, 9, 10, 11, 12,

14 and 23.

Figure 1: Map of Southwest Rehabilitation Area

Generally the Rehabilitation Area lies south and west of Paterson Avenue extending to the

Jersey City border and lies south of Newark Street between the Jersey City border and

Henderson Street. Twelve blocks of the rehabilitation area are within the confines as described

above with two other blocks (Blocks 11 and 8.1) lying on the north side of Paterson Avenue and

Newark Street. Block 11 is bounded by Paterson Avenue, First Street and Harrison Street while

Block 8.1 is bounded by Newark Street, Madison Street and Observer Highway. However, this

Redevelopment Plan only applies to the blocks to the south of First Street and Paterson

Avenue, as Block 11 is already zoned R-3, which permits mixed use development; Block 23, a

portion of which is the light rail ROW and the remainder is trailer storage; and Block 8.1 is the

historic firehouse that will remain unchanged. Blocks 11, 23, and 8.1 will be covered by the

existing zoning and not this Redevelopment Plan.

City of Hoboken

4 Rehabilitation Area | Southwest Hoboken Redevelopment Plan

The Rehabilitation Area contains numerous small lots, many of which are 25’ x 100’. There are

a total of 157 lots in the 14 blocks in the Rehabilitation Area. However, many of the lots are in

common ownership such that there are approximately 20 separate ownerships that can be

identified. In total there are approximately 17.64 acres within the full Rehabilitation Area.

This area of Hoboken serves as the gateway to the City from the south via Newark Street, Grove

Street and Henderson Street that connect to Jersey City by crossing under the NJ Transit tracks

leading to and from Hoboken Terminal. Observer Highway also connects to Jersey City to the

west while Paterson Avenue provides a connection to Jersey City and Union City to the west. All

told, these access points in the southwest corner of Hoboken represent five of the nine street

access points between Hoboken and surrounding communities. Rail travelers also enter

Hoboken through this area on the NJ Transit main lines and the Hudson Bergen Light Rail Line.

Therefore the land uses and development pattern in the southwest help to form the first

impression for many travelers arriving in Hoboken which makes the Southwest Hoboken

Redevelopment Plan that much more significant.



Figure 2: Tax Map for Southwest Rehabilitation Area

9

11

10

12 6

4

5

14

3

3.1

3.2

139.1

8.1

23

City of Hoboken


Although the City of Hoboken has experienced a development boom in the last two decades,

much of the southwest area of the City has not, and there are still some remnants of the City’s

industrial past in the form of small, antiquated industrial buildings. There are also large areas

either underutilized or devoted to surface parking. Immediately adjacent to the Rehabilitation

Area, new multi-family high rise buildings have been constructed in both Hoboken and nearby

areas of Jersey City.

2.1 Property Description

A more detailed description of the properties within the Rehabilitation Area is best presented in

relation to the streets on which the properties front. Most of the smaller properties are on the

periphery of the Rehabilitation Area and front on either Newark Street or Paterson Avenue.

These same properties were ultimately the ones identified in the Clarke Caton Hintz study as

the ones that qualified as being in need of redevelopment. Therefore the following description

of properties is organized by street, with use of the tax map in Figure 2 to assist in identifying

Block and Lot numbers.

Newark Street

Newark Street is the southernmost street in the Rehabilitation Area. It connects to Jersey

Avenue in Jersey City and serves as one of three links between Hoboken and Jersey City to the

south across the NJ Transit rail lines that feed into Hoboken Terminal. In fact, the other two

links, Grove Street and Henderson Street, intersect Newark Street. Newark Street runs parallel

to the boundary between Hoboken and Jersey City. The lots on the south side of Newark Street

back up to the Jersey City boundary and have a depth of only 86 ft. The lots are also only 25 ft.

wide although there are groups of lots under the same ownership which can achieve additional

potential site width. For example, Block 3, Lots 3-11 are all under the same ownership.

Although the lots are each 25 feet wide, the total site under this one ownership is 225 feet

wide.

As a result of the shallow depth and generally small size of the lots on the south side of Newark

Street, the lots have been previously developed with small scale uses. The zoning of all lots is I-2

Mixed Use Industrial, and most lots are developed consistent with the zoning. Most of the

opposite (north side) of Newark Street is not within the Rehabilitation Area as new, high

residential developments have been constructed on the two blocks bounded by Jackson Street,

Madison Street, Observer Highway, and Newark Street. Only the westernmost block on the

north side of Newark Street, between Harrison Street and Jackson Street, is within the

Rehabilitation Area.



Block 3, Lots 1, 1.01 and 2

Beginning at the south side of the western end of Newark Street, as it emerges from Jersey City

under the NJ Transit Rail overpasses, there is a vacant ½ acre triangular area owned by NJ

Transit. This area is comprised of three lots and is partially wooded and is described as a park

(Your Park or Gateway Park) on various maps. However it is not an official park of the City of

Hoboken and it has no facilities.

Block 6, Lots 1-7

Across the street from the “park”, on the north side of Newark Street between Harrison Street

and Jackson Street, is a series of one-story buildings owned by one entity and occupied by uses

including auto repair, metal working, and building contractor management. Parking and

loading for these uses have direct access from Newark Street with no delineated driveways or

sidewalks (see photo Figure 3). Although the uses are permitted by the current zoning, the

design and arrangement is obsolete with access that conflicts with pedestrians and vehicular

traffic on Newark Street.

City of Hoboken


Figure 3: North side of Newark Street between Harrison Street and Jackson Street

Block 3, Lots 3-11 and Block 3.1, Lot 1

Continuing back along the south side of Newark Street, proceeding to the east beyond the

vacant NJ Transit “park” parcel is an approximately ½ acre group of lots under the same

ownership; Block 3, Lots 3-11 and Block 3.1, Lot 1. The building on Block 3, Lot 3 is a one-story

structure with corrugated metal siding and a sloping roof. The building on Block 3, Lot 4 is a

three-story brick building with wood interior structure. Portions of the interior have collapsed.

Loading docks open directly on the front sidewalk. Several of the upper windows are missing.

The building on Block 3, Lots 5, 6 and 7 is a one-story brick building, also with wood interior

structure. The roof and roof structure are in extremely poor condition. The structures have

been vacant since at least 2007, and they have been subject to vandalism.



The next property to the east consists of Lots 8 and 9 in Block 3 and is used for parking of

vehicles and equipment by a construction company. Some bulk construction material is also

stored on the site. The use is not a permitted use in the I-2 Industrial District.

To the east of the construction company parking lot on Block 3, Lots 10 and 11 and Block 3.1,

Lot 1 is a former antique/second-hand furniture store named the “Frayed Knot”. The building

is in generally good condition, and the retail use is permitted in the I-2 District.

Block 3.1, Lots 2-3

Block 3.1, Lots 2 and 3 are occupied by the Hoboken Beer & Soda Outlet. Lot 2 was recently

taken over by the Beer & Soda Outlet and the buildings on both Lots 2 and 3 have been

renovated (see photo Figure 4).

City of Hoboken


Figure 4: The Beer & Soda Outlet on Newark Street. The building on the right was recently added to the Outlet and the entire property

was renovated.

The building on Lot 2 was formerly used as an auto service establishment and had become

substandard before its renovation by the Beer & Soda Outlet. The Beer & Soda Outlet occupies

the southwest corner of Newark Street and Grove Street.

Block 3.2, Lots 1-5

Moving to the east across Grove Street, Block 3.2, Lots 1 through 5 consisting of 0.25 acres are

under one ownership, occupied by a valet parking lot associated with the Skyline Condominium

building across Newark Street on Block 7 (Block 7 is no longer in the Rehabilitation Area). The

entire valet parking lot is paved and enclosed by a metal picket fence.



Block 3.2, Lots 6-11

Beyond the Skyline Condominium valet parking lot, the remainder of Block 3.2 is under one

ownership. The next four lots (Block 3.2, Lots 6-9) consisting of 0.2 acres contains the former

Rey Foods buildings. A tall one-story building occupies Lots 6, 7, and 8; and a two-story building

(which is actually of less height then the adjacent one-story building) occupies Lot 9. The one-

story building was used as a warehouse for wholesale food distribution while the two-story

building was used for meat packing. The exterior of these buildings are in fair to good condition,

but the buildings have been unoccupied. This property was included within a plan for a 12-

story, 78 dwelling unit condominium building known as 511-521 Newark. The application (use

variance and site plan) was approved by the Zoning Board of Adjustment in November of 2009.

In March of 2010, the City Council overturned the decision of the Zoning Board of Adjustment.

The City Council’s action was upheld in court and the approval is void.

City of Hoboken


Figure 5: Block 3.2, Lots 9 (Rey Foods), 10 and 11

To the east of Rey Foods, Lots 10 and 11 in Block 3.2 (under the same ownership as Rey Foods)

each contain a late 19th century Italianate structure. The building on Lot 10 is four stories and

the building on Lot 11 is three stories. Both buildings are vacant and windows have been filled

in with brick or concrete block (see photo Figure 5)

These two lots were included in the 511-521 Newark application whose Zoning Board of

Adjustment approval was overturned by the City Council. These properties are directly across

Newark Street from a restored 19th Century brick firehouse owned and operated by the City of

Hoboken.

Block 8.1

The firehouse sits on Block 8.1, which is a small triangular block formed by the intersections of

Newark Street, Madison Street and Observer Highway. The firehouse occupies the entire lot

and block and is a very attractive restoration (see photo Figure 6).

Because the firehouse is City-owned and occupies the entire tiny triangular block, this

Redevelopment Plan simply designates it under the “Community Facility” land use category, but

there are no overlay regulations for Community Facility, and the property would continue to fall

under the existing I-2 Zoning District standards.



Figure 6: Restored Firehouse on Block 8.1, Lot 1

Block 3.2, Lots 12-15 and Block 139.1, Lots 1-4

Blocks 3.2, Lots 12-15 and Block 139.1, Lots 1-3 are all under the same ownership. Lots 12 and

13 of Block 3.2 at 507-509 Newark Street contain a paved parking area which until recently was

the site of a two-story brick commercial building with two loading doors opening onto Newark

Street. Google Streetview photos show several moving company trucks parked on the lot. The

paved parking area adjoins a paved parking area on Lots 14 and 15 that serves a four-story

commercial office building on adjacent Block 139.1, Lots 1 and 2. This property, including the

City of Hoboken


commercial building and adjacent parking, is on the southwest corner of Newark Street and

Henderson Street. The building is an adaptive reuse of a former industrial building into offices

with the exterior and interior having been renovated.

Behind the commercial office building are two irregular shaped lots (Lots 3 and 4 of Block

139.1) that front on Henderson Street. Lot 3 consists of 0.26 acres and contains several

structures, including a two-story brick structure and a one-story concrete block structure. The

brick structure is in good condition and has most recently been used as an office. The one-story

concrete block building is without windows and has a loading dock and steel entry door facing

Henderson Street. It is used as accessory storage. The building uses are permitted in the I-2

district. Block 139.1 Lot 4 (under separate ownership) is a small wedge of vacant land adjacent

to the boundary with Jersey City. Lot 4 is only four feet wide and contains approximately 60

square feet in total. The lots at the corner of Henderson Street represent the eastern extent of

the Rehabilitation Area along Newark Street.

Paterson Avenue

Paterson Avenue, which runs in a northwest-southeast direction, generally forms the northern

and eastern border of the Rehabilitation Area. At its western end Paterson Avenue connects to

Paterson Plank Road in Jersey City. At its eastern end Paterson Avenue terminates at Observer

Highway at its intersection with Monroe Street. Only the properties to the south and west of

Paterson Avenue fall within the Rehabilitation Area with the exception of Block 11, a triangular

block bounded by Paterson Avenue, First Street, and Harrison Street.

As Paterson Avenue enters Hoboken from the west it crosses the Hudson-Bergen Light Rail Line

located just inside the Jersey City-Hoboken border.

Block 11

Heading from west to east, the first developed block to the north of Paterson Avenue is Block

11, which contains three properties. Block 11 is within the City’s R-3 Residential District and is

the only block in the Rehabilitation Area not in the I-2 Mixed Use Industrial Zone.



The first property under one ownership occupies Block 11, Lots 1, 2, and 3 with a small parking

area on Lot 1 and a one-story masonry building on Lots 2 and 3 that is used for a hand carwash

business (see photo Figure 7). Car washes are not permitted in the R-3 Zone District. The

building itself is in poor condition and has drive-in and queuing facilities located at a major

access point to Hoboken.

Figure 7: Building on Block 11 Lots 1, 2, 3

Block 11 Lots 4-8 is a 0.17 acre site located at the southwest corner of First Street and Harrison

Street. These lots are under one ownership and contain an automobile service business that is a

non-conforming use in the R-3 Zone District. The entire site is covered with building and

pavement, and the building is in good condition.

Lot 9 in Block 11 is under separate ownership from the other lots in the block. Lot 9 is 0.14

acres and is at the northwest corner of the intersection of Harrison Street with Paterson

Avenue. The lot contains a group of one-story masonry buildings that are used by an HVAC

City of Hoboken


contractor. The condition of the structures range from poor to fair. Graffiti is on the exterior of

the buildings, and rust is evident on the exterior doors. Some on-site surface parking is located

on this property also. The site is bounded by a combination of permanent metal picket fencing

and temporary chain link fencing. The property is unkept, and the use is prohibited in the R-3

Zone District.

For purposes of this Redevelopment Plan, the entirety of Block 11 will remain governed under

the R-3 regulations, which already permit mixed-use development.

Block 23

On the south side of Paterson Avenue as one enters Hoboken from the west is a small lot (Block

23, Lot 1) which is part of a property mostly in Jersey City. Block 23, Lot 1 contains only 0.08

acres and is used for trailer storage. Adjacent Lot 2 in Block 23 is only 734 sq. ft. and is part of

the Hudson-Bergen Light Rail right-of-way. Both lots are separated from other lots in Hoboken

to the west by the First Street right-of-way and are essentially unusable except for their current

use. These are the only two lots in Block 23.

For the purposes of this Redevelopment Plan, the entirety of Block 23 will remain governed

under the I-2 regulations.

Blocks 9 and 10

To the west of the NJ Transit Hudson Bergen-Light Rail Line right-of-way lies Lot 6 in Block 9. Lot

6 is associated with Block 23, Lot 1 (same ownership), and like in Block 23, Lot 6 of Block 9 is

also used for trailer storage for a principal use in Jersey City. It is separated from the rest of

Block 9 and Hoboken by the Hudson-Bergen Light Rail Line which is located on Lots 5.1 and 5.2

in Block 9.



Across the Hudson-Bergen Light Rail Line as one proceeds east on Paterson Avenue, on the

south side of Paterson Avenue are a number of lots in both Blocks 9 and 10 owned by Academy

Bus which occupy most of the area bounded by Hudson-Bergen Light Rail, Paterson Avenue,

Harrison Street and Observer Highway. The property owned by Academy Bus (Block 9, Lots 2, 3,

4, 7 and Block 10, Lots 1-37) is the largest in the Southwest Rehabilitation Area at 3.55 acres.

There are several buildings on the property used for offices, vehicle storage, and vehicle

maintenance. The offices are in an attractive two-story building. All buildings and the grounds

are well-maintained.

Block 12

The next block to the east along Paterson Avenue within the Rehabilitation Area is Block 12

bounded by Paterson Avenue, Harrison Street, Observer Highway and Jackson Street. At the

intersection of Harrison Street with Paterson Avenue there is a small triangular lot (Lot 9) that

contains both a curbed area of trees and grass as well as a cobblestone paved area some 50

feet in length that connects Harrison Street and Paterson Avenue. Lot 9 is owned by the City of

City of Hoboken


Hoboken. In addition to Lot 9, the City also owns Lots 1-7 and 12-18 that is being developed

comprehensively as the first phase of the Southwest Resiliency Park in Hoboken.

In accordance with the Hoboken 2004 Master Plan and the 2010 Master Plan Re-examination,

the City envisions expanding the Southwest Resiliency Park to at least a 2 acre park through the

direct purchase of Block 10 Lots 1-7 and 30-36 that are immediately west of this first phase of

the park on Block 12. This acquisition is being effectuated through a separate acquisition on a

parallel tract to this Redevelopment Plan process to ensure that a long-desired 2-acre park in

southwest Hoboken will be completed in the near term.

Adjacent to the cobblestone portion of Lot 9 is Lot 8 that also has frontage on Harrison Street.

This lot is the site of a 2 ½ story frame two-family residential dwelling which is occupied and in

fair condition. It is located in the I-2 Industrial Mixed Use District, and to the extent it is being

utilized as a residential use, it is a non-conforming use.

Proceeding east on Paterson Avenue, Lot 10 is a 25 foot wide property which contains a small

metal fabrication company, Mola Iron Works (see photo Figure 8). Lots 8 and 10 are under the

same ownership. There is a two-story building with a large garage door in front for truck access

on Lot 10. Maneuvering of trucks for access must take place on Paterson Avenue. There is no

public sidewalk in front of the building and no clear delineation of the edge of pavement of

Paterson Avenue. The area in front of the building is used to park vehicles. Public circulation

improvements and access to the new Southwest Resiliency Park will be reviewed as part of the

park improvements, which should address some of these conditions in Block 12.



Figure 8: Mola Iron Works, Block 12 Lot 10 with Block 12 Lot 8 on the right and Block 12 Lot 11 on left.

To the east side of Mola Iron Works is a two-story wood frame dwelling on Lot 11 under

separate ownership. This dwelling is in fair condition. On this block the Mola Iron Works is

positioned between two residential properties.

Block 14

Proceeding east the next block encountered on the south side on Paterson Avenue within the

Rehabilitation Area is Block 14. Block 14 is a small triangular block formed by the intersection of

Paterson Avenue with Jackson Street and Observer Highway. This block contains only one lot

and one use - Jack’s Cabin restaurant/bar. The building was recently refurbished and expanded

and is in excellent condition.

City of Hoboken


Observer Highway

Observer Highway is the third street in the Rehabilitation Area that provides a linkage to Jersey

City. It runs east-west through the heart of the Southwest Rehabilitation Area from the Jersey

City boundary to Block 14, as discussed above.

Blocks 4 and 5

Starting in the west adjacent to Jersey City, the first property in the Rehabilitation Area is Block

4, Lot 1. This 7,514 SF property is located at the southeast corner of Marshall Street and

Observer Highway. The property has no improvements, other than asphalt pavement and

chain-link fencing and gates. Off-street parking and temporary offices (trailers) are on the site.

This property, although separated from the nearby Hoboken Business Center by the Marshall

Street right-of-way, is under the same ownership and functions as part of the Hoboken Business

Center. Hoboken Business Center has installed fencing and gates across Marshall Street to close

off the parking from Observer Highway.

The “Hoboken Business Center” is a four-story commercial office building on the south side of

Observer Highway between Marshall Street and Harrison Street, occupying Block 5, Lots 3-14. A

former industrial building that was converted into office space in the early 2000’s, it has been

recently renovated to address the changing market of the business environment. It is occupied

by a range of small-to medium-sized businesses as well as a day care facility, and the building is

in good condition. Parking is provided adjacent to the building on the same Block, on property

across Marshall Street, and in the Marshall Street right-of-way. The parking lot, which is located

partially in Hoboken and partially in Jersey City, occupies lots 1-2 and 15-17 in Block 5 in

Hoboken. The frontages of Observer Highway and Harrison Street are attractive and well

maintained.



Block 6

Beyond the Hoboken Business Center to the east along the south side of Observer Highway is

Block 6, which is 1.7 acres. The entire block is under one ownership and contains five buildings.

