Dear Editor:
They should just knock it down like they did ALL over town and build more condo towers so the town can flood even more.
Thomas Chichizola
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Neumann Leathers redevelopment plans meeting rescheduled for next week
Discussion of the redevelopment plan for the Neumann Leathers building will reconvene on Jan. 10 at 6 p.m. in a virtual meeting, after the original meeting was cancelled due to a disruption by an unknown participant.
The meeting was set to take place last year on Dec. 14 when an unknown individual wrote “No one cares lol” on the images presented. The Jersey Journal reported the alleged “Zoombomber” was scribbling and began displaying porn at the meeting.
“The Hoboken Police Department continues to investigate the incident,” said Marilyn Baer, the city’s spokesperson, who added, that if anyone has any information to contact Det. Adam Colon at (201) 420-2100 ext. 3138.
“The City seeks to explore permanent protections for the arts community and revitalize the property to include commercial and residential space, including affordable housing, while also preserving its historic nature. The City looks forward to gaining public input at the upcoming meeting on Jan. 10.”
The Hoboken City Council adopted the Redevelopment Plan for the Neumann Leathers Rehabilitation Area on Dec. 2, 2015 and passed an amendment to the plan on first reading in March 2021.
That plan amendment was tabled on second reading in order to negotiate stronger rent protections for the Industrial Arts community at Neumann Leathers, 300 Observer Boulevard. In March 2022, the City Council formally re-designated portions of the Neumann Leathers Rehabilitation Area as an Area in Need of Redevelopment.
Famously known for producing and tanning leather, the building dates back to the post-Civil War era, according to archives in the Hoboken Historical Museum.
The city has since been working with both the Industrial Arts tenants and the ownership group to explore permanent protections for the Industrial Arts community at Neumann Leathers, a core objective of the Redevelopment Plan, while evaluating the residential density and tax structure necessary to achieve this objective, according to the city’s Nixle alert sent out to residents.
All attendees must register with the name and email prior to joining the meeting. Members can click here to register.
For updates on this and other stories, check www.hudsonreporter.com and follow us on Twitter @hudson_reporter. Jordan Coll can be reached at jcoll@hudsonreporter.com.
Bayonne’s planned 1888 Studios granted site reconfiguration
The Bayonne Planning Board has approved an application by 1888 Studios, LLC to reconfigure their final site plans for the planned major motion picture and television studio.
The studio is to be constructed on the former Texaco site at the terminus of Avenue A. At the southernmost tip of Bayonne, the site is surrounded by the Bayonne Bridge to the east, the Caschem West site to the north, and the Kill Van Kull to the west and south.
The Planning Board previously approved the initial final major site plans for 1888 Studios back in March. Since then, the plans have gotten rave reviews from industry insiders, and project officials estimate the nearly $1 billion project is an investment in the city that will bring hundreds of millions of dollars to Bayonne, to be supported by a long-term payments-in-lieu-of-taxes agreement and millions in general aggregation redevelopment bonds.
However, at a community meeting on the project, the renderings of the project appeared to have changed from the March planning approval. At the January meeting of the Planning Board, 1888 Studios presented the changes previously seen in those renderings for official approval by the board.
The application was presented by attorney Matthew Posada, who again described the ground-up motion picture project as “the largest in North America” of its kind in the sense that studios are normally not constructed with