The building on the southernmost portion of this block, fronting on Newark Street (Block 6, Lots

1-7) was described earlier. Contamination has been documented on the property. There has

been localized impact to the soils by hydrocarbons (fuels) from underground storage tanks;

however no target environmental compounds are above New Jersey Department of

Environmental Protection Soil Remediation Standards.

The remainder of Block 6 is described in the following paragraphs based on the buildings

located in each.

Block 6, Lots 8 to 16 contain a three story brick structure known as "Chambord Center". The

building, fronting on Harrison Street, appears to have been built in the late 19th century. The

interior structure consists of heavy timber columns and joists with steel reinforcing. This

structure contains a number of retail, artisan, artist, light industrial uses, gyms, and dance

studios. The exterior brickwork shows some damage and the need for re-pointing. The exterior

wood windows are in poor condition. There is no on-site parking to serve the building. Various

extensions of the loading docks extend into the public right-of-way. Loading occurs on public

sidewalks.

Lots 17 to 21 of Block 6 contain a five-story building that fronts on Observer Highway. The

ground floor is primarily a series of loading docks protected by a steel awning. The exterior of

the building is brick and concrete. The interior has large open spaces with reinforced concrete

columns and floor structure. The exterior of the building is in fair to poor condition. There is

City of Hoboken


spalling of the concrete at most of the windows. The windows themselves are in poor

condition; most are not operable and are leaky. Loading door and vehicular access is located

directly on Observer Highway. Most of the building is occupied by "Chambord" and "Studio

Printworks”, manufacturers of designer wall paper and graphics. The top floor has been

nominally divided into studio spaces.

The structure on Lots 22 through 27 of Block 6 fronts onto Jackson Street. It is primarily two

stories with a tan brick exterior; there is a portion that is four stories and clad with metal siding.

Parking and loading occurs on public sidewalks. The interior has a steel frame structure with

concrete floors. There are several permitted uses in the building, including "Carpet Smart" and

a gym. Portions of the structure are vacant, particularly on the upper floors.

The building on Block 6, Lots 28 and 29 faces Jackson Street. It is five stories with a tan brick

exterior. The building is partially occupied with small commercial tenants occupying each floor

or a portion of a floor. The existing retail goods and service uses are permitted in the zone

district. The overall structure appears to be in fair to good condition, although the interior is in

poor shape with peeling paint. The building occupies the entire lot area.

2.2 Existing Zoning

The current zoning in the Rehabilitation Area consists of two designations - the I-2 Mixed-Use

Industrial District and the R-3 Redevelopment Residential District. All blocks in the

Rehabilitation Area, except for Block 11, are within the I-2 Mixed Use Industrial District. Block

11 (bounded by First Street, Harrison Street, and Paterson Ave.) is within the R-3 Residential

District. It is the intent of this Redevelopment Plan to retain the underlying zoning districts and

create an overlay of additional land uses as presented in the Redevelopment Plan section of

this document.

As mentioned above, Block 11 is the only tax block within the Rehabilitation Area that is within

the R-3 zoning district. As this Redevelopment Plan will only affect (and be an overlay on top of)

the portion of the Rehabilitation Area zoned I-2, there is no need to modify the zoning on Block

11.



I-2 Mixed Use Industrial District

The City’s Municipal Code Chapter 196 states that the purpose of this district is to establish

appropriate standards and uses for rail and other transportation-related commercial and light

industrial activities; to provide criteria for off-street parking and loading; and to otherwise

facilitate the movement of vehicular traffic and materials transshipment.

Principal permitted uses are as follows:

Food processing and related storage and distributive activities.

Manufacturing, processing, or fabricating operations carried on within enclosed

buildings with no outside storage of materials.

Retail business or service.

Public buildings and uses.

Wireless telecommunications towers.

Accessory uses are:

Off-street parking, loading, and unloading.

Accessory uses customarily incidental to principal permitted uses and on the same tract.

Signs.

Wireless telecommunications antennas.

Conditional uses are as follows:

Automotive sales.

Automobile service stations.

Automobile laundries.

Bars.

http://ecode360.com/15237820#15237820

City of Hoboken


Commercial [parking] garages.

Public parking facilities.

Railroad-related shipping terminals.

Manufacturing and processing operations that comply with minimum performance

standards as set forth in Article XII.

Accessory use customarily incidental to a principal permitted use, but not located on the

same lot or parcel or, if contiguous, within the same zoning district.

Bulk Requirements are as follows:

Lot area, minimum: 5,000 square feet.

Lot width, minimum: 50 feet.

Lot depth, minimum: 100 feet.

Lot coverage, maximum:

o For principal buildings: 60%.

o For accessory buildings: 10%.

Building height, maximum:

o For principal buildings, two stories, but not more than 40 feet.

o For accessory buildings, 1 1/2 stories, but not more than 30 feet.

Floor area ratio, maximum: 1.25.

Yard dimensions, minimum:

o Front: five feet.

o Side: five feet each side.

o Rear: 15 feet.



R-3 Residential District

The City’s Municipal Code Chapter 196 states that the purpose of this district is to advance the

achievement of a viable residential neighborhood; to encourage conservation and rehabilitation

of existing sound residential blocks; to support residential revitalization by a variety of housing

types and related uses; and to otherwise reinforce the residential characteristics of this district

by regulating uses and structures not compatible with district objectives.

Principal permitted uses are as follows:

Residential buildings.

Places of worship and associated residences, meeting places, and schools.

Public buildings and uses, such as schools, recreation centers, places of assembly, parks,

and playgrounds.

Retail businesses and services where:

o The block frontage on which the proposed activity wishes to be situated contains

at least two other retail businesses.

o If located in a building of two or more stories, the retail business or service will,

except as otherwise specified in this chapter, be located on the ground floor or

basement of the building with a separate exterior entryway permitting access

only to the retail area.

o It will contain no more than 1,000 square feet of customer sales or service area.

Accessory uses are as follows:

Garages.

Home occupations.

Signs.

Other uses customarily incidental to principal uses and on the same lot.

Other uses customarily incidental to hospital uses (such as related clinics, health

treatment and administrative uses; offices and labs for private doctors and/or health

City of Hoboken


maintenance organizations, pharmacies, flower and gift shops) located on a lot within

100 feet of the lot on which the principal use is located.

Pedestrian bridge.

Wireless telecommunications antennas.

Conditional uses are as follows:

Bars.

Clubs and community centers.

Essential utility or public services.

Clinics and nursing homes.

Loft buildings.

Planned unit residential developments.

Public parking facilities.

Restaurants.

Accessory uses customarily incident to principal permitted uses, but not on the same

lot.

Bulk Requirements are as follows:

Lot area, minimum: 2,500 square feet.



Lot coverage, maximum: 60% for principal buildings

Building height for principal buildings:



o A maximum height of 40 feet is allowed above design flood elevation as

established pursuant to Chapter 104, Flood Damage Prevention, of the Municipal

Code. The number of stories shall not be applied to determine building height,

but a minimum floor-to-floor height of 10 feet shall be required of all stories

above design flood elevation on new construction, including additions to existing

structures.

o Where adjacent grade exceeds the design flood elevation, building height shall

be permitted up to 40 feet above the elevation of finished grade surrounding the

structure.

o On a lot where no more than 50 feet of frontage exists between two existing

adjacent buildings that both exceed the maximum height permitted for the

district (as measured in feet), the new structure may match but shall not exceed

the height of the lower of the two buildings. Final height in such a case shall

include any front parapet.

o In all areas of special flood hazard, as established in Chapter 104 [of the City’s

Municipal Code], Flood Damage Prevention, enclosed areas below design flood

elevation of a new or substantially improved structure shall be usable only for

vehicle parking (where otherwise permitted by this chapter), building access, and

storage. Where otherwise permitted pursuant to this chapter, a commercial use

may also occupy the ground floor, provided that the floor meets the

floodproofing standards set forth in Chapter 104.

Density: residential density of development of a site will be determined by site area per

dwelling unit and maximum number of dwelling units adjusted where necessary for

other on-site principal uses as calculated below:

o Site area per dwelling unit (SA/DU), minimum: 660 square feet per dwelling unit.

o Dwelling units, maximum: site area divided by 660.

o Where principal uses in addition to residential are proposed for the subject

building (such as retail or office), the percentage of total permitted floor area

occupied by the nonresidential use shall be applied against the maximum

number of dwelling units and the residential units shall be reduced thereby,

except as specified below. Any fraction shall be equivalent to a whole dwelling

unit. On First Street, Newark Street and Observer Highway, nonresidential

principal uses located on the ground floor and basement (as permitted

City of Hoboken


elsewhere in this chapter) shall not be deducted from the maximum permitted

number of residential units.

Yard dimension, minimum:

o Front: Front yard setback shall be either 0 feet or shall match the setback of the

adjoining lots on either side except that no front yard setback shall exceed 10

feet. On a lot with less than 50 feet of frontage between two existing adjacent

buildings that both have a front yard setback greater than 0 feet but equal to or

less than 10 feet, the new structure shall match the lesser setback of the two

adjacent buildings. Where the lot frontage of a new building is 50 feet or more,

the front yard setback may match the lesser adjacent setback or be 0 feet. In any

instance, if there are no adjacent structures or both are set back more than 10

feet, the new structure shall be set back 0 feet.

Any fencing, landscaping, architectural feature or stoop extending beyond the

property line is subject to the requirements set forth in Chapter 168, Streets and

Sidewalks. Where a front yard setback exists or is created, fencing, landscaping,

architectural features and stoops within the setback shall not be counted as lot

coverage.

o Side: zero or five feet.

o Rear: 30 feet or 30% of the lot depth, whichever is less. In no event shall the rear

wall of the principal building, whether created by new construction or an

extension to an existing building, be permitted at a depth greater than 70 feet

from the front lot line. Rear yard areas are to be landscaped and accessible to

occupants and for maintenance purposes.


Southwest Hoboken Redevelopment Plan | The Need for Rehabilitation 29

3. The Need for Rehabilitation

This Redevelopment Plan has been prepared in accordance with N.J.S.A. 40A:12A-7A, which

provides that redevelopment projects may only be undertaken or carried out in accordance

with a redevelopment plan adopted by ordinance of the municipal governing body, upon its

findings that the specifically delineated project area is an area in need of redevelopment or in

an area in need of rehabilitation, according to the criteria set forth in Section 5 of the LRHL.

In 2006 the City of Hoboken Council initially directed the City’s Planning Board to study the area

in order to determine whether it was an “Area in Need of Redevelopment” in accordance with

the criteria specified at N.J.S.A. 40A:12A-5. On October 21, 2009, City Council renewed its

authorization of the Planning Board to undertake a Preliminary Investigation and conduct a

public hearing in order to determine whether the area of the City known as the “Southwest

Area” fulfilled the criteria for declaration as an “area in need of redevelopment”. This

resolution expanded the Study Area to include additional properties (Tax Block 11) that were

not included in the 2006 authorization. Further, on October 20, 2010, City Council again passed

a resolution that modified the extent of the lands subject to the Planning Board’s evaluation.

This modification removed Tax Blocks 7 and 8 from the Study Area since both of these blocks

had recently been developed with mid-rise residential condominiums. The current

Rehabilitation Area reflects these changes.

In 2011 Clarke Caton Hintz was retained by the Hoboken Planning Board to conduct a study in

order to determine whether the properties within the Study Area met the statutory

requirements for designation as an “area in need of redevelopment” pursuant to the LRHL.

Additionally, the scope of the studies was expanded to include a determination of whether the

properties within the Study Area met the statutory requirements for an “area in need of

rehabilitation” pursuant to the LRHL. The Clarke Caton Hintz study concluded that 26 of 35

properties in the Study Area satisfied the criteria for a determination of an area in need of

redevelopment. These properties represented 26.7% of the property acreage within the Study

Area. The study also concluded that the entire Study Area meets the criteria for an area in need

of rehabilitation based on the fact that the water and sewer infrastructure in the Study Area is

more than 50 years old and in need of repair and/or substantial maintenance. Also the entire

City was previously determined to be an area that qualified as being in need of rehabilitation by

P.L. 1975, c 104 and P.L. 1977, c 12.

As a result of the determinations made above, the City Council adopted a resolution on May 16,

2012 directing the Planning Board to consider this southwest area as an Area in Need of

Rehabilitation. On June 5, 2012, the Planning Board found that the area satisfied the criteria to

City of Hoboken

30 The Need for Rehabilitation | Southwest Hoboken Redevelopment Plan

be designated as an Area in Need of Rehabilitation under Section 14 of the Redevelopment Law

N.J.S.A. 40:12A-14(a). The City then adopted a resolution on June 20, 2012, designating the

entire Study Area as an area in need of rehabilitation and did not designate any part of the area

as an area in need of redevelopment. This Redevelopment Plan is therefore intended to apply

to the designated Southwest Rehabilitation Area.


Southwest Hoboken Redevelopment Plan | Visions, Goals and Objectives 31

4. Visions, Goals and Objectives

The vision of this Redevelopment Plan is to create a mixed use urban neighborhood that builds

on existing uses, such as industrial arts and art galleries, create an environment with more open

space and retail amenities, improve safety for all modes of transportation making it a walkable

neighborhood, and preserve and create jobs.

4.1 Master Plan Visioning

The 2004 Hoboken Master Plan and 2010 Master Plan Reexamination Report presented a

variety of recommendations regarding Southwest Hoboken, including the preservation of

urbanized industry and industrial arts, the need for more public park space, and the potential

for transit-oriented, mixed use development given the proximity of the area to the Hudson-

Bergen Light Rail (HBLR) connection at the Hoboken Terminal at the eastern end of Observer

Highway, as well as at the Second Street station just north of the Southwest Rehabilitation

Area.

Since the adoption of the Master Plan Reexamination Report in 2010, the City has acquired

property on Block 12 to create a park. Due to the various types of flooding from rain events and

storm surge, the City envisioned and implemented the southwest park as a resiliency park, built

with green infrastructure to hold back stormwater. As a result of this park being built with the

dual purpose of flood mitigation, it is referred to as the Southwest Resiliency Park.

Figure 9: Construction underway for Southwest Resiliency Park, with stormwater storage being installed and rain garden areas being

formed.

The City is now in the process of acquiring a portion of Block 10 to expand the Southwest

Resiliency Park and continue these dual efforts of flood reduction and provision of community

park space.

City of Hoboken

32 Visions, Goals and Objectives | Southwest Hoboken Redevelopment Plan

Additionally, the City is implementing traffic improvement measures to ensure that connections

throughout this area are safer and more effective, including pedestrian access to the new park.

Figure 10: Landscape Architect's rendering of Southwest Resiliency Park and diagram of flood storage design.

4.2 Redevelopment Visioning Process

The City engaged in several meetings and surveys to gain community input on the vision for the

Redevelopment Plan. These public engagement activities included an online survey (June/July

2015), a stakeholder focus group meeting (Aug 2015), public open house (March 2016), public

meeting (Oct 2016), and online comments regarding scenarios (Oct 2016). Descriptions of these

efforts are provided in the following subsections.

ONLINE SURVEY SUMMARY

During a period from June 25 to July 22 during the summer of 2015 (approximately 4 weeks), a

comprehensive interactive survey was posted on the City of Hoboken’s website to get feedback

from the community on the vision for southwest Hoboken. When the survey was closed there

were 673 responses that provide a wide range of public input and insight. A summary of the

results is found in Appendix 10.1 at the end of this document.



STAKEHOLDER FOCUS GROUP MEETING

As the second step in the public engagement strategy of this Plan, letters were sent to all

property owners within the Southwest Rehabilitation Area based on the most current listing

available from the City to invite them to an interactive focus group meeting organized and

facilitated by Maverick & Boutique (M&B). The meeting was held on August 18, 2015 and was

attended by approximately 30 property owners and/or their representatives. The meeting was

facilitated by John Findlay of M&B, using their innovative “Zing” methodology. Zing employs

multiple keyboards, and the stakeholders were grouped around multiple tables and their

comments were entered by keyboard and displayed as various questions were discussed so

that all of the comments were visible by the other groups simultaneously. The questions

delved into what the stakeholders thought was good about the neighborhood and what was

missing and needed to be addressed. They were also asked what existing conditions in the

neighborhood should be “abandoned”. The summary of the stakeholder input is found in

Appendix 10.2 at the end of this document.

Also, throughout the planning process for this Redevelopment Plan, all property owners were

provided with the opportunity to share their concerns and ideas with the planning professionals

working on the Plan.

PUBLIC MEETING –STRENGTHS, WEAKNESSES, OPPORTUNITIES, AND THREATS

On March 10, 2016, the City conducted an Open House employing several topic-oriented

“stations,” including a station that demonstrated the “Synchro” computer model for analyzing

traffic patterns, flows, and performance. The general station topics were based on “SWOT”

(Strengths – Weaknesses – Opportunities – Threats). Community participants were provided a

guidesheet and were encouraged to provide written comment regarding each station.

PUBLIC MEETING – ALTERNATIVE CONCEPT DEVELOPMENT SCENARIOS

During the summer of 2016, while Maser Consulting was conducting a traffic circulation study,

the planning team developed four alternative concept development scenarios. These concept

plans were reviewed at an advertised public meeting on October 13, 2016. After the public

meeting, the comment sheet was transferred to an interactive online version, and the online

response comment period was extended through October 26, 2016. While the public meeting

was attended by approximately 40 people, through the extended online survey period the City

received a total of 100 comment sheet responses.

City of Hoboken

34 Visions, Goals and Objectives | Southwest Hoboken Redevelopment Plan

The description of each alternative development scenario was provided on the comment sheet

and a key aerial map with block and lot lines shown and labeled. Common themes of all of the

scenarios included the following:

Circulation Improvements – Short term GPS syncing of traffic signals and longer term

improvements with additional signals and creation of a “loop” circulation pattern.

Park Expansion – A desire to acquire part of Block 10 to expand SW Park to the west

(Park Expansion Area 1).

Density Controls – Use of traditional Hoboken neighborhood density – calculating the

permissible number of dwelling units by dividing the lot area square footage by 660 and

limiting structures to a height of 40 ft above DFE with a minimum lot size of 2500 SF.

This residential option is common to all scenarios for the 86 ft deep strip between

Newark Street and the Jersey City border to the south and could be accessed by a

common rear alleyway.

Preserve Urban Manufacturing and Encourage Commercial Uses – The introduction of a

mixture of residential, hotel, and neighborhood retail to the existing industrial and office

uses through the adoption of a redevelopment plan as an “overlay” will provide optional

land uses to property owners who choose to participate in the implementation of the

Plan.

The descriptions of each alternative development scenario presented at the October 13, 2016

public meeting and the full summary of comments are available in Appendix 10.4.

There were several common threads running through the comments:

The majority of respondents favored the scenarios with the expansion of the SW Park to

include all of Block 10. Based on the overall number of responses, Scenario #2 received

the most responses as the “preferred” scenario (this scenario is the basis of the

Redevelopment Plan).

There was strong support for the concept of the alleyways for the properties on the

south side of Newark Street.

There was strong support for the concept of “pocket neighborhoods”.



There was strong support for the one-way “loop” circulation system proposed in the

Maser traffic study.

There was strong support for the clustering of density in taller buildings on Block 9 in

exchange for park expansion to the rest of Block 10. Some suggested that the buildings

on Block 9 be allowed be higher than 80 feet above DFE if it meant expanding the park

to include all of Block 10.

There was strong support for the parking structure behind the Hoboken Business

Center, with some suggestions that it include street level retail and residential on the

upper floors.

The City has chosen Scenario #2 as the concept on which to base this Southwest

Redevelopment Plan. This scenario best meets the vision, goals, and aspirations of a proposed

redevelopment plan.

STAKEHOLDER GROUP MEETING

An additional stakeholder meeting with property owners was held on April 27, 2017 to conduct

a review of the Plan concepts and to hear out additional ideas from property owners. This

meeting was well attended, with approximately 30 attendees representing various property

owners in the Rehabilitation Area.

City of Hoboken

36 Traffic & Circulation Recommendations | Southwest Hoboken Redevelopment Plan

5. Traffic & Circulation Recommendations

Seeking to ensure the Southwest Rehabilitation Area is safe for all modes of transportation and

that residents will be able to safely access the first phase of the new Southwest Resiliency Park,

the City as part of this Plan authorized Maser Consulting’s Municipal Traffic and Transportation

Group to conduct a traffic study in May of 2016 in order to improve circulation while ensuring

safety of pedestrians, bicyclists, and cars. These roadways support regional commuter travel to

and from the City. These roadways also provide a direct connection to Jersey City. The study

was conducted during the period immediately after the new traffic signals were activated by

Hudson County along Observer Highway, but before the end of the school year, so as to get the

most accurate results.

5.1 Traffic Improvements Authorized for Southwest Hoboken

Newark Street is the primary entrance and exit gateway point at the southwest quadrant of

Hoboken. Motorists entering Hoboken use Newark Street eastbound to traverse to

Jackson Street northbound, Paterson Avenue westbound, or Observer Highway eastbound.

Motorists exiting Hoboken use Monroe Street or Harrison Street to traverse to Newark Street

westbound. Newark Street is bound by commercial properties and Harrison Street, Jackson

Street, and Monroe Street are bound by commercial and residential properties.

Improvement alternatives were analyzed to mitigate congestion while improving safety for all

modes of transportation. Based on the analysis recommendations, the improvements approved

by the City that will be installed starting in 2017 include the following (note: the plans to

address gridlock at Monroe with the directional changes to Paterson Avenue must be approved

by Hudson County):

Opening up Jackson Street to two lanes by removing on-street parking and the bicycle

lane.

Creating safe pedestrian access to the Southwest Resiliency Park, businesses, and

residences in the area while improving traffic flow by adding new traffic signals at

Jackson Street at Observer Highway, Harrison Street at Observer Highway, and Madison

Street at Observer Highway.

Fixing the gridlock at Monroe Street and Observer Highway that affects the entire

southwest area. The three-way intersection of Monroe Street, Observer Highway, and

Paterson Avenue requires longer traffic signal cycle lengths, creating significant traffic


Southwest Hoboken Redevelopment Plan | Traffic & Circulation Recommendations 37

backups. By converting Paterson Avenue to one-way westbound between Monroe

Street and Harrison Street, the intersection is simplified and allows for adding 20% more

green time for Monroe Street and Observer Highway. This recommendation from the

Hoboken-Jersey City Subregional Connectivity Study commissioned by Hudson County

and funded by the North Jersey Transportation Planning Authority (“NJTPA”) in 2011

was confirmed with traffic modeling by Hoboken’s engineer.

Opening Madison Street to create more options for entering Hoboken. The addition of a

second turning lane on Madison Street between Newark Street and Observer Highway

and allowing vehicles to go left, right, or straight from Madison Street by removing the

existing bollards, will create a new option for entering Hoboken and greatly reduce

vehicular volumes turning onto Jackson Street.

Converting the Jersey Avenue/Newark Street gateway into Hoboken from two to four

lanes to improve circulation into and out of Hoboken, adding a dedicated right turn lane

from Harrison Street onto Newark Street, and creating a second lane on Harrison Street

for traffic turning east onto Observer Highway.

Optimizing the Hudson-Bergen Light Rail signal at the intersection of Paterson Avenue

and Marshall Street to improve coordination with other southwest traffic signals and

reduce delays caused by light rail crossings.

Adding parking along the south side of Paterson Avenue and west side of Jackson Street

will help buffer the Southwest Resiliency Park from traffic.

City of Hoboken


Figure 11: Southwest Hoboken Traffic Improvement Plan 2017



5.2 Additional Pedestrian Safety Improvements Adjacent to the Area

Near the Rehabilitation Area, just to the east, the City has approved pedestrian improvements

along Newark Street between Willow Avenue and Jefferson Street. These improvements are

aligned with the Southwest Traffic Improvements noted above.

Currently in this area, a low percentage of drivers are stopping for pedestrians in crosswalks.

There are skewed intersection geometries with wide pedestrian crossings, missing crosswalks

(especially across Newark Street), no dedicated bicycle facilities, and no loading zones for

deliveries. To address this, there are several proposed improvements, including the following:

Studies show that curb extensions (concrete, landscaped, and painted) achieve the

following:

o Increase the rate of drivers stopping for pedestrians in crosswalks by 34%-43%

o Improve visibility (for pedestrians and drivers)

o Reduce pedestrian crossing distances (less exposure to traffic)

o Slow vehicular turning movements (without impeding them)

o Help beautify the street (with landscaping)

o Improve visibility of signs

Pedestrian island w/mid-block crosswalk (between Jefferson St. and Adams St.) to

create an Observer Hwy crossing at Henderson St

o Pedestrian islands are one of Federal Highway Administration's proven

countermeasures

o Studies have shown that pedestrian collisions are reduced by as much as 46%

New crosswalks (3)

Physically separated bike lane on the south side of the street

o Increase function of underutilized curbside space on the south side of Newark

o Decrease frequency of cyclists feeling need to ride bikes on the sidewalk

City of Hoboken


o No change in parking spaces (no existing parking on south side of Newark -

cannot fit)

Loading zones (2)

Rectangular Rapid Flashing Beacon (RRFB) signs (2 locations – mid-block crosswalk east

of Jefferson St and Grand St)

o Studies have shown that RRFBs increase the rate of drivers stopping for

pedestrians in crosswalks to between 80-90%

o They are only activated when a pedestrian is in a crosswalk, so it avoids drivers

becoming desensitized to permanent flashing

All-way stop sign at Newark/Grand (pending Hudson County study)

5.3 Subregional Recommendations for Long Term Circulation Improvements

In 2011, a Jersey City/Hoboken Connectivity Study was prepared for Hudson County and NJTPA

by Eng-Wong, Taub & Associates. One of the “long term recommendations” in the Hoboken-

Jersey City Connectivity Study is to construct a new connector road that would link Coles Street

to Paterson Plank Road/Mountain Road along the Hoboken-Jersey City border. Such a new

connector road could go under the railroad tracks and would then follow the alignment of the

light rail staying west of the light rail tracks. Because of clearance issues, Hoboken Avenue

would need to be realigned so that it is perpendicular to Coles Street, creating a safer 90 degree

intersection. The new connector roadway could have nine foot sidewalks and five foot bicycle

lanes on either side adding a new north/south bicycle and pedestrian connection.

To make the connector road more attractive for motorist with origins and destinations outside

the Rehabilitation Area, the Hoboken-Jersey City Connectivity Study also recommends

constructing new ramps to the major highways, including an exit ramp from I-78 eastbound to

Hoboken Avenue, an entrance ramp either from Hoboken Avenue to I-78 westbound or from

Coles Street to I-78 westbound, and an entrance ramp from Coles Street to Route 1 & 9

southbound.

Although such a connector road would be a long term improvement project and is a costly

alternative, the City, working with Jersey City and Hudson County, can pursue funding sources

to eventually implement such a project.



Figure 12: Jersey City/Hoboken Connectivity Study long term traffic improvement recommendation.

5.4 Additional Traffic Concepts Part of Redevelopment Plan

It should be noted that the traffic analysis and both the short and long term solutions were

intended to mitigate congestion and improve pedestrian and bicycle mobility based on existing

conditions. The Redevelopment Plan recommends rear alleyways and supplemental accesses to

minimize curb cuts and loading along Newark Street and other neighborhood streets. These

traffic concepts are intended to enable access for new infill redevelopment without interfering

with the traffic patterns recommended for vehicular mobility through the neighborhood as

noted above.

City of Hoboken

42 Redevelopment Plan | Southwest Hoboken Redevelopment Plan

6. Redevelopment Plan

6.1 General Plan Components

This Redevelopment Plan is designed to build upon some of the existing uses of the Southwest

Rehabilitation Area, from wallpaper manufacturing to art galleries to gyms and dance studios to

co-working business spaces. The Plan envisions a dynamic neighborhood in which to live, work,

and play. The area is to have additional open space to bring people together and retail and

microbrewery type of businesses for gathering. As well, circulation improvements will ensure

safe travel for all modes of transportation.

The final development scenario of this Redevelopment Plan is based on Alternative Scenario #2,

which is outlined as follows:

Expansion of Southwest Resiliency Park

Retention of urban manufacturing and commercial uses

Increase neighborhood retail opportunities

Minimize vehicular conflicts and congestion impacts on pedestrian-bicycle mobility

through alleyways and supplemental accesses/streets.

Limit residential intensity to be consistent with typical Hoboken neighborhoods, with a

density of 660 SF of lot area per unit (66 du per acre), but allow building heights to be

increased to address site constraints such as accommodating access to alleyways or

enabling the expansion of Southwest Resiliency Park.


Southwest Hoboken Redevelopment Plan | Redevelopment Plan 43

Figure 13: Redevelopment Plan Concept Map

6.2 Rear Alley and Supplemental Accesses

ALLEYWAY FOR SUBAREAS A AND B (SEE FIGURE 18 FOR SUBAREAS)

The alleyway concept was conceived as a solution to the impact of multiple curb cuts from new

development along Newark Street and originally focused on Subareas A and B (Blocks 3, 3.01,

3.02, and 139.1). Grove Street (CR 635) would be the crossing point of the rear alley, which

would be a private road, but controlled by a redevelopment agreement(s) with adjoining

property owners.

The irregular development condition in this Rehabilitation Area provides an important

opportunity to craft a creative solution for the provision of vehicular and pedestrian access.

While Hoboken has a largely regular street grid pattern, the historic grid layout includes alleys.

For example, Court Street’s right-of-way is 20 feet wide and runs from Newark Street

northward to 7th Street (Figure 15). A number of structures front the alleyway, which runs

City of Hoboken


through the block, though accessory uses such as garages and other types of off-street parking

are common. This alleyway is an important community asset and identifying feature of the

neighborhood. As evident in the photos in Figure 14 and 16, the alleyway can be an attractive

streetscape feature with interesting paving patterns, sunlight, and an intimate scale. The

pocket neighborhood concept would use the alleyway as a linear open space.

Blocks 3, 3.01, 3.02, and 139.1 consist mostly of lots 25 feet wide and 86 feet deep in the I-2

zone. Some lots have been combined with adjacent lots, while others are irregular. The 25’x86’

lots do not meet the minimum size requirements of the I-2 zone.

Moreover, the intersection of two heavily-trafficked streets in the Rehabilitation Area results in

significant congestion. When these Subareas undergo redevelopment, curb cuts along Newark

Street should be avoided to prevent any additional congestion or unsafe traffic conditions.

However, the absence of curb cuts along Newark Street does not foreclose upon access to new

developments. As a result, vehicular access to the alley may be allowed at periodic intervals

along the street frontage and increased building heights may be allowed to accommodate the

allowed density where these accesses are allowed, as negotiated in a redevelopment

agreement. As well, concentrating parking into multiple levels on one portion of a project site in

this area may be allowed to optimize the building square footage for mixed use, as negotiated

in a redevelopment agreement.

Figure 14: Illustrations of the design concept for the alleyway behind residential buildings along Newark Street that doubles as

neighborhood open space.



Figure 15: Court Street streetscape (Image © Google). The alley would provide access to parking or retail, but would also serve as a

linear open space for a “pocket neighborhood”.

The combination of short blocks and heavy volume of traffic cutting through the Rehabilitation

Area to get to Paterson (Plank) Avenue results in significant congestion at the intersection of

Newark Street and Jackson Street. As a result, the idea of the rear access alley or service road to

prevent curb cuts along Newark Street (a similar concept as was employed in the Hoboken Yard

Redevelopment Plan) was expanded to other blocks to create the pocket green spaces and

additional potential to expand the Southwest Resiliency Park through clustering density to

higher buildings in exchange for parkland.

Because the Redevelopment Plan applies to a Rehabilitation Area, the implementation of the

alley or service road would need to be addressed as private property owners pursue

development approvals after the Redevelopment Plan is adopted. Other issues include:

The neighborhood alleyway will be privately owned and maintained, although the alley’s

access to Newark Street would likely be adjacent to property owned by New Jersey

Transit that is furthest west along Newark Street. The redevelopment agreement(s)

would need to include a shared access/shared services agreement and ensure proper

maintenance of the alleyway area.

Alley access to Newark Street, Grove Street, and Henderson Street should discourage

through traffic from those streets through the use of pedestrian-friendly streetscape

design and “private road” markings.

City of Hoboken


Figure 16: Image illustrating one approach to a pocket neighborhood pedestrian alley or "mews". The alleyway in this Redevelopment

Plan is to be designed to accommodate cars for the purpose of this Plan.

On-site redevelopment might not occur simultaneously, so the alleyway may need to be

constructed on a project by project basis. To accommodate this, vehicular access to the

alley may be allowed to be provided to a project from Newark Street, as negotiated in a

redevelopment agreement.

o It is encouraged for groupings of lots to be developed together to minimize these

instances.

o For redevelopment projects under this Redevelopment Plan, no private driveway

accesses are allowed on Newark Street, only shared alleyway accesses. Existing

driveways for current uses may remain and any application for underlying I-2

zoning purposes may request such private driveways.

The provision of a 20’ wide alleyway and 6 foot wide landscaped walkway would result

in a small private space of about 10’ depth and general building depth of approximately

52’ (considering percentage of lot coverage).



A pocket neighborhood alleyway running the length of Subareas A and B is feasible given the

conditions to be described in this section. The alleyway would effectively begin near the

intersection with Jackson Street and Newark Street. Rather than intersect directly with the

streets, the alleyway’s westernmost access point from Newark Street would be located due

west of the Jackson Street intersection. The alley would then run for about 100 feet due south

to the Jersey City border, whereby it would make a sharp turn towards the east and run along

the southern boundary of the parcels in Blocks 3 and 3.01 to the intersection with Grove Street

(representing a distance of about 400 feet). The eastern section of the alleyway would consist

of roughly 450 linear feet from Grove Street east to Marin Boulevard. The majority of this

section of the alley would run in line with the western section of the alleyway, parallel to

Newark Street to Block 3.02, Lot 13. At that lot, the alleyway would follow the municipal

boundary line to intersect Henderson Street at a right angle at the furthest distance possible

from the intersection of Henderson Street and Newark Street. Again, alternative access points

to the alleyway may be allowed to address the multiple ownerships of property in these

Subareas, as negotiated in a redevelopment agreement.

SUPPLEMENTAL ACCESSES FOR SUBAREAS C AND D (SEE FIGURE 18 FOR SUBAREAS)

The feedback from stakeholders recognized the need for truck circulation and loading zone

improvements if the urban industrial uses and commercial office uses are to remain viable. The

development of the Southwest Resiliency Park and the lack of parking, generally, for business

owners, employees, and visitors is a challenge for the neighborhood, with most all existing

street parking being monopolized by residential unit owners.

As a result of the input from such stakeholders, the Redevelopment Plan allows for access to

neighborhood parking in the residential areas, reservation for loading behind/adjacent to the

Chambord Place Building and Hoboken Business Center buildings on supplemental accesses,

and a shared parking structure behind the Hoboken Business Center that may be used to serve

infill development within Block 6, any expansion of the Hoboken Business Center on Block 5,

and general parking demand. The details of the supplemental accesses may be negotiated in a


6.3 Expansion of the Southwest Resiliency Park

The Southwest Resiliency Park is currently under construction, and the City is actively pursuing

the expansion of the park in the future to provide a more diverse combination of recreational

opportunities. The City is currently pursuing the acquisition of Block 10, Lots 1-7 and 30-36

(0.80 acres) through direct purchase on a parallel process to the redevelopment process. This

City of Hoboken


portion of Block 10 is shown as PARK EXPANSION AREA 1 in Figure 13: Redevelopment Plan

Concept Map.

Additional expansion of the Southwest Resiliency Park on Block 10 would be required if

residential development were proposed under this Redevelopment Plan in Subarea E described

later in this Chapter. Density from the land area in the former Marshall Street ROW: Block 10,

Lot 37 and Block 9, Lot 7, shown on the Redevelopment Plan Concept Map (Figure 13) as PARK

EXPANSION AREA 2 and density from Block 10 Lots 8-29, shown on the Redevelopment Plan

Concept Map as PARK EXPANSION AREA 3, will be required to be clustered to the remainder of

Block 9 with additional height to be permitted to achieve the otherwise allowable number of

units. As part of a redevelopment project through this Redevelopment Plan, the PARK

EXPANSION AREA 2 may be considered for park or other public use (e.g., roadway or access), as

negotiated in a redevelopment agreement.

Figure 17: Rendering of potential park expansion and development per Redevelopment Plan

6.4 Land Uses - General

The Redevelopment Plan is separated out into different Subareas, and each has its own mix of

uses. The Redevelopment Plan employs a different approach regarding each of the following

land uses.

Low Density Mixed Use (Based generally on R-3 density, height, and building depth)



Clustered Density Mixed Use (Based on same R-3 density, but shifted into taller

buildings on Block 9 to enable expansion of Southwest Resiliency Park on Block 10).

Park Space (Southwest Resiliency Park and neighborhood parks and mews)

Urban Industrial

o The Redevelopment Plan incorporates provision of loading behind/adjacent to

the Chambord Place Building and Hoboken Business Center buildings on

supplemental accesses, and the possibility of shared/neighborhood parking in a

parking garage at the Hoboken Business Center site.

Neighborhood Commercial/Hotel

Neighborhood Commercial/Retail

Office-Commercial

Parking Garage

Community Facilities (Firehouse)

6.5 Plan Subareas

Due to the variety of site constraints and opportunities, the Rehabilitation Area has been

divided into Subareas to address those site features. The Subareas are as follows:

City of Hoboken


Figure 18: Southwest Redevelopment Plan Subarea Map.



SUBAREA A

Subarea A consists of Blocks 3, 3.1, and a portion of 3.2 (Lots 1-11), the area south of Newark

Street. The designated use is Lower Density Mixed Use.

Land Use - Lower Density Mixed Use

Residential: Based generally on R-3 residential density (calculated by dividing total lot

area by 660 SF of lot area per dwelling unit; equal to 66 dwelling units/acre).

Retail: Retail is permitted throughout Subarea A. Ground level and first floor retail is

permitted and encouraged without restrictions regarding a maximum of customer floor

area or minimum number of other uses on the block. Retail is allowed on upper floors,

as negotiated in a redevelopment agreement. Permitted retail uses are the same as in

the R-3 zone, as well as restaurants as a permitted use.

To optimize ground level and/or first floor retail, parking may be allowed to be

concentrated into multiple levels on one portion of a project site in an area along with

additional residential height to optimize the building square footage for mixed use and

to provide the allowed residential density, as negotiated in a redevelopment agreement.

Bulk Requirements - Lower Density Mixed Use

Lot area, minimum: 2,000 SF. If an existing lot is less than the minimum lot area, it may

be developed in conjunction with adjacent lots in order to comply.

Lot coverage, maximum: 60%

If an existing building that exceeds the allowable lot coverage is proposed to be

adaptively reused for Lower Density Mixed Use in accordance with this Redevelopment

Plan, if the City deems it appropriate to maintain that building, the existing lot coverage

of said building may be allowed per a redevelopment agreement.

Building height, maximum: The general height is to be 40 ft above DFE. For this area,

DFE is between 13 and 14 ft, so it is expected up to 4 stories over a ground story of

retail.

o Additional height may be permitted up to 60 ft above DFE if the City determines

that the implementation of the alleyway access points reduces the developable

footprint of a lot so that the residential density otherwise permitted on the

City of Hoboken


property cannot be accommodated on the lot(s) within the base height

limitation, as negotiated in a redevelopment agreement.

o Where retail is proposed below DFE or on the first level above DFE, additional

height may be allowed for taller ceilings in the retail space, as negotiated in a

redevelopment agreement. This additional height would be in addition to any

additional amount allowed for residential as noted above.

o If an existing building that exceeds the allowable building height is proposed to

be adaptively reused for Lower Density Mixed Use in accordance with this

Redevelopment Plan, if the City deems it appropriate to maintain that building,

the existing height of said building may be allowed per a redevelopment

agreement.

Dwelling units, maximum: Site area square footage divided by 660.

General Observations

Under these regulations, the maximum floor area would be 56,116 SF of lot area * 60% lot

coverage * 4 stories, or up to approximately 134,678 SF of residential.

Maximum allowable residential in entirety of Subarea A is 85 dwelling units, calculated by

dividing total lot area (56,116 SF) by 660 SF of lot area per dwelling unit. At an average unit size

of 1,200 SF and assuming a building efficiency of 85%, the residential component would consist

of approximately 120,000 SF of floor space, although larger dwelling units are allowed and

could be accommodate in the Subarea. Nine of the 85 dwelling units would be treated as

affordable units.

If 120,000 SF were to be used to accommodate the residential above DFE, this would leave

14,678 SF of floor area for non-residential retail use. Additional space below DFE on the ground

level may also be used for retail.

SUBAREA B

Subarea B consists of Blocks 139.1 and the remaining portion of 3.2 (Lots 12-15), on the corner

of Newark Street and Henderson Street. The designated use is Neighborhood

Commercial/Hotel.



Land Use - Neighborhood Commercial/Hotel

Hotel: The land use allowed in this subarea at the corner of Henderson and Newark

Streets is a specialized hotel (somewhat like an extended stay format) that may be

combined with a “we-work” style office environment.

Neighborhood Commercial: Commercial and retail uses in accordance with the non-

residential uses permitted in the CBD Zoning District.

Permitted Accessory Uses:

o Restaurants/Bars.

o Retail Business & Services.

o Business & Professional Offices – except on ground floor.

o Meeting and Conference Facilities

Bulk Requirements – Neighborhood Commercial/Hotel



Lot coverage, maximum: 80% for principal buildings, 10% for accessory buildings


o For Neighborhood Commercial, not more than 40 ft above DFE.

o For Hotel without ground-level retail or office, 80 ft above DFE.

o For Hotel with both ground-level retail and three levels of office space, 160 ft

above DFE (incentive if providing complementary office space as part of

development).

Floor area ratio (FAR), maximum:

o Neighborhood Commercial: 1.25

o Hotel without retail or office: 4.00

City of Hoboken


o Hotel with ground level retail and at least three levels of office space: 8.00

Figure 19: Rendering of Subarea B with maximum height in comparison to adjacent existing residential building in Jersey City and

potential development of Subarea A.


The total lot area of Subarea B is 24,661 SF, all under the same ownership. Under these

constraints, the maximum developable lot area would be 24,661 SF * 80%, or about 19,729 SF.

Assuming the use for this area to be a hotel with both ground-level retail and 3 levels of office

space, with an applicable building FAR of 8.00, this would allow for 197,288 SF of floor area.

Assumptions for square footage by use are as follows:

Ground-Level Retail: 19,729 SF

Office Space (3 stories): 59,187 SF

Hotel: 118,374 SF (6 stories). Assuming a building efficiency ratio of 75% and an average

room size of 500 SF, this would accommodate approximately 178 rooms.

The applicable FAR for a hotel without retail/office space is 4.00, allowing for 98,644 SF

of floor area. Using the same efficiency ratio of 75% and average room size of 500 SF,

the hotel could accommodate approximately 148 rooms.

SUBAREA C

Subarea C consists of Block 4 (Lot 1) and Block 5 (Lots 1-17), the site of the Hoboken Business

Center. In the Redevelopment Plan, this area is designated as Office-Commercial and would

also be the site of a parking garage in addition to the existing Hoboken Business Center facility.

This area would permit all uses permitted in the Urban Manufacturing/Industrial land use



category, as well as conventional office use, technology and research, studios, retail, business

and professional, and educational space.

In April 2016 the Hoboken Business Center received Zoning Board Approval for additional

height totaling 77 feet, added stories (5 proposed), reduced setbacks, increase FAR of 2.28, and

ground level retail. The property owner may choose to develop this portion of the site as

approved by the Zoning Board.

It is assumed that the Hoboken Business Center (the “northern portion” of Block 5, consisting of

Lots 3-14 / total lot area of 30,000 SF) would remain as is or redesigned in conjunction with the

Zoning Board Approval. Block 5, Lots 1-2 and 15-17 (the “southern portion” / total lot area of

25,275 SF) and Block 4 Lot 1 (total area of 7,514 SF) could be developed as a parking garage /

loading zone with some Lower Density Mixed Use development allowed on the Block 4 site and

on the “southern portion” in conjunction with the parking garage, as described below.

Land Use - Office-Commercial

Office-Commercial is proposed for the site that currently includes the Hoboken Business

Center complex: Block 5, Lots 3-14. This land use category would permit the uses

permitted in the Urban Manufacturing/Industrial land use category (see Subarea D

below for Urban Manufacturing/Industrial uses), as well as conventional office use and

the following:

o Specialty Services: provision of services related to an area of special expertise,

such as electronics, communications, security, audio-video recording studios,

entertainment, cinema, or similar fields involving technology or applied sciences,

in accordance with performance standards for noise, dust and emissions.

o Technology & Research: businesses oriented to research and development of

technology, such as electronic, mechanical, medical, sustainable (green), or

climate change and adaptation practices and products.

o Studios for design professionals such as architects, landscape architects,

engineers, interior designers, graphic artists, musicians, dancers, sculptors,

model makers, photographers, or videographers.

o Retail Business and Services, as well as restaurants as a permitted use.

o Business and Professional Offices

City of Hoboken


o Educational Space: Inclusive of educational activities of a public or private

primary or secondary school, charter school, or of a college or university.

Bulk Requirements Office-Commercial



Lot coverage, maximum: 90% for principal buildings with onsite parking; 70% for

principal buildings without onsite parking; 10% for accessory buildings

Building height, maximum: for commercial and/or office – 80 ft above DFE

FAR, maximum: commercial/office – 4.00

If the redeveloper is maintaining the existing structure and that structure does not

comply with the bulk requirements, the existing building may be permitted to remain

with the current bulk dimensions, as negotiated in a redevelopment agreement.

Land Use - Parking Garage with Lower Density Mixed Use

A public parking garage use is permitted on Block 5, Lots 1-2 and 15-17 and Block 4 Lot

1. The public garage is expected to serve not just on-site uses, but it also is to be large

enough to accommodate commuters and some other neighborhood residential and

retail parking demand.

Additional Commercial-Office space may be permitted on top of the parking garage, up

to two stories. Commercial-Office Uses permitted in Subarea C are defined above.

Alternatively to additional Commercial-Office above the parking garage, residential may

be permitted on top of the parking garage on Block 5, Lots 1-2 and 15-17, up to three

stories.

o The residential density maximum for all of Subarea C would be the site area for

this southern portion (25,275 SF) and Block 4, Lot 1 (7,514 SF) divided by 660. A

total number of units allowed on the Subarea would be 49 units. If the project is

proposed as one development, these may be built in the additional stories above

the parking garage and/or in a structure on Block 4, Lot 1. The details (e.g.,

height, distribution between Blocks, etc.) of such mix of uses would be




Retail is required to wrap the ground level of the garage. If residential development is

proposed on Block 4, Lot 1, retail is required to be provided in that structure. Permitted

retail uses are the same as in the R-3 zone, as well as restaurants as a permitted use.

Rooftop uses may be allowed, in line with the Commercial-Office and Retail Uses

allowed in this Subarea, as deemed appropriate by the City and negotiated in a


Bulk Requirements – Parking Garage with Mixed Uses

Lot area, minimum: 5,000 square feet. If an existing lot is less than the minimum lot

area, it may be developed in conjunction with adjacent lots in order to comply.

Lot coverage, maximum: 90% for principal buildings with onsite parking; 70% for

principal buildings without onsite parking; 10% for accessory buildings. For the purposes

of this site, the existing Hoboken Business Center and the Parking Garage Structure

would both be considered principal buildings.

If commercial or residential is permitted above the Parking Garage Structure, those

floors would be allowed the same lot coverage percentage as the Parking Garage

Structure.

Building height, maximum: 80 feet.

o Office-Commercial uses may be permitted for an additional two stories over the

parking garage, to be negotiated in a redevelopment agreement.

o Residential use may be permitted for an additional three stories over the parking

garage in lieu of any Office-Commercial above the garage, to be negotiated in a



The total lot area of the southern portion of Block 5 is approximately 25,275 SF, plus another

7,514 SF for Block 4 Lot 1; however, there is additional lot area constituting the existing surface

parking lot onsite that is within Jersey City. It is assumed that the parking garage would be built

on the 25,275 SF of Block 5, but recognize that it may be allowed to straddle the two

municipalities to best take advantage of the site topography, which would require necessary

approvals from Hoboken and Jersey City. The Plan was modeled considering 500 parking

spaces.

City of Hoboken


As noted previously, there is a recognized need for parking access circulation and loading zone

improvements for the commercial office uses to remain viable in Subarea C. The

Redevelopment Plan allows for access for these purposes via supplemental accesses; the details

of the supplemental accesses are to be negotiated in a redevelopment agreement.

Maximum allowable residential density in Subarea C is 49 dwelling units, calculated by dividing

total allowable lot area (25,275SF + 7,514 SF) by 660 SF of lot area per dwelling unit. Of these

units, 5 would be affordable (10%) and 44 would be market rate.

SUBAREA D

This subarea consists of the entirety of Block 6. Only the northern part of the block (Lots 14-25 /

30,000 SF) would be dedicated to Urban Manufacturing/Industrial uses, while the remainder of

the block (Lots 1-13 and 26-29 / 43,600 SF) would be Lower Density Mixed Use (similar bulk

requirements as Subarea A).

Land Use - Urban Manufacturing/Industrial

Urban Manufacturing/Industrial use is proposed for various locations in the

Rehabilitation Area. In Subarea D, this use is designated for the Observer Highway

portion of Subarea D, where the existing building(s) would be designated for Urban

Manufacturing/Industrial uses.



Figure 20: The retention and attraction of businesses like wallpaper manufacturer at Chambord Place at 38 Jackson Street is an objective

of this Redevelopment Plan

Permitted Uses include those uses permitted in the I-2 Industrial Zone.

The following additional uses shall be permitted in the areas designated for Urban

Manufacturing/Industrial, subject to compliance with the requirements of this

Redevelopment Plan:

o Industrial Arts Space/Urban Manufacturing: a place of work for small scale

machinists, woodworkers, craftsmen, or similar businesses engaged in working

with raw materials to create finished products for sale, such as furniture,

cabinetry, glass, musical instruments, models, theater sets, food products, or a

similar creative or modern manufacturing use including persons engaged in the

application, teaching, or performance of such endeavor; such space shall not

include residential occupancy but may include a very limited area for accessory

office space (i.e. accessory exclusively to the on-site activity, not to an off-site

activity) as well as limited toilet and washroom installation.

o Hydroponic Gardening and Rooftop Gardening

o Indoor Recreation:

City of Hoboken


Recreation, Commercial – Recreation facilities operated as a business and

open to the general public for a fee; and

Recreation, Public – Recreation facilities open to the general public with

or without a fee.

o Artist Studio – A place of work for an artist, artisan, craftsperson, dancer,

designer, musician, photographer, videographer, or a similar creative or light

manufacturing use including persons engaged in the application, teaching, or

performance of such endeavor; such space shall not include residential

occupancy but may include a very limited area for accessory office space (i.e.

accessory exclusively to the on-site activity, not to an off-site activity) as well as

limited toilet and washroom installation.

o Artist Galleries – Facilities for showcasing artwork or industrial artwork.

o Microbrewery (“Brewpub”) – defined as a brewery that produces small amounts

of beer, typically much smaller than large-scale corporate breweries, and is

independently owned. Such breweries are generally characterized by their

emphasis on quality, flavor, and brewing technique. A microbrewery in

association with a tavern, beer garden or restaurant in the same building is

considered a “brewpub”.

Retail: Ground level and first floor retail is permitted and encouraged without

restrictions regarding a maximum of customer floor area or minimum number of other

uses on the block. Permitted retail uses in Block 6, Lots 14-25 are the same as in Central

Business District (CBD) Zoning District, as well as restaurants as a permitted use.



Figure 21: Example of a brewpub.

Bulk Requirements - Urban Manufacturing/Industrial

Maximum Urban Manufacturing/Industrial floor area under this alternative would be 30,000 SF

* 1.25 FAR = 37,500 SF. Any ground or first floor retail is excluded from this calculation.







o For principal buildings, not more than 40 feet above Design Flood Elevation.

o For accessory buildings, not more than 30 feet above Design Flood Elevation.

o Where retail is proposed at the ground level or first floor, additional height may

be allowed for taller ceilings in the retail space, as negotiated in a


Floor area ratio, maximum: 1.25 for Urban Manufacturing/Industrial use.

City of Hoboken


If the redeveloper is maintaining the existing structure and that structure does not

comply with the bulk requirements, the existing building may be permitted to remain

with the current bulk dimensions, as negotiated in a redevelopment agreement.

Land Use - Low Density Mixed Use


area by 660 SF of lot area per dwelling unit; equal to 66 dwelling units/acre).



uses on the block. Non-residential/retail is allowed on upper floors, as negotiated in a

redevelopment agreement. Permitted retail uses are the same as in the R-3 zone, as

well as restaurants as a permitted use.

o Urban Manufacturing/Industrial uses are permitted and encouraged on the

ground level and first floor, and possibly on upper floors where suitable, as

appropriate and negotiated in a redevelopment agreement. It is important to

maintain existing and similar uses that are in the Subarea.

To optimize ground level and/or first floor retail, parking may be allowed to be

concentrated into multiple levels on one portion of a project site in an area to provide

the allowed residential density and to optimize non-residential/retail space, as


Bulk Requirements - Low Density Mixed Use




Building height, maximum: The general height is to be 40 ft above Design Flood

Elevation (DFE). For this area, DFE is between 13 and 14 ft, so it is expected up to 4

stories over a ground story of non-residential/retail.

o Where non-residential/retail is proposed, additional height may be allowed for

taller ceilings in the non-residential/retail space, as negotiated in a




Dwelling units, maximum: Site area square footage divided by 660.


Maximum developable area on the residential portion would be 43,600 SF * 60% maximum

coverage * 4 stories = 104,640 SF.

The maximum allowable residential is 66 dwelling units, calculated by dividing total lot area

(43,600 SF) by 660 SF of lot area per dwelling unit. At an average unit size of 1,200 SF and

assuming a building efficiency of 85%, the residential component would consist of

approximately 93,175 SF of floor space, although larger dwelling units are allowed and could be

accommodated in the Subarea. Seven of the 66 dwelling units would be treated as affordable

units.

If 93,175 SF were to be used to accommodate the residential above DFE, this would leave

11,465 SF of floor area for non-residential/retail use. Additional space below DFE on the ground

level may also be used for non-residential/retail.

SUBAREA E

Subarea E consists of all of Block 9 and a portion of Block 10 (Lots 8-29 and 37). The portion of

Block 10 not included in Subarea E is Block 10, Lots 1-7 and 30-36 that the City intends to

acquire directly for additional park land. Block 9, Lots 1-4 would be designated Clustered

Density Mixed Use developable area. The density of the portion of Block 10 within Subarea E

(Lots 8-29 and 37) and Block 9, Lot 7 can be clustered with the developable area of Block 9, so

that this portion of Block 10 may be utilized as public use/open space.

Block 9, Lot 6 (west of the rail ROW), is designated as Urban Manufacturing/Industrial uses, as

defined in Subarea D.

Land Use - Clustered Density Mixed Use


area by 660 SF of lot area per dwelling unit; equal to 66 dwelling units/acre), but must

be consolidated/shifted into taller buildings on Block 9 to enable expansion of

Southwest Resiliency Park on Block 10 Lots 8-29 and 37 and Block 9, Lot 7 for public use

and/or open space.

City of Hoboken




uses on the block. Retail is allowed on upper floors, as negotiated in a redevelopment

agreement. Permitted retail uses are the same as in the R-3 zone, as well as restaurants

as a permitted use.

Office-Commercial, as defined in Subarea C, may be allowed to maintain/relocate

existing businesses in the Subarea. Additional height/square footage could be allowed

to accommodate this use on the developable portion of Block 9, as negotiated in a


Bulk Requirements – Clustered Density Mixed Use




Building height, maximum: 110 feet of residential above DFE, since dwelling units

generated by land area in Block 10 (excluding the portion the City will be acquiring

directly in Lots 1-7 and 30-36) to be clustered to Block 9.

o Additional height may be permitted through height averaging across the

development if such additional height provides for architectural design that

appreciates the view corridor of the palisades, to be negotiated in a

redevelopment agreement. This does not increase density as calculated based

on the discussion above.

o Where retail is proposed below DFE or on the first level above DFE, additional

height may be allowed for taller ceilings in the retail space, as negotiated in a

redevelopment agreement. The retail height would be in addition to any

additional amount allowed for residential height averaging as noted above.

Residential density: 660 SF of lot area per dwelling unit, with allowable units from the

portion of Block 10 consolidated/shifted to Block 9 (excluding the portion of Block 10

the City will be acquiring directly).



Access points and curb cuts should be minimized from existing roadways. This may be

accommodated by an alleyway or supplemental access, to be negotiated in a



The total lot area of Subarea E, excluding Block 9, Lot 6 and Block 10 Lots 1-7 and 30-36, is

126,533 SF. The maximum allowable residential in this subarea is 192 dwelling units, calculated

by dividing total developable lot area (126,533 SF) by 660 SF of lot area per dwelling unit. At an

average unit size of 1,200 SF and assuming a building efficiency of 85%, the residential

component would consist of 271,059 SF of floor space. Of these units, 19 would be treated as

affordable units.

All residential would occupy Block 9 Lots 1-4, a total lot area of 43,103 SF. Under the bulk

requirements, the maximum floor area would be 43,103 SF of lot area * 60% lot coverage * 11

stories, or 284,480SF.

If only 271,059 SF were to be used to accommodate the residential above DFE, this would leave

13,420 SF of floor area for retail use. Additional space below DFE on the ground level may also

be used for retail.

Land Use - Urban Manufacturing/Industrial

Urban Manufacturing/Industrial uses on Block 9, Lot 6, could occupy up to 22,844 SF of floor

area (18,275 SF of lot area * 1.25 FAR).

Bulk Requirements – Urban Manufacturing/Industrial







City of Hoboken


o For principal buildings, not more than 40 feet above Design Flood Elevation.

o For accessory buildings, not more than 30 feet above Design Flood Elevation.

Floor area ratio, maximum: 1.25.

SUBAREA F NEIGHBORHOOD COMMERCIAL/RETAIL

Block 14 is a small triangular block which currently has low scale neighborhood retail and is

included in this Redevelopment Plan as a permitted use. The remaining portion of Block 12 that

was not acquired as part of the Southwest Resiliency Park identified for this land use, with

restrictions to street level and upper level commercial and retail in accordance with the non-

residential uses permitted in the Central Business District (CBD) Zoning District, as well as

restaurants as a permitted use.

Bulk Requirements Neighborhood Commercial/Retail:









o For Neighborhood Commercial, not more than 40 feet above Design Flood

Elevation.

FIREHOUSE - COMMUNITY FACILITY

The Community Facility land use is proposed for the firehouse on Block 8.1, under the

underlying zoning requirements, except that existing height, bulk, setback and FAR shall be

deemed to be conforming for purposes of preservation of the existing historic building.



6.6 Parking Regulations

The following parking ratios are required:

Residential – 1 space per dwelling unit after first 5 units

Retail – 1 space per 1,000 SF of gross floor area beyond the first 10,000 SF of the project

Office-Commercial – 1 space per 1,000 SF of gross floor area

Hotel – .25 space per rentable unit (room)

Urban Manufacturing/Industrial – assumed 1 space per 1,500 SF of gross floor area to

be conservative, but fewer spaces would likely be required based on use.

The City’s regulations require at least 300 SF of gross area per parking space based on a

self-park design.

Parking may be reduced if warranted by a Transportation Demand Management (TDM) Plan

(the City may take into consideration proposed long term, off-site lease agreements as a part of

a TDM Plan) and as negotiated in a redevelopment agreement.

6.7 Affordable Housing

The development of residential, market-rate units as part of a proposed redevelopment project

in the Southwest Rehabilitation Area shall meet the affordable housing requirements of the

applicable ordinances of the City. Affordable units equal to but not less than 10% of the total

proposed residential units, including Live-Work units, shall be provided.

6.8 Flood Damage Prevention

All new construction and substantial rehabilitation shall comply with the Hoboken Flood

Damage Prevention Ordinance, Chapter 104 of the Hoboken Municipal Code. A review by the

City of Hoboken Flood Plain Administrator shall be required prior to submission to the Hoboken

Planning Board of an application for development approval of a redevelopment project.

6.9 Design Standards for Rehabilitation & New Construction

Compatible Design: Redevelopment planning seeks to stabilize the prominent industrial

environment, as well as the economic environment. New permitted uses, including retail,

recreational and office use, may be incorporated in adaptive reuse of existing structures. The

coexistence of varied uses will add vitality and livability to the Southwest Rehabilitation Area.

Required compatibility will allow new buildings to coexist in aesthetic and spatial harmony with

existing structures without destroying character.

City of Hoboken


6.10 Guidelines for Buildings, Structures, and Related Elements

The existing industrial buildings within the Southwest Rehabilitation Area offer opportunities,

through rehabilitation, adaptive reuse and sensitive redevelopment, to support a sense of place

and history, enrich civic pride, and develop collective memory. Strategies are simple:

Retain selective industrial structures and original elements;

Enhance historic industrial character; and

Provide quality new development incorporating materials, scale, rhythm, form, and

detail that complement original built fabric and character.

1. Guiding Principles

a. Buildings that are being adaptively reused shall be designed to be compatible with

new construction.

b. Existing buildings, structures, and features to remain shall be maintained.

“Demolition by neglect” is not permitted.

c. Industrial elements and historic components that define the practical and historical

use of the site are encouraged to be integrated into the design of redevelopment

projects, including but not limited to smokestacks, vents, fire escapes, loading docks,

original sliding warehouse doors, roof mounted structures, water towers, hydrants,

hardware, signage (including all painted and ghost signs), and other defining

architectural features.

d. Retain framing structures and other original built elements, even if no longer in use,

to the greatest extent possible for continued service or as interpretive features to

describe and mark the history of use.

e. Where a Subarea has buildings being adaptively reused, any new buildings in that

Subarea shall be compatible in design with, but not replicate, historic fabric and shall

include: facades of rational composition that respect and complement original

industrial facades; massing that frames or contrasts with adjacent adaptively reused

structures; windows and doors that reflect the regular rhythm of fenestration found

in existing structures, as appropriate to the uses within the new buildings; screening

of new rooftop equipment; sustainable design including stormwater detention

systems and engineered green roofs and terraces; door hardware, railings, and

lighting fixtures of finish and style appropriate to the character of the site; wood and

steel configurations scaled to and compatible with industrial references.



f. At new buildings, window fenestration shall be regular and rhythmic, with

proportions that are compatible with existing industrial fabric.

6.11 Guidelines for the Subareas

The Redevelopment Plan envisions improved streetscapes along municipal frontages; new

circulation patterns to allow for safe and welcoming pedestrian access, and clear delineation of

pedestrian and vehicular circulation; and flexible use of new open space, parks and plazas

which support varied coexisting uses. Design strategies should address the practical working

requirements of varied uses.

1. Guiding Principles

a. Provision of visually pleasing, inviting, and safe pedestrian circulation.

b. Provision of clear delineation between vehicular/ loading access and pedestrian

access.

c. Provision of expanded flexible, varied outdoor open space, and landscaped green

space at grade levels and at roof and balcony levels.

d. Site improvements shall incorporate and support bicycle use and public transit.

2. Requirements

a. When adaptively reusing buildings, original historic features of interpretive value

shall be preserved, replaced-in-kind, and be retained or relocated to the extent

possible for continued use or creative interpretation.

b. Materials and finishes should be consistent with historic context when adaptively

reusing buildings.

c. Pedestrian access along interior site pathways and pathways to interior frontages

shall be well lit and secure.

d. New street furnishings, lighting, awnings, and signage, etc., shall be compatible with

the historic character of any adaptively reused buildings in design, materials, color,

and scale. Loading docks, alleys, remnants of rails, and other historical features

should be preserved in place or expressed in rehabilitated conditions.

e. Creative use of materials should be implemented to provide pedestrian scale in the

texture and form of hardscape and softscape, in pavement, trees and plantings,

amenities (i.e. transit shelters, site lighting, benches, bicycle racks, furnishings,

planters, bollards, waste receptacles, etc.), along all municipal street frontages to

protect and enhance safe and pleasant pedestrian movement, and in the interior

site as appropriate. Street trees shall not obscure entryways.

City of Hoboken


f. Original building entries are to be maintained and improved when adaptively reusing

buildings and clearly define primary points of access and use. Loading areas and

truck accesses should be clearly delineated. All pathways shall incorporate measures

for pedestrian and vehicular safety and shall comply with State and Federally

mandated ADA requirements.

g. Open space shall be provided with park-like features for shade and passive

enjoyment, support for new non-residential activity, play space, and flexible

gathering and event use.

6.12 Signage

Existing historic signs can contribute to the character of the redevelopment project and may be

maintained and preserved, as deemed appropriate in the redevelopment agreement. New

signage should respond to context in compliance with municipal regulations. Deviations from

the signage may be permitted to address the size and scale of buildings and to address project-

wide signage that may be developed in accordance with this Redevelopment Plan, as

negotiated as a signage plan in a redevelopment agreement(s).

1. Guiding Principals

a. Preserve historic signage when appropriate.

b. Respect historic context; utilize historically appropriate materials when adaptively

reusing buildings.

c. Reinforce pedestrian scale.

d. Avoid sign clutter.

2. Requirements

a. New signage shall comply with municipal standards but shall be fabricated in

materials and styles consistent with and compatible to the historic industrial

character of any adaptively reused buildings.

b. No new signage shall obscure historic features.

c. New directional signage and public signage shall comply with the City of Hoboken

adopted Wayfinding Signage Guidelines.

6.13 Sustainability

Environmentally conscious strategies and the adaptive reuse of existing buildings reduce the

consumption of resources and support municipal policies for sustainability.



1. Guiding Principals

a. Retain and rehabilitate existing buildings within the Redevelopment Area when

consistent with the Goals and Objectives of this Redevelopment Plan.

b. Provide new construction for buildings and structures that advance high

performance reduction in energy use and address sustainability in all aspects of

design.

2. Requirements

a. Design for rehabilitation and redevelopment shall be consistent with referenced

standards and LEED for Neighborhood Development Sustainability Checklist

appendix, and shall address: reduction of wastewater and storm water and contain

strategies for obtaining minimum standards to achieve credits, such as: Certified

Green Building, Minimum Building Energy Efficiency and Innovation Credits.

b. All new buildings shall be designed to the Silver standard or better under the LEED

for New Construction and Major Renovation Rating System.

c. New construction shall incorporate the use of salvaged materials, recycled materials,

regionally produced materials, renewable materials, and materials with low or no

VOCs in accordance with referenced standards.

d. Design shall incorporate appropriate areas for collection and storage of recyclable

materials and refuse.

e. Parking garage areas shall accommodate alternate energy vehicles and secure

bicycle racks. Bicycle racks should also be located in open site areas convenient to

primary entries. Weather protection/shelters shall be provided as integrated site

elements, to support public transit and alternative transportation modes.

6.14 Design Standards for Green Infrastructure

As is common in many older cities, the existing sewer collection system in Hoboken handles

both stormwater and sewage in the same pipes, and is known as a combined sewer overflow

(CSO) system. When it rains, the volume of stormwater falling on exposed surfaces and running

into storm inlets is added to the sanitary sewer aspects of the system and eventually fills the

pipes to a greater capacity. As a result, some of this sewage-stormwater can be discharged

directly into local waterways through an overflow system.

One of the major goals of stormwater management is an attempt to retain and/or infiltrate the

first 1” inch of rainfall in the immediate area. This can be achieved by numerous methods to

integrate green streets concepts into the redesign of urban corridors and spaces, and to

improve infrastructure sustainability and assist the regional utility authority in its attempt to

City of Hoboken


reduce peak stormwater flows into the combined system. This includes using a variety of

applications to divert and reduce the volume of stormwater flowing initially into the system,

such as underground storage, permeable pavement, and green roof structures.

As stated earlier; the intent is that the Redevelopment Plan will retain rather than increase

stormwater from the site, lessening site and localized flood conditions; with remediation of the

site to the extent necessary. The Rehabilitation Area is a prime location for flood water

retention and to incorporate engineered solutions to achieve retention and discharge,

incorporating green street technology to all redevelopment-related street improvements to aid

infiltration of excess stormwater.

The first step is to investigate the level of stormwater management initiatives and techniques in

conjunction with the appropriate improvements associated with redevelopment. This provides

an approach that incorporates green infrastructure design standards that can be fully

integrated with the redesign of the entire area.

The planning process must include an evaluation of the existing sewer utilities throughout the

designated area, and an evaluation of the ability of the runoff to be stored or infiltrate the

ground within the existing rights of way. The use of Test Borings and percolation testing should

be done within any project area to determine both the current conditions of the subgrade

material and the potential to provide storage and infiltration.

Redevelopment and rehabilitation areas are generally in the lower portions of the city, and

previous investigations have indicated little to no ability of the subgrade to provide storage and

infiltration. Therefore, new redevelopment projects, street reconstruction and park design will

need to provide storage volumes through methods such as green roof applications and surface

and subsurface storage systems in cisterns or stone trenches capable of slow release of

stormwater back into the CSO system at non-peak flow times.

For the Southwest Rehabilitation Area, this Redevelopment Plan also anticipates that

redevelopment will provide an opportunity to combine flood resiliency design with green

infrastructure so roadways or supplemental accesses, at minimum, can be

developed/reconstructed in such a way to separate the storm from the sanitary lines and

become part of the underground flood storage strategy.



The following are general design criteria and methodology to be used to determine the

volumes to be addressed, and the ability of an area to support green infrastructure and to

provide for effective stormwater management.

Methodology

It has been the intent of most green stormwater systems to evaluate the possibility of

intercepting the initial 1” to 1 ½” of rainfall, and divert it to an alternative drain system that can

infiltrate and / or store the potential runoff.

Present design standards encourage the introduction of innovative approaches as to how this

can be achieved, but have generally led to the installation of green roof systems, combined

with porous and pervious surface systems, which include rain garden areas, shade trees and

landscaping to mitigate stormwater prior to it reaching the existing inlets and CSO systems.

Figure 22: Sketch of “green” trench design for intercepting stormwater.

These standards encourage the introduction of green inlets, which can capture water for

distribution to a trench stone or other manufactured drain system, such as, storm crates,

upstream of existing City inlets (which are connected to the citywide CSO system), to divert and

City of Hoboken


intercept runoff. As illustrated in Figure 22, the general idea is to intercept rainfall and to

develop sufficient systems for storage and potential reuse of the stormwater.

Typically the calculations have been based upon the capacity of any given area to handle

volumes generated by a 1½” of rain from a storm event, but for planning purposes both 1” and

2” events should be considered by the following formula:

SF impervious x rainfall = cf to be mitigated:

Amount of square footage of impervious area (sf) to be mitigated x rainfall amount (1” =

0.083, 1½” = 0.125, 2” = 0.166) equals cubic feet (cf) of stormwater to be retained and

handled by the green infrastructure.

General Infiltration / Detention Guidelines

Infiltration testing must be completed for all green stormwater facilities.

Under drains are installed in all systems.

Under drains shall connect to a control structures/orifices in systems with a measured

infiltration rate of less than 0.25 inches per hour or if the storage bed would not drain

within 72 hours.

Systems should be lined and under drained if there are any geotechnical or

contamination issues that contraindicate infiltration.

Infiltration loading ratios (drainage area to infiltration area) should be minimized to the

maximum extent feasible. The target for green applications should be 10:1, but higher

loading ratios can be evaluated on a case by case basis.

The maximum effective head on an infiltration system should not exceed 2 feet.

Effective head is calculated as the depth of storage divided by the void ratio of the

storage material.

Due to high water tables and poor soil types, the systems in this area will most likely be

designed as drain through systems which will allow the water to be held and used for

watering the plant material, and remainder to be slowly released into the corner storm

drains. The addition of tree pits in areas with Shade Trees will be strongly recommended

as a means to attenuating additional water.



General Design Constraints and Recommendations

A 5’ distance should be maintained from any telephone poles or other large poles

(street lights, etc.).

Excavation should not occur within the drip line of existing trees.

Whenever possible, systems should be located directly upstream from existing inlets.

A recommended 3’ should be maintained from the right-of-way line.

Systems should not cross sewer laterals. For infiltration systems, 3’ should be

maintained between systems and sewer laterals. For detention / slow-release systems

that include an impermeable liner, adequate trenching width should be maintained.

Infiltration systems should be at least 10’ from buildings.

Over the length of the trench, it is desirable to maintain less than 1’ of elevation change.

In general, trenches should be no more than 4’ deep at the low (shallow) end.

A perforated distribution pipe will run the length of the system. This pipe is typically 8”

in diameter, but can be larger to achieve greater storage. The distribution pipe should

be sloped toward the inlet at 0.5%.

A perforated under drain pipe should be included in all designs. This pipe is normally 8”

in diameter. This pipe should extend for 20’ within the trench where possible.

Water stops should be included for all pipes that enter and exit systems or sections of

systems.

Clean-outs should be included every 100’ and at the end of all pipes.

Orifices for slow-release / detention systems should not be less than 0.5” in diameter.

One observation well should be included per system.

Maintain sufficient cover on all pipes.

The soil in tree pits should be a minimum of 3’ deep from the sidewalk elevation.

It is important with this Redevelopment Plan to retain rather than increase stormwater from

the various sites, lessening site and localized flood conditions, with remediation of the site to

the extent necessary.

City of Hoboken

76 Implementation | Southwest Hoboken Redevelopment Plan

7. Implementation

7.1 Relationship to Zoning - Overlay

The Southwest Hoboken Redevelopment Plan constitutes an overlay to permit the

redevelopment of the Southwest Rehabilitation Area. The provisions of this Redevelopment

Plan shall not apply to any other use other than those allowed in this Plan. The underlying I-2

Industrial and R-3 Residential Zones shall continue to subsist and act as the primary zoning

designation for the Southwest Rehabilitation Area.

Because this Redevelopment Plan constitutes an overlay and does not supersede the

underlying zoning, the Official Zoning Map of the City of Hoboken is not required to be

amended. However, in order to differentiate the Southwest Rehabilitation Area from

surrounding areas, the zoning map is hereby amended to illustrate the Rehabilitation Area in its

entirety as the “Southwest Redevelopment Plan Overlay Zone.”

7.2 Redevelopment in Accordance with the Plan

Repair, rehabilitation, and redevelopment, as well as other improvements, will take place as set

forth in this Redevelopment Plan. The designated redeveloper(s) shall adhere to the

parameters for development presented in Section 5 of this Redevelopment Plan and refine the

design concepts presented therein in developing an innovative and high-quality project

proposal. Once a redeveloper is designated by the City, the redeveloper will be required to

enter into a redevelopment agreement with the City that addresses, among other things, the

precise nature and extent of the improvements to be made and their timing and phasing as

permitted there.

7.3 Acquisition

Private property included within the Southwest Rehabilitation Area and covered by this

Redevelopment Plan is not subject to acquisition by Eminent Domain action for private

redevelopment purposes as authorized by the Local Redevelopment and Housing Law. (N.J.S.A.

40A:12A-15). Nevertheless, the other Eminent Domain powers of the City to acquire private

property for public purposes will remain un-diminished by this Plan.

7.4 Other Actions

Other actions may be taken by the City to further the goals of the Plan. These actions may

include, but shall not be limited to: (1) provisions for public infrastructure necessary to service

new development; and (2) vacation of public utility easements and other easements and rights


Southwest Hoboken Redevelopment Plan | Implementation 77

of ways necessary for redevelopment. The costs for these actions shall be borne by the

designated redeveloper(s) in accordance with the provisions of a negotiated redevelopment

agreement.

7.5 Role of City

The City of Hoboken acting as the Redevelopment Entity will be solely responsible for the

implementation of this Redevelopment Plan as set forth below.

7.6 City Designation of Redeveloper

Only redevelopers designated by the City may proceed to implement the redevelopment

projects set forth in this Redevelopment Plan. In order to assure that the vision of the this

Redevelopment Plan will be successfully implemented in an effective, comprehensive and

timely way, and in order to promptly achieve the public purpose goals of the Plan, the City,

acting as the Redevelopment Entity, will select the redeveloper(s) in all areas governed by this

Redevelopment Plan. Anytime the word "developer" is utilized in this Redevelopment Plan, the

same shall mean the redeveloper or redeveloper(s) that have been designated by the City of

Hoboken in accordance with the Redeveloper Selection Process set forth in this Redevelopment

Plan.

Redevelopment Agreement

All designated redeveloper(s) will be required to negotiate and execute a redevelopment

agreement acceptable to the Mayor and authorized by resolution of the City Council. The

procedural standards described here will guide redeveloper selection. The City, acting as the

Redevelopment Entity, may, at any time, proactively solicit potential redevelopers by utilizing

appropriate methods of advertisement and other forms of communication, or may, in its

discretion, entertain unsolicited proposal(s) from a prospective redeveloper(s) for

redevelopment of one or more redevelopment parcels. The City may require the information to

be submitted on forms that it may prepare from time to time. Any owner or contract purchaser

of property situated within the Rehabilitation Area may seek designation by the City, in

accordance with this chapter, as a redeveloper of said property. A prospective redeveloper will

be required to submit materials to the City that specify their qualifications, financial resources,

experience and design approach to the proposed redevelopment project. The selection process

will likely include the submission of some or all of the following materials (additional

submission materials may be requested by the City as deemed appropriate to the particular

project sites.):

City of Hoboken


Conceptual plans and elevations sufficient in scope to demonstrate that the design

approach, architectural concepts, number, estimated size, and type of dwelling units,

retail and or non-residential uses, parking, traffic circulation, transportation

infrastructure improvements or funding for same, flood mitigation, landscaping,

recreational space and other elements are consistent with the objectives and standards

of this Redevelopment Plan as well as anticipated construction schedule, including

estimated pre-construction time period to secure permits and approvals, and other

elements that are consistent with the objectives and standards of this Redevelopment

Plan.

Documentation evidencing the financial responsibility and capability of the proposed

redeveloper with respect to carrying out the proposed redevelopment including but not

limited to: type of ownership entity, disclosure of ownership interest list of comparable

projects successfully completed, list of references with name, address, and phone

information, list of any general or limited partners, financing plan, and financial profile

of the redeveloper entity and its parent, if applicable, as well as such other information

as may from time to time be requested by the City in its discretion.

Typically, the City will identify a conditional redeveloper pending the negotiation of the

redevelopment agreement. In such case, an Interim Cost and Conditional Designation

Agreement will be approved by the City Council for such purpose.

The following provisions regarding redevelopment are included in connection with the

designation of redeveloper(s) for any property or properties included in the Redevelopment

Plan and shall be addressed in a negotiated redevelopment agreement and shall apply

notwithstanding the provisions of any zoning or building ordinance or other regulations to the

contrary:

The redeveloper and its successor and/or assigns shall develop the property in

accordance with the uses and building requirements specified in the Redevelopment

Plan and shall comply with all the terms and obligations of a redevelopment agreement.

Until the required improvements are completed and a Certificate of Completion is

issued by the Redevelopment Entity, the redeveloper covenants provided for in N.J.S.A.

40A:12A-9 and imposed in any redevelopment agreement, lease, deed, or other

instrument shall remain in full force and effect.



Any redevelopment agreement(s) shall include a provision that requires the redeveloper

to provide all inclusionary affordable housing in accordance with applicable ordinances

of the City, law or regulation or as required by the Redevelopment Plan to the extent

that the Redevelopment Plan requires inclusionary affordable housing units in excess of

the minimum requirements of such laws.

Any redevelopment agreement(s) shall contain provisions to assure the timely

construction of the redevelopment project, the qualifications, financial capability, and

financial guarantees of the redeveloper(s) and any other provisions to assure the

successful completion of the project.

The designated redeveloper(s) shall be responsible for any installation or upgrade of

infrastructure whether on-site or offsite. Infrastructure items include, but are not

limited to, parks, recreational and open space, traffic and transportation infrastructure

improvements and facilities, gas, electric, water, sanitary and storm sewers, flood

mitigation, telecommunications, streets, curbs, sidewalks, street lighting, street trees, or

other improvements.

All infrastructure improvements shall comply with applicable local, state and federal law

and regulations. All utilities shall be placed underground.

In addition to the provisions set forth herein, any redevelopment agreement may provide that

the redeveloper(s) will agree to provide amenities, benefits, fees, and payments in addition to

those authorized under the Municipal Land Use Law. At a minimum, any redevelopment

agreement shall provide that the redeveloper shall be responsible to post sufficient escrows to

cover any and all costs of the City and the professional consultants retained by the City to

review the proposed redevelopment project and advise the City on any and all aspects of the

redevelopment process and as otherwise set forth in such a redevelopment agreement.

7.7 Approvals Process

This Redevelopment Plan changes the process by which approvals for the development of land

are typically granted. For a typical development application, a property owner submits plans

and an application to the Planning Board or Zoning Board of Adjustment, and the board

schedules a hearing on the application. However, in order to comply with this Redevelopment

Plan and to maximize the effectiveness of the review process, the following procedure will be

followed:

City of Hoboken


City Review

The City, acting as the Redevelopment Entity, shall review all proposed redevelopment projects

within the Rehabilitation Area to ensure that such project(s) is consistent with the

Redevelopment Plan and relevant redevelopment agreement(s). Such review shall occur prior

to the submission of an application for Site Plan and/or subdivision approval of the

redevelopment project(s) to the Planning Board. As part of its review, the City may require the

redeveloper(s) to submit proposed site plan applications to the City Administration prior to the

submission of such applications to the Planning Board. In undertaking its review, the City shall

determine whether the proposal is consistent with this Redevelopment Plan and relevant

redevelopment agreement(s). In addition, the review may address the site and building design

elements of the project to ensure that the project adequately addresses the goals and

objectives of this Redevelopment Plan.

Planning Board Review Process

Thereafter, all development applications shall be submitted to the City of Hoboken Planning

Board through the established site plan and subdivision procedures as outlined in N.J.S.A.

40:55D-1 et seq. The Planning Board shall deem any application for redevelopment for any

property for which uses authorized pursuant to overlay zoning provided in this Redevelopment

Plan incomplete, if the applicant has not been designated by the City as a redeveloper(s), a

redevelopment agreement has not been fully executed, and the application has not been found

by the City to be consistent with the Redevelopment Plan and a redevelopment agreement.

Variances Not to be Considered

Neither the Planning Board nor the Zoning Board of Adjustment shall grant any deviations from

the terms and requirements of this Redevelopment Plan, including the granting of any “c” or

“d” variances. Any proposed changes to the Redevelopment Plan shall be in the form of an

amendment to the Redevelopment Plan adopted by the City Council in accordance with the

procedures set forth in the Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq.

Easements

No building, parking, or vehicle circulation area shall be constructed over a public easement or

public right-of-way in the Rehabilitation Area without prior written approval of the City of

Hoboken.



Approvals by Other Agencies

Any designated redeveloper shall be required to provide the City with copies of all permit

applications made to federal, state, and county agencies upon filing such applications as are be

required by the redevelopment agreement to be executed between the redeveloper and the

City.

Certificate of Completion and Compliance

Upon the inspection, verification, and approval by the City Council that the redevelopment of a

parcel subject to a redevelopment agreement has been completed and that all obligations of

such redevelopment agreement have been satisfied, a Certificate of Completion and

Compliance will be issued to the redeveloper, and such parcel will be deemed no longer in need

of redevelopment.

7.8 Relocation Plan

Much of the Southwest Rehabilitation Area consists of existing, mixed-industrial uses. One tax

block is zoned for residential use. This Redevelopment Plan provides for uses that may be

compatible with the reuse of existing buildings. To the extent that any residents or businesses

will need to be relocated, the redeveloper of the Subarea within which the residents or

businesses are located will be responsible for relocation. Prior to the undertaking of any

voluntary acquisition of property by the designated redeveloper(s), to the extent required by

law, a Workable Relocation Assistance Plan shall be submitted to and approved by the

Department of Community Affairs in accordance with the requirements of N.J.A.C. 5:11-1.1 et

seq. The City of Hoboken will not use its power of eminent domain to acquire property in this

Rehabilitation Area at this time, and, therefore, will not be responsible for relocation. The

Workable Relocation Assistance Plan shall also be submitted to be approved by the City of

Hoboken and will be included in any related redevelopment agreement.

7.9 Tax Abatement Program

The City of Hoboken adopted the Commercial and Industrial Improvement Projects Ordinance

in 1979 (ord. C-127), which gives the City authority to enter into agreements with developers

for tax abatement on commercial, industrial, or residential improvements or projects, pursuant

to the provisions of N.J.S.A. 54:4-3.95 (P.L. 1977, c. 12), providing for the exemption from real

property taxation on improvements or projects for a period of five years. Any tax abatement(s)

or exemptions for redevelopment projects in the Rehabilitation Area would need to be

addressed as part of a redevelopment agreement, inclusive of a comparative financial analysis

pursuant to City Council Resolution No. 09-496, adopted April 15, 2009.

City of Hoboken


7.10 Other Superseding Provisions

Terms and Definitions

Any terms or definitions not addressed within this Redevelopment Plan shall rely on the

applicable terms and conditions set forth in the Zoning Ordinance of the City of Hoboken.

Other Applicable Design and Performance Standards

Any design or performance standards not addressed within this Redevelopment Plan shall rely

on the applicable design and performance standards set forth in the Land Development

Ordinance of the City of Hoboken. No use or reuse shall be permitted that, when conducted

under proper and adequate conditions and safeguards, will produce corrosive, toxic or noxious

fumes, glare, electromagnetic disturbance, radiation, smoke, cinders, odors, dust or waste,

undue noise or vibration, or other objectionable features so as to be detrimental to the public

health, safety, or general welfare.

7.11 Non-Discrimination Provisions

No covenant, lease, conveyance, or other instrument shall be effected or executed by the City

Council or by a developer or any of his successors or assignees, whereby land within the

Redevelopment Area is restricted by the City Council, or the developer, upon the basis of race,

creed, color, national origin, ancestry, age, marital status, affectional or sexual orientation,

familial status, disability, nationality, sex, gender identity or expression, or source of lawful

income in the sale, lease, use, or occupancy thereof. Appropriate covenants, running with the

land forever, will prohibit such restrictions and shall be included in the disposition instruments.

There shall be no restrictions of occupancy or use of any part of the Redevelopment Area on

the basis of race, creed, color, national origin, ancestry, age, marital status, affectional or sexual

orientation, familial status, disability, nationality, sex, gender identity or expression, or source

of lawful income.

7.12 Amendments to the Redevelopment Plan

This Redevelopment Plan may be amended from time to time in a manner in compliance with

the requirements of state law. A nonrefundable application fee shall be paid by the party

requesting such amendment, unless the request is issued from an agency of the City. The City,

at its sole discretion, may require the party requesting the amendments to prepare a study of

the impact of such amendments, which study must be prepared by a professional planner



licensed in the State of New Jersey and other additional professionals as may be required by

the City.

7.13 Duration of Plan - Certificates of Completion & Compliance

Upon the inspection and verification to the satisfaction of the Redevelopment Entity that the

redevelopment of a parcel in this Rehabilitation Area that is subject to a redevelopment

agreement has been completed, a Certificate of Completion and Compliance will be issued to

the redeveloper, and such parcel will be deemed no longer in need of

rehabilitation/redevelopment. This Redevelopment Plan will remain in effect until Certificates

of Completion have been issued for the entirety of the Rehabilitation Area, or until the

Redevelopment Plan is deemed no longer necessary for the public interest and is repealed by

Ordinance of the Mayor and Council.

7.14 Infrastructure

The redeveloper, at the redeveloper's cost and expense, shall provide all necessary engineering

studies for, and construct or install all on- and off-site municipal infrastructure improvements

and capacity enhancements or upgrades required in connection with, the provision of open

space or parks, traffic, water, sanitary sewer, flood mitigation measures, and stormwater sewer

service to the project, in addition to all required tie-in or connection fees. The redeveloper may

also be responsible for providing, at the redeveloper's cost and expense, all sidewalks, curbs,

streetscape improvements (street trees and other landscaping), street lighting, and on- and off-

site traffic controls and road improvements for the project or as required as a result of the

impacts of the project. The redevelopment agreement between the City and the redeveloper

will contain the terms, conditions, specifications, and a description of required performance

guarantees (such as performance bonds, parent guarantee, or other acceptable performance

security) pertaining to a redeveloper's obligation to provide the infrastructure and

improvements required for the project.

Nothing in this Plan shall limit the ability of the City to negotiate a redevelopment agreement

with the designated redeveloper that requires that the designated redeveloper provide benefits

and amenities for the City that do not directly relate to the needs generated by its

redevelopment project.

7.15 Affordable Housing Requirements

The development of residential, market-rate units as part of a proposed redevelopment project

in the Southwest Rehabilitation Area shall meet the affordable housing requirements of the

City of Hoboken


applicable ordinances of the City. Affordable units equal to but not less than 10% of the total

proposed residential units, including Live-Work units, shall be provided.

N.J.S.A. 40A:12A-7(a)(6) and N.J.S.A. 40A:12A-7(a)(7) require that a redevelopment plan include

(i) as of the date of the adoption of the resolution finding the area to be in need of

redevelopment, an inventory of all existing affordable housing units that are to be removed as a

result of implementation of the redevelopment plan; and (ii) a plan for the provision, through

new construction or substantial rehabilitation of one comparable, affordable replacement

housing unit for each affordable housing unit that has been occupied at any time within the last

18 months, that is subject to affordability controls, and that is identified as to be removed as a

result of the redevelopment plan.

The following subsections (1) and (2) satisfy the affordable housing “inventory” and

“replacement unit plan” requirements of the law.

(1) Inventory of Affordable Housing:

As of June 20, 2012, which is the date upon which the Council of the City of Hoboken adopted a

resolution finding the subject properties to be in need of rehabilitation, there were a total of

three housing units in the Redevelopment Area. These include:

Block 12 Lot 11 is a one dwelling unit residential structure.

Block 12 Lot 8 is a two dwelling unit residential structure.

These are all rent controlled residential units.

(2) Plan for the Provision of Affordable Replacement Housing:

The Redevelopment Plan envisions that the three identified housing units will remain in place.

7.16 Conflict/Severability

Any word, phrase, clause, section, or provision of this Redevelopment Plan found by a court or

other jurisdiction to be invalid, illegal, or unconstitutional, such word, phrase, section, or



provision shall be deemed servable, and the remainder of the Redevelopment Plan shall remain

in full force and effect.

City of Hoboken

86 Relationship to Local Objectives | Southwest Hoboken Redevelopment Plan

8. Relationship to Local Objectives

In addition to the redevelopment area-specific goals and objectives, the LRHL requires that the

Redevelopment Plan indicate its relationship to definite local objectives regarding land uses,

population density, traffic and public transportation, public utilities, recreational and

community facilities, and other public improvements. This will ensure that the goals and

objectives of the Redevelopment Plan are consistent with or will support the broader

community-wide goals of the Master Plan.

The 2004 Master Plan and 2010 Master Plan Reexamination Report provide the basis for the

long-range planning and zoning efforts for the City. The information provided in these

documents provides insight into the Rehabilitation Area with both specific and general

recommendations.

The following statements from the City of Hoboken’s 2004 Master Plan and the 2010

Reexamination Report are relative to the Southwest Rehabilitation Area:

8.1 2004 Master Plan

In 2004, the Planning Board adopted a comprehensive Master Plan. The 2004 Master Plan

made general and specific references to issues relevant to the Rehabilitation Area. Excerpts of

the 2004 Master Plan are provided by the element in which they appeared. The selected

excerpts are those portions of the Master Plan relevant to this Redevelopment Plan.

Open Space, Recreation, and Conservation Element

This element recommends the following:

Maximize park and recreation opportunities for residents. Hoboken has a severe shortage of

open space and recreation facilities. The City should aggressively pursue the creation of new

parks, open space, and recreation facilities. Possible sites to be acquired for open space

purposes, as well as other recreation facilities, were shown on the Open Space Concept Map.

Notable park sites in the project area shown on the Master Plan Open Space Concept Map

include all of Blocks 10, 12 and 14 between Paterson Avenue and Observer highway.

Involve the private sector in creating open space. Possible methods include requiring the

provision of mini-parks and other publicly accessible open space amenities in any new

development.


Southwest Hoboken Redevelopment Plan | Relationship to Local Objectives 87

Require street trees as part of development applications. Developers of new buildings or

applicants completing substantial rehabilitations of existing buildings should be required to

plant trees on the sidewalk in front of these projects.

Provide more recreation and parks through better utilization of land. Addressing the City’s

open space deficit requires creative thinking and intelligent use of limited resources. Possible

ways to increase open space in conjunction with new development and redevelopment include

creating parks and recreation over parking garages, requiring “green” rooftops of new, large

buildings, and requiring developers to provide new public open space as part of new

construction.

Create a green circuit in the City to link recreational and other amenities. The City should take

a bold step by creating a multi-use path around Hoboken’s periphery that would eventually

connect a series of parks, as shown on the Open Space Concept map. A portion of this effort is

the completion of the Hudson River waterfront walkway in the City, which would be linked to

new paths and open spaces created on City property and private land, as well as New Jersey

Transit’s property adjacent to the light rail tracks.

In the Southwest Rehabilitation Area, Observer Highway and Paterson Avenue are shown as

links in the “Green Circuit” on the Open Space Concept Map.

Promote public acquisition of undeveloped parcels on the circuit. There are opportunities to

construct new parks, particularly in the northwest section of the City. The City should identify

which properties are appropriate for open space, as well as determined methods of acquisition.

Priority should be given to vacant or underutilized sites adjacent to the proposed trail network.

The parks proposed on the Open Space Concept Map adjacent to Paterson Avenue are on the

proposed “Green Circuit”.

Community Facilities Element

This element recommends the following:

Encourage environmentally sensitive and sustainable design. Consider incorporating the US

Green Building Council’s LEED (Leadership in Energy and Environment Design) Rating System in

the development application checklist. Such a system would promote building and site design

City of Hoboken


that reduces environmental impacts and encourage applicants and approving authorities to

consider these impacts when preparing and evaluating site plans.

Promote the creation of green roofs and parking lots. Roofs planted with vegetation collect

runoff, provide shade, decrease glare and mitigate the urban “heat island” effect. The City

should work with local developers to investigate the most cost-effective and technologically

advanced specifications for such roofs, as well as for large exposed parking areas.

Address drainage problems in the City’s flood zones. The City should rigorously enforce

requirements that new development in areas prone to flooding mitigate flooding problems and

improve drainage. In areas where systems are failing, innovative solutions such as tax increment

financing for sewer and drainage improvements should be considered.

The Southwest Rehabilitation Area is an area that experiences such flooding.

Develop a set of stormwater management policies and regulations for new development.

Consider requiring that all site plans and redevelopment plans include stormwater management

plans. Require that underground stormwater detention facilities be created in new parks to

handle runoff from new development surrounding the parks.

Encourage the replacement of the existing combined sanitary and storm sewer system. The

existing system is currently being upgraded to reduce the amount of waste that escapes into the

Hudson River during storm events. Over the long term, consideration should be given to creating

separate storm and sanitary sewer systems in portions of the system.

Due to its age and design, Hoboken’s sewer system poses a number of challenges. The system

was originally designed to handle both stormwater and sanitary sewage, which it carried

without treatment directly into the Hudson River. When the first treatment plant was

constructed in 1958, a system of interceptor sewers and pump stations was built to direct

wastewater to the plan, and a system of regulator chambers was installed to reduce the

amount of waste that drains into the river during storms. The regulators are currently being

consolidated and upgraded in accordance with the Long Term Solids/Floatables Facilities Plan.

Hoboken’s sewers are quite old - in many cases, they date to the Civil War era. The sewerage

authority is engaged in a program to clean-out and rehabilitate these wooden sewers to

prevent backups.



Circulation Plan Element

The Circulation Plan recommends the following:

Pedestrian/Bicycle

Enhance walkability throughout the City. Hoboken’s pedestrian-friendly character is one of its

greatest assets, and should be emphasized. Any and all transportation improvements should

improve, not detract from, the pedestrian experience.

Require bicycle storage facilities in new development. Maintaining a balanced transportation

network requires encouraging all modes of transportation. Bicycle storage facilities in new

buildings can help promote cycling as a means of transportation.

Create a multi-use circuit around the City, if possible adjacent to the light rail tracks.

Information regarding this recommendation is included in the Open Space, Recreation, and

Conservation Plan Element.

Part of this circuit would pass through the Southwest Rehabilitation Area along Observer

Highway and Paterson Avenue.

Parking

Promote shared parking for multiple uses. The use of existing parking spaces can be increased

by opening them up for use at more times by more groups. These methods should also include

shared off-site parking and provision of public parking spaces in new private development.

Single-use private parking over a minimum size should be prohibited in the future.

Consider promoting the construction of additional remote parking facilities in areas not

located proximate to existing public parking garages. The Midtown and Garden Street garages

have added parking spaces for residents in neighborhoods where there were no large-scale off-

street parking options. Residents in areas proximate to the three older garages located on lower

Hudson and River Streets already had this option available. The Hoboken Parking Utility should

look for additional opportunities to create garages in other areas.

Create additional resident off-street parking through public/private partnerships. This

approach would likely involve the Hoboken Parking Utility working with property owners to

create structured parking on existing surface parking lots.

City of Hoboken


Traffic

Reduce the ability of traffic to cut through Hoboken. Some traffic congestion in Hoboken is

caused in part by vehicles cutting through the City. Reducing this cut-through traffic could

improve conditions for Hoboken residents and workers trying to get in and out of the City. This

objective could be accomplished through improved signage, but could likely primarily require

cooperative efforts with adjacent municipalities, Hudson County, and the Port Authority, which

currently has signs directing traffic between the Holland and Lincoln Tunnels via Hoboken.

In the Southwest Area the linkage of Jersey Avenue in Jersey City with Newark Street and then

via Jackson Street to Paterson Avenue is particularly problematic during the evening rush hour,

requiring traffic control officers. The City is implementing improvements.

Promote methods of diverting traffic around Hoboken. Whether or not cut-through traffic is

the primary cause of traffic congestion in Hoboken, the limited number of vehicular access

points to and from Hoboken clearly limits the amount of traffic that can enter and leave the City

at certain times.

A majority of the access points to the City are located in the Southwest Rehabilitation Area.

Specifically lobby for the creation of a road to connect Paterson Avenue to Coles Street in

Jersey City. This connection would further the above recommendations by siphoning off traffic

now passing through southwest Hoboken on its way to Newport or the Holland Tunnel. It could

be made on the west side of the light rail tracks, and would require assistance from New Jersey

Transit, Hudson County, and Jersey City.

Keep non-local trucks off Hoboken’s streets. Signage can be used to direct non-local truck

traffic, particularly large tractor-trailers, to routes outside Hoboken, and to prohibit large trucks

from certain streets.

Employ traffic calming. These techniques help to reduce speeding and limit the amount of

through-traffic on residential streets. Particular attention should be paid to areas where traffic

enters residential areas from major roads, such as the streets that intersect with Observer

Highway (east of the Rehabilitation Area) or Fourteenth Street. This approach also should be



focused on Madison, Monroe and Jackson Streets, which often handle cut-through traffic

avoiding the eastern part of the City.

Revise traffic patterns in the southwest corner of the City. The series of streets and

intersections in this area are currently a confusing mess that is burdened with a number of

unsafe conflicting traffic movements. A redesign of this area should be undertaken with the

following three goals: improving safety for drivers and pedestrians, reducing congestion for

drivers, and discouraging non-local traffic from entering the interior Hoboken street system. A

possible series of improvement is shown in the Land Use Plan Element.

Economic Development Element

The Economic Development Element recommends the following:

Mandate street level retail in "Retail Core" areas. Maintaining street life is a key to retail

vitality, and maintaining interesting and active uses at street level is important to keeping life

on the street. The definition of "retail" for the purposes of this recommendation should include

restaurants, bars, and real estate offices, as they add to street life.

Continue to permit street level retail uses to occupy upper floors in specified areas. There is

limited space at street level in most buildings in Hoboken’s retail areas. Allowing ground floor

retail to be combined with space on upper floors allows for larger stores without negatively

impacting the historic character at sidewalk level.

Consider increasing the maximum permitted floor area of ground floor retail uses in certain

mixed-use areas. The Zoning Ordinance currently limits retail or restaurant area to 1,000 square

feet in most areas of the City. Allowing somewhat larger floor areas for these uses could help

make provide a broader mix of commercial uses and allow existing businesses to expand within

Hoboken.

Promote convenience retail at the new light rail transit stops. Transit stations are appropriate

locations for commercial development, both to serve transit riders as well as the increased

concentrations of population in the surrounding area. The area around the planned light rail

stations at Second Street and Ninth Street are therefore logical places for small business districts

to be created.

City of Hoboken


Encourage additional office space in appropriate locations. The land use mix in Hoboken is

skewed towards residential and other non-commercial uses. Even with the recent growth in

office space, it appears the office market in the Hoboken area can accommodate additional

space. The mix of spaces should include larger, "prime" office space around Hoboken Terminal,

as well as smaller scale offices around light rail stations and in other commercial areas.

Encourage a mix of uses in new developments to provide supporting services to workers and

residents. Housing and offices alone do not make a city. Retail space and services are an

integral part of a community that has not been included in many new developments. The City

should encourage a mix of uses in any larger scale new development.

Promote overnight accommodations. The generalized distribution of these uses is as follows:

business hotels within walking distance of Hoboken Terminal, extended stay hotels north of

Fourteenth Street, and bed and breakfasts in a limited area close to the Terminal in accordance

with the specific regulations outlined in Part II of the Land Use Plan Element.

Housing Element (2004 Master Plan—the 2005 Element did not have recommendations)

The Housing Element of the 2004 Master Plan has the following recommendations:

Protect and increase the City’s existing affordable housing stock. Hoboken already has a

significant number of affordable dwelling units. However, the supply of affordable housing units

is threatened to be reduced as affordability controls expire. Maintaining the affordable housing

stock requires vigilance on the part of the City and community to ensure that affordability

controls remain in place.

Provide additional affordable units in new residential developments. As noted above, the City

currently requires the provision of affordable units, or payment in lieu of creation, for most

residential new construction or substantial rehabilitation. These regulations should be enforced,

particularly for larger developments.

Require a minimum average unit size in new developments. This would allow developers to

choose the mix of apartments, without permitting only smaller units that are not conducive to

families.



Historic Preservation Element

The Historic Preservation Element has the following recommendations:

Listed State and National Register Properties:

Firehouse - Company #3, Truck #2, Observer Highway between Madison and Jefferson Streets.

Potential National Register Eligible

507-515 Newark Street



Properties Needing Further Investigation for Potential National Register and State Register

Eligibility, Local Recognition or Neighborhood Rehabilitation Program Eligibility

701-715 Observer Highway

851 Observer Highway

Safeguard the heritage of Hoboken by preserving buildings and other features within the City

that reflect elements of its cultural, social, economic, and architectural history. Hoboken’s

historic character is one of its defining elements, and provides a window to its past. The City

should continue and expand its efforts to protect existing historic sites and districts.

Encourage contemporary building designs for new construction that complement Hoboken’s

historic buildings without mimicking them. New development and redevelopment should take

into account the surrounding context. However, it is not always desirable to have new

construction consist solely of faux historical reconstructions.

Encourage the continued use of historic and/or noteworthy buildings, structures, objects, and

sites and facilitate their appropriate reuse. When possible, structures should continue to be

used for their original functions. When not possible, adaptive reuse should be strongly

encouraged.

City of Hoboken


Land Use Plan Element

The Land Use Plan Element has the following recommendations:

Promote and enhance Hoboken's historic character and design image. One of Hoboken’s

defining traits is its compact grid lined with many attractive older buildings. It is this character

that contributes to the City’s neighborliness and its desirability as a place both to visit and to

live, as well as to its walkability. Additional detailed recommendations are provided throughout

this plan that address this general concept, but the overall objective should be for the City to do

all it can to ensure Hoboken reinforces what separates it from suburban communities, or even

from other urban areas that no longer have these traits.

Continue to promote a pedestrian-friendly environment. Hoboken is a walkable community.

According to the US Census, residents of fully one-third of Pedestrian-friendly design involves

paying more attention to details. Leaving this hydrant in its original location blocked the

sidewalk and cut into green space along a newly constructed building. Hoboken’s households do

not have an automobile available, and over two-thirds of Hoboken residents take public

transportation or walk to work. But nearly all Hoboken residents—including those who own

cars—are pedestrians as well. The policies of the Master Plan should encourage development

and government actions that continue to make the City a safe and inviting place to walk.

Maintain an appropriate mix of land uses. For much of the Twentieth Century, it was common

planning practice to promote the separation of incompatible land uses from one another. But

most older communities, particularly those in urban areas, were developed with a mix of uses.

Hoboken is proof that a wide range of land uses can coexist in a small area, with certain

limitations. New development in Hoboken should generally continue this type of arrangement,

with uses limited to those permitted in the zone district in which a project is located.

Coordinate development decisions with adjacent municipalities and Hudson County.

Hoboken’s location in a densely populated county just outside the nation’s largest city, with

significant access limitations, makes it dependent on what happens outside its borders.

Cooperation with the three neighboring municipalities and the County is vital to ensuring that

the development decisions of one community do not adversely impact the quality of life in

another one.

Enact "green architecture" requirements for new construction. Small changes to building

design can go a long way to creating sustainable development in Hoboken; that is, construction



that reduces energy use and impacts such as stormwater runoff. Additional detail is provided in

the Utility Service section of the Community Facilities Plan Element.

Restrict new curb cuts. The creation of new curb cuts (or driveway openings) is limited by the

Zoning Ordinance. These regulations have been helpful in limiting creation of new driveways,

but consideration should be given to expanding their reach.

Redesign the street system in the southwest corner of the City. This area is a bottleneck due to

the confluence of five of the nine vehicular access points to Hoboken here. The objectives of any

modifications to traffic patterns are to reduce conflicts and improve traffic flow, yet to

discourage vehicles from entering Hoboken to cut through the City. A schematic design of

possible changes is included on the Southwest Area Concept Plan.

This map shows four new traffic signals while Observer Highway and Newark Street becomes a

one-way pair west of Madison Street and the firehouse.

Recognize Paterson Plank Road as a historic road. As described in the Historic Preservation Plan

Element, this road was Hoboken’s original connection to inland New Jersey. Increased

recognition of its history would recognize a landmark in this portion of the City.

Promote redevelopment that is more industrial in character. The design standards for any new

construction in this area should not be the same as in other, more historically residential areas

of the City. Good design can also be more industrial in nature, and it would be more in keeping

with the historic uses in the west side of Hoboken.

Reuse existing older buildings in the area when possible. Although this section of the City may

not have a large number or concentration of historic buildings, there are some notable

structures in the area. Reusing these where possible would help to maintain some connections

to the area’s industrial past.

Provide additional open space and community facilities as other development occurs. As

discussed elsewhere in the Master Plan, Hoboken is in need of additional open space and

community facilities. To the greatest extent possible, new development - particularly in this

section of the City - should contribute to the provision of these elements. Providing open space

City of Hoboken


and community facilities in this area also would make this area more balanced for residents of

new (and existing) buildings in the area.

8.2 2010 Reexamination Report

The 2010 Reexamination Report, which included a revised Open Space Plan, was adopted in

March of 2011. The 2010 Reexamination Report notes changes to the City since the 2004

Master Plan and makes specific recommendations for both the City and the Rehabilitation Area.

As to the extent to which 2004 Master Plan problems and objectives have been reduced or

increased, the 2010 Reexamination Report reports as follows:

Transportation

Make it safer to walk and bicycle with new facilities, intersection improvements, etc.

Dedicated bike lanes, sharrows, pavement changes, intersection improvements have been made

around town.

Redesign the street system in the southwest corner of the city; recognize Paterson Plank

Road as a historic road.

The City is participating in a Jersey City/Hoboken Sub-Regional Transportation Study sponsored

by Hudson County to improve the connectivity between the two cities in this area.

Community Facilities

Make parks the focal points of neighborhoods with community and cultural facilities grouped

around them.

Open space and recreational fields and possible school facilities are still being pursued

Parks

Unify the entire park system via a pedestrian and bicycle “circuit” – an urban greenway.

The waterfront portion of such a circuit is almost complete. A bicycle/pedestrian connectivity

study is under way, funded by the New Jersey Department of Transportation.

Provide additional open space and community facilities wherever development occurs.

No zoning or redevelopment plan amendments have been adopted to date to accomplish this

objective



Economic Development

Permit retail uses above street level in the Retail Core area and permit larger maximum floor

area where permitted above the ground floor.

No zoning amendments or zoning map amendments have been adopted to date to accomplish

this objective.

Encourage additional neighborhood retail on Secondary Retail Streets.

No zoning amendments or zoning map amendments have been adopted to date to accomplish

this objective.

Promote ground floor retail around Light Rail Transit stops; encourage additional office space

in appropriate locations; encourage a mix of uses in new developments; promote a better

mix of retail uses.

No zoning amendments have been adopted to date to accomplish this objective.

Land Use and Zoning

Ensure that any new development in former industrial areas in the western section of the City

takes the form of residential neighborhoods, with mixed-use development and shopping at

the transit stops.

To develop "neighborhoods" it takes a redevelopment plan rather than zoning; the Western

Edge Redevelopment Plan (drafted in 2007 but not adopted) has a new consultant and has been

rewritten and is under review prior to referral to the Planning Board; and the Southwest Area

has a new consultant to re-start the investigation study which had been re-done but not

completed.

Promote redevelopment that is more industrial in character; reuse existing older buildings in

the area when possible; save and highlight remaining industrial features; encourage use of

cobblestone streets.

No regulations have been put into place which would protect existing buildings and features,

encourage their preservation and reuse or require new buildings to be designed in an industrial

style.

City of Hoboken


In the section of the Reexamination Report that deals with changes in Assumptions, Policies

and Objectives it states:

Land Use

Eliminate the previously recommended Industrial Transition (IT) zone districts and maintain the

existing Industrial (I-1, I-2) zone designations. Over the past six years there has been no action

to change the zoning. The recommendations of the 2004 Master Plan to create transitional

zones with high-rise residential and mixed-use has been called into question and is no longer

recommended. However, changes to the industrial zoning definitions and ordinances are

recommended to include uses such as industrial arts and artisans, many of whom are currently

not recognized in the ordinance.

With regard to redevelopment initiatives the Reexamination Report recommends to bring to

fruition the Southwest Redevelopment Investigation Study.

Open Space

The Appendix to the Reexamination Report includes information on the parks proposed in the

Southwest Rehabilitation Area as originally discussed in the 2004 Master Plan. A map in the

Appendix shows the proposed park areas that are referred to as the Southwest Six, and the

location and area are as follows:

NAME LOCATION SIZE - Acres

SOUTHWEST SIX (SW 6) w/s/o Marshall St., First St. to boundary 2.18

Harrison to Marshall, Observer to Paterson 2.37

Paterson to First St., w/o Harrison 0.43

Jackson to Harrison, Observer to Peterson 0.95

65-69 Paterson Avenue 0.05

Observer to Paterson w/o Monroe 0.08

8.3 2010 Hoboken Bicycle and Pedestrian Plan

The City of Hoboken adopted a Bicycle and Pedestrian Plan in 2010. The Bicycle and Pedestrian

Plan was prepared through the NJDOT Office of Bicycle and Pedestrian Program’s Local

Technical Assistance (LTA) Program to address concerns of walking and bicycling within

Hoboken.



Within the Rehabilitation Area the Bicycle and Pedestrian Plan indicates that there are seven

intersections that are difficult for bicycles and pedestrians, more than any other area of the City

with the exception of the Terminal Area. These difficult intersections include every intersection

along Paterson Avenue and three intersections along Observer highway within the

Rehabilitation Area.

The Action Implementation Menu in the 2010 Bicycle and Pedestrian Plan includes the

following action items specific to the Rehabilitation Area:

Gateways. Enhance gateway treatments into Hoboken and use to coordinate linkages to

bicycle and pedestrian accommodations in Jersey City, Union City and Weehawken.

Gateway treatments should be established at the following entrances to Hoboken

located in the Rehabilitation Area:

o Marin Boulevard

o Grove Street

o Jersey Avenue

o Observer Highway

o Paterson Plank Road

A two-way bike path or cycle track should be constructed along the north side of

Newark Street between Grove Street and Madison Street. The balance of Newark Street

should have a 5 foot wide bike lane.

Madison Street between Newark Street and Observer Highway. Extend the

northbound bicycle lane along Madison Street from Newark Street to connect with the

existing bicycle lane beginning at Observer Highway. The parking configuration adjacent

to the firehouse should be formalized with striping and designed to avoid conflicts with

the new bicycle lane segment. Wayfinding signs should be installed leading from the

Grove Street and Marin Boulevard gateways from Jersey City.

Madison Street between Newark Street and Observer Highway. Install bollards or a

large curb extension to replace the existing temporary fencing and more permanently

restrict motor vehicle traffic from entering Madison Street from Newark Street.

City of Hoboken


Paterson Avenue at Hudson Bergen Light Rail. Relocate crosswalks and stop lines, and

provide pavement treatments. Coordinate with other on-going efforts.

South side of Paterson Avenue between Harrison Street and Jackson Street. Construct

sidewalk along the south side of Paterson Avenue between Harrison Street and Jackson

Street.

Priority Intersection Improvements. The priority intersection improvements identified

include the intersections of Paterson and Marshall, Paterson and Harrison, Paterson and

Jackson, and Marin Boulevard and Observer Highway.

Concept level plans were presented in the 2010 Bicycle and Pedestrian Plan for four target

areas in Hoboken, two of which were in the Southwest Rehabilitation Area. One concept plan

was presented for Paterson Avenue between the Jersey City border and Marshall Street. This

area was chosen because of issues with high pedestrian and bicycle activities that conflict with

vehicular traffic. The concept plan included the re-striping of existing crosswalks and stop bars,

adding new crosswalks, using colorized and/or textured pavement, and continuing sidewalks

across wide driveway aprons.

A second concept plan in the Southwest Area was developed for Madison Street between

Newark Street and Observer Highway, and for Newark Street between Grove Street and

Madison Street. The concept plan for this area was developed to illustrate better connectivity

to the Madison Street bicycle facility from Jersey City. The proposed design solutions include:

Extend the northbound bicycle lane on Madison Street south to Newark Street.

Formalize and design the parking configuration adjacent to the firehouse to avoid

conflicts with the proposed bicycle lane segment.

Widen the sidewalk along the north side of Newark Street between Grove Street and

Madison Street to create a side path to accommodate bicyclists accessing the proposed

bicycle lane segment.

Install wayfinding signs leading from the Jersey City gateways along Grove Street and

Marin Boulevard/Henderson Street.



8.4 Green Infrastructure Strategic Plan

The City was selected by Together North Jersey to receive technical consulting services to

prepare a comprehensive Green Infrastructure Strategic Plan (GISP), which was completed in

October of 2013. The GISP divides the City into three “zones”, Blue, Green, and Gray. The Blue

zone wraps around the western and southern edges of the City, the Green Zone is in the center

and the Gray zone covers the downtown area and riverfront.

Figure 23: Map from Green Infrastructure Plan

The Rehabilitation Area is located entirely in the Blue Zone where constructed wetlands along

the foot of the Palisades are shown as an example of the stormwater retention strategy. The

Blue Zone emphasizes retention best practices; whereas the Green Zone emphasizes infiltration

best practices. Subsurface storage is emphasized in this Redevelopment Plan both in park

development and through required retention of stormwater. More details are found in the

Section 6.14, Design Standards for Green Infrastructure.

The City has acquired and is currently constructing the Southwest Resiliency Park on Block 12 as

a first phase for a new park within the Rehabilitation Area. With Hoboken’s growing population

including more young families and senior citizens, additional park space is viewed as essential

to accommodate an active community. The Block 12 site not only represents a significant

potential open space resource but also provides an excellent opportunity to increase the

City of Hoboken


capture and treatment of rainfall. Because of shallow slopes and deeper bedrock, the amount

of rainfall retained on this site can be increased by 30% through the use of infiltration planters

and rain gardens and by reducing impervious coverage to 50% of the lot area, which was

previously close to 100% impervious. The park is under construction as of the time of the

preparation of this Redevelopment Plan.

Improvements to the perimeter include landscaping, traffic calming, and a park “mall” turning

Observer Highway into a boulevard. The interior space includes a raised lawn, sunken

amphitheater, and extensive landscaping. This park is designed to be fully functional, but it is

also easily modified in the event that additional adjacent properties can be acquired to increase

the overall size of the park. The “high performance” green space proposed will greatly increase

the stormwater retention on site, lessening the impact that Block 12 has on its surrounds.

Figure 24: The Rebuild by Design strategy recommends a linear greenway along the light rail line and a “store” strategy for Southwest

Hoboken.

Southwest Park



In the aftermath of Superstorm Sandy, a comprehensive water management “Resist, Delay,

Store, Discharge” strategy was developed to protect Hoboken from flooding as a result of storm

surges and flash flooding as part of the Housing and Urban Development (HUD) sponsored

Rebuild by Design competition. In June 2014, the Hoboken Rebuilding by Design project was

awarded $230 million in federal funding. The comprehensive urban water strategy deploys

programmed hard infrastructure and soft landscape for coastal defense (resist); policy

recommendations, guidelines, and urban infrastructure to slow rainwater runoff (delay); a

circuit of interconnected green infrastructure to store and direct excess rainwater (store); and

water pumps and alternative routes to support drainage (discharge). The recommendation in

Rebuild by Design replicates that of the Green Infrastructure Strategies Plan by designating

Block 12 as a stormwater park.

City of Hoboken

104 Relationship to Other Plans | Southwest Hoboken Redevelopment Plan

9. Relationship to Other Plans

This section of the report discusses any significant relationship of the Redevelopment Plan to

the master plans of contiguous municipalities, the master plan of Hudson County, and the State

Development and Redevelopment Plan. This is a requirement of the LRHL intended to link

redevelopment planning to the regional planning goals and objectives.

9.1 Plans of Adjacent Communities

The Southwest Rehabilitation Area is located at the western edge of Hoboken, adjacent to

Jersey City. Jersey City is to the south and west of the Rehabilitation Area. A master plan for

Jersey City was adopted in 2001 along with subsequent amendments and re-examination

reports. The Redevelopment Plan is compatible with the Land Use and Circulation Elements of

Jersey City’s Master Plan. The adjacent properties in Jersey City are zoned R-3 Residential Multi-

Family Mid-Rise and have similar uses permitted.

9.2 Hudson County Master Plan

Hudson County adopted a master plan reexamination in August 2008, which updates, amends

and supplements the 2002 Hudson County Master Plan to address issues, such as climate

change, flooding, sustainability, etc., that have arisen since 2002. The County adopted the 2016

Master Plan Reexamination Report in February 2017.

The Redevelopment Plan promotes the following goals of the Hudson County Master Plan:

Land Use Goals

LU-7 Promote a street-level small businesses Vibrancy Program to activate sidewalks,

attract prospect businesses, and catalyze public spaces.

LU-8 Encourage municipalities to incentivize green stormwater solutions through

strategies such as performance zoning that would allow greater densities in exchange

for implementing BMPs on-site.

LU-10 Encourage zoning and land uses that are compatible with flood zone designations

and regulations.


Southwest Hoboken Redevelopment Plan | Relationship to Other Plans 105

LU-14 Promote increased density and transit-oriented development around key

transportation hubs such as Secaucus Junction, Journal Square, and stations along the

HBLRT.

Circulation

C-9 Provide technical guidance and financial resources through grants to Hudson County

municipalities to encourage the integration of green stormwater infrastructure into

streetscape design.

C-10 Encourage flexibility in roadway design from NJDOT standards and incorporate

National Association City Transportation Official (NACTO) design guidelines where

possible. Use the Urban Street Design Guide, Urban Bikeway Design Guide, and Transit

Share Design Guide as resources.

C-19 Ensure county roads are well maintained, including stormwater drains, to mitigate

the impacts of flooding and can be utilized for emergency access and evacuation.

C-44 Ensure that roadway improvements include at least the minimum provisions for

bicyclists, such as “sharrows” or signage like “Share the Road” or “Bikes may use full

lane”.

C-45 Continue to advance projects that address missing links for key greenways

throughout Hudson County. These greenways include the Hudson River Waterfront

Walkway, Hackensack River Waterfront Greenway, Passaic River Waterfront Walkway,

East Coast Greenway, and the Liberty-Watergap Trail.

C-48 Encourage the inclusion of secure bicycle racks/lockers/depots at major

employment centers and development nodes. Consideration should also be given to

provide secure and/or indoor storage as well and shower and changing facilities for

commercial and institutional uses.

Infrastructure Recommendations

I-2 Identify areas where current utility infrastructure is not sufficient for future

development.

I-3 Encourage the use of new technologies and GSI techniques to improve infiltration of

ground water.

City of Hoboken


Conservation Checklist

CO-21 Encourage the development and certification of LEED certified buildings to help

reduce consumption and energy usage.

CO-22 Discourage development or disturbance in floodplains and flood hazard areas.

CO-27 Increase the number of trees planted throughout Hudson County.

Historic Preservation Goals

HP-4 Maximize access to cultural and historic facilities and districts through public

transportation and pedestrian walkway improvements through the implementation of

Street Typologies in Historic Districts and at historic sites.

HP-10 Encourage the adaptive reuse of historically significant structures, districts and

sites.

Economic Goals

E-10 Encourage the construction of additional cultural and recreational amenities such

as hotels, convention centers and waterfront walkways to build on the region’s tourist

industry.

E-40 Promote the use of flood-resistant material and construction above ABFE by new

businesses locating within a flood hazard area.

9.3 New Jersey State Plan

2001 State Development and Redevelopment Plan

The City of Hoboken, including the Rehabilitation Area, is designated within the Metropolitan

Planning Area (PA-1) of the 2001 State Development and Redevelopment Plan (SDRP). The

intent of PA-1 is to provide for much of the state’s future redevelopment; revitalize cities and

towns; promote growth in compact forms; stabilize older suburbs; redesign areas of sprawl;

and protect the character of existing stable communities. This Redevelopment Plan has a

significant relationship to the SDRP by advancing many of the following objectives of the PA-1

Metropolitan Planning Area, including:



1. Land Use: Promote redevelopment and development in Cores and neighborhoods of

Centers and in Nodes that have been identified through cooperative regional planning

efforts. Promote diversification of land uses, including housing where appropriate, in

single-use developments and enhance their linkages to the rest of the community.

Ensure efficient and beneficial utilization of scarce land resources throughout the

Planning Area to strengthen its existing diversified and compact nature.

2. Housing: Provide a full range of housing choices through redevelopment, new

construction, rehabilitation, adaptive reuse of nonresidential buildings, and the

introduction of new housing into appropriate nonresidential settings. Preserve the

existing housing stock through maintenance, rehabilitation and flexible regulation.

3. Economic Development: Promote economic development by encouraging strategic land

assembly, site preparation and infill development, public/private partnerships and

infrastructure improvements that support an identified role for the community within

the regional marketplace. Encourage job training and other incentives to retain and

attract businesses. Encourage private sector investment through supportive

government regulations, policies and programs, including tax policies and expedited

review of proposals that support appropriate redevelopment.

4. Transportation: Maintain and enhance a transportation system that capitalizes on high-

density settlement patterns by encouraging the use of public transit systems, walking

and alternative modes of transportation to reduce automobile dependency, link Centers

and Nodes, and create opportunities for transit oriented redevelopment. Facilitate

efficient goods movement through strategic investments and intermodal linkages.

Preserve and stabilize general aviation airports and, where appropriate, encourage

community economic development and promote complementary uses for airport

property such as business centers.

5. Redevelopment: Encourage redevelopment at intensities sufficient to support transit, a

broad range of uses and efficient use of infrastructure. Promote design that enhances

public safety, encourages pedestrian activity and reduces dependency on the

automobile.

6. Public Facilities and Services: Complete, repair or replace existing infrastructure

systems to eliminate deficiencies and provide capacity for sustainable development and

redevelopment in the region. Encourage the concentration of public facilities and

services in Centers and Cores.

City of Hoboken


Secondly, the Redevelopment Plan has the potential to advance the following three of the eight

goals of the SDRP:

Revitalize the State’s Cities and Town Centers – Revitalize New Jersey’s cities and

towns by investing wisely and sufficiently in improvements in their infrastructure

systems, public spending programs, tax incentives and regulatory programs to leverage

private investment and to encourage infill and redevelopment in ways that are

consistent with the State Plan’s vision and goals.

Conserve the State’s Natural Resources and Systems – Conserve the State’s natural

resources and systems by planning the location and intensity of growth in ways to

maintain natural resources and systems capacities and make the necessary

infrastructure investments to protect natural resources and systems in ways that guide

growth and development that are consistent with the State Plan’s vision and goals.

Promote Beneficial Economic Growth – Promote beneficial economic growth in

locations and in ways that improve the quality of life and the standard of living for all

New Jersey residents. Provide infrastructure in advance of, or concurrent with, the

impacts of new development sufficient to maintain adequate facility standards.

Encourage partnerships and collaborative planning with the private sector and capitalize

on the State’s strategic location, and economic strengths including its existing business

enterprises, entrepreneurship, the research and development capacity of its institutions

of higher learning, skilled workforce, cultural diversity and logistic facilities in ways that

are consistent with the State Plan’s vision and goals.

2012 Draft Final State Strategic Plan

The 2012 State Strategic Plan (SSP) is New Jersey’s revised State Development and

Redevelopment Plan designed to meet the statutory charges of the State Planning Act. The SSP

was intended to be adopted by the State Planning Commission in November 2012, but a vote

on its adoption was postponed as a result of Super Storm Sandy. The SPC is revising the SSP to

incorporate disaster planning goals in light of Super Storm Sandy.

The overall goal of the SSP is to guide future growth by balancing development and

conservation objectives best suited to meet the needs of New Jersey.

Goal 2 of the SSP is to “guide and inform regional planning, enabling each region of the State to

experience appropriate growth, preservation and protection based on its assets and desires.”



The SSP no longer relies on the 2001 SDRP Policy Map. Instead, the SSP has developed a system

of investment areas to identify areas for the growth, agriculture, open space conservation and

other appropriate designations.

Priority Growth Investment Areas are where more significant development and redevelopment

is preferred to occur and where public and private investment to support such development

and redevelopment will be prioritized. Priority Growth Investment Areas include former PA1

areas, transfer of development rights receiving areas, urban enterprise zones, designated areas

in need of rehabilitation or redevelopment, foreign trade zones, transit villages, urban transit

hubs, and other identified areas. The Goal 2 objectives and strategies direct various state

agencies to focus their investments and planning efforts into the Priority Growth Investment

Areas.

City of Hoboken

110 APPENDICES | Southwest Hoboken Redevelopment Plan

10. APPENDICES

10.1 Summary of Online Survey

10.2 Meeting Notes – Stakeholders’ Meeting of August 18, 2015

10.3 PowerPoint Presentation – Public Meeting #2 – October 18, 2016

10.4 Description of Scenarios from Comment Sheets and Summary of Comments

10.5 Hoboken Maker Industries & Industrial Redevelopment Analysis – July 3, 2015 Prepared

By Recast City


Southwest Hoboken Redevelopment Plan | APPENDICES 111

10.1 Summary of Online Survey

City of Hoboken




10.2 Meeting Notes – Stakeholders’ Meeting of August 18, 2015

Meeting Notes

Stakeholders’ Meeting 8-18-15

1. The context: What is happening globally, nationally and locally that has significant impact

on our redevelopment efforts in this area of Hoboken, e.g. lifestyle trends, hurricane Sandy?

Please give as much detail as you can.

Rising value of the dollar

Influx of $ into NYC tri state area; rise in communal workspaces; preservation of industrial and

manufacturing buildings;

More families want to live in the city.

Uncertainty in land use

Technology is changing the way we live and work and move/commute

Vehicle traffic increase

The city needs more ratable properties.

Manufacturing is being pushed out because of rising $ prices

The region of greater NYC including Hoboken is somewhat more insulated from the ups and

downs of the national economy

Flooding has always been a challenge in Hoboken specifically the west and southwest. Reality is

it is not every day and periodic

More housing in the are

The Skyclub was impactful in the infill housing that grew around that higher density building.

People have asked, since the development of the buildings in the southwest are still concerned

with the sketchy feel of the area

City of Hoboken


The street system is not on the grid and is not pedestrian friendly

A destination has to be created similar to the Beirgarten which made north of the viaduct a

destination to go to and infill housing then took place. This needs to happen in the southwest

Traffic signals need to be synchronized

The trend is residential but I believe that we should maintain the industrial buildings that are

left in Hoboken and to subsidize with residential

NJ Transit is building 16-storey building that flow into the rehab area.

The Hudson County traffic plan needs to be implemented

Themes: increasing traffic, industrial flavor could be maintained, value of dollar is going up

and has impacts, need neighborhoods. Sea level rise, waterfront access, education:

strengthening it, overpopulation, illegal housing, diminished municipal services, lack of

parking, transportation needs...lack of trans., need for entertainment, millennials moving to

urban centers, telecommuting: people are able to live in places far from their work, changing

nature of the workforce

2. What are we doing well we would like to KEEP? What is getting in our way that we would

like to ABANDON? What might we INVENT or REINVENT that, if we did, would make us more

successful and enhance the vibrancy/economic success of the SW area of Hoboken?

KEEP:

Small business

Industrial flavor

Some of the industrial businesses

The traffic guards during peak commuting hours

Residential

ABANDON

Flooding issues

Falling down, unused commercial and industrial buildings



Surface parking lots

Crumbling facades

Dilapidated buildings

Loading and unloading in the streets

Street loading docks

The abandoned buildings

INVENT

Retail destinations, markets

Entertainment, restaurants, bars, more housing

The fusion of industrial with residential

REINVENT

Parking facilities

Traffic patterns

Access to the Recycling plants located in JC that gain access with 53' trailers driving over the

sidewalks

Zoning that will be built by the property owners

Traffic patterns to ease congestion

3. From what we have learned today & our experience with other redevelopments in

Hoboken, what new/enhanced/maintained activity would we like to see in the rehab area?

Refer to your handouts e.g. the report on retail leakage from Hoboken to surrounding areas

Retail underneath with housing above

More uniform looking buildings

Create some sort of land partnership where no one property owner feels slighted as we all

want to maximize our properties.

City of Hoboken


A blend of residential, commercial, and industrial to maintain the identity of Hoboken

more mixed use

A good blend of buildings and greenspace. A look that is new but still feels like Hoboken

Residential extension of LCOR project, office space, retail, restaurants, perimeter parking,

park(recreational use)

Mix of retail, industrial/Tribeca/downtown feel, residential and artist lofts

Most property owners historically have attempted to get residential zoning approved due to

demand. Who bears the burden of mixed use unknown demand?

Better balance of entertainment and residential use

Theme: Keep some of the old plus the new, more residential and retail, and industrial

4. Thinking about the park area, what facilities/features should this area have and how

should it connect/relate to the immediate neighborhood?

Business in the park

A lake, children’s play area, workout stations

I don’t think the current street grid, traffic signals and pedestrian walkways make this park safe

to get to

The park going vertical with multiple floors with agriculture and playgrounds

I like the passive features of the park like sheep meadow in central park

it should have a mix of covered and open space

Access to the park is critical

The location close to the light rail could attract loitering, how will that be managed

Outdoor adult space with jogging track, benches, trees, etc.

There is a Catch 22 of traffic calming for the park and the heavy traffic on the surrounding

streets



5. What could be done to improve the gateways to Hoboken through the redevelopment of

properties along Newark Street, Harrison Street and Paterson Avenue?

"I did it my way"

Specific architecture that is unique to Hoboken. Brightly lit and vibrant buildings

Walking arcades in front of residential buildings.

distinctive street lighting

Out of the 8 vehicular access points 5 are in the southwest and out of the 5 in the southwest, all

are visually unappealing. Monument? Pocket Park? Signage? At minimum no vacant buildings

Commercial with renovated industrial and residential

Lampposts with Frank Sinatra's song titles

For Hoboken’s known status that it keeps getting throughout different media sources when you

enter in the southwest it’s disgraceful

Encourage new mixed use, newer buildings that look more appealing than the current

Improve traffic flow

City of Hoboken


10.3 Presentation PowerPoint – Public Meeting #2 of October 18, 2016

City of Hoboken


City of Hoboken


10.4 Description of Scenarios from Comment Sheets and Summary of Comments

SCENARIO #1

This Scenario provides for the option of clustering residential units on Block 9 property under

common ownership based on the land area of a portion of Block 10 that would be dedicated for

the further expansion of the Southwest Resiliency Park (Park Expansion Area 3). The Chambord

block (Block 6) is shown as to be infilled with urban manufacturing and office uses.

SCENARIO #2

This Scenario differs from Scenario 1 only in that a portion of the Chambord block (Block 6) is

shown as an extension of the “low density” residential. This residential infill would be oriented

around an interior green space opposite “Our Park” as a “pocket neighborhood”.



SCENARIO #3

This Scenario assumes that the residential clustering from the northern portion of Block 10 to

Block 9 does not occur and that northern portion of Block 10 is developed as a low density

“pocket neighborhood” adjacent to the expanded SW Park and Block 9 is developed for office

uses. The Chambord block (Block 6) is shown as expanded urban manufacturing and office.

SCENARIO #4

City of Hoboken


Scenario 4 is similar to Scenario 3 except that the uses on the northern half of Block 10 remain

designated for office use, which is the current use. The Chambord block (Block 6) is shown as a

pocket neighborhood (as in Scenario 2).

SUMMARY OF COMMENTS

There were several common threads running through the comments:

The majority of respondents favored either Scenario 1 or 2 because of the expansion of

the SW Park to include all of Block 10. Based on the overall number of responses,

Scenario #2 received the most responses as the “preferred” scenario.

Of the respondents who disfavored the expansion of the park, there was a split between

those favoring Scenario 3 and 4 depending on their feelings about additional residential

in the SW area.

Those favoring Scenarios #4 liked the pocket neighborhood behind the Chambord

Building on Block 6.

There was strong support for the concept of the alleyways.

There was strong support for the concept of “pocket neighborhoods”.

There was strong support for the one-way “loop” circulation system proposed in the

Maser traffic study.

There was strong support for the clustering of density in taller buildings on Block 9 in

exchange for park expansion to include all of Block 10. Some suggested that the



buildings on Block 9 be allowed be higher than 80 feet above DFE if it meant expanding

the park to include all of Block 10.

For those favoring either Scenario #3 or #4 there was a dissenting opinion that they

prefer less of a park expansion (half of Block 10) and lower buildings to more park

expansion and higher buildings (from clustering).

There was strong support for the parking structure behind the Hoboken Business

Center, although some suggested that it include street level retail and residential on the

upper floors.

Those that favored Scenario #1 over #2 the most common comment was the expansion

of the park with minimal additional residential development because the City is already

“congested”.

Those that favored Scenario #2 over #1 the expanded park was coupled with the

creation of new residential neighborhoods (“pocket neighborhoods”).

Those that preferred Scenario #3 stated the balance between expanded park, office and

mixed-use that would add more services and conveniences to the area.

Those that preferred Scenario #4 stated that the limited size of the park expansion

would make it less likely to be used for large recreational fields that only a few residents

would use as opposed to more traditional park space. They attributed a greater amount

of commercial and office space to minimizing school expenses and increasing activity

during the day.

Of those favoring either Scenario #3 or #4, several indicated that they would favor more

mixed-use, low density residential if it were condo rather than rental.

The City has chosen Scenario #2 as the concept on which to base the Southwest Hoboken

Redevelopment Plan.

City of Hoboken


10.5 Hoboken Maker Industries & Industrial Redevelopment Analysis – July 3, 2015

Prepared By Recast City

City of Hoboken


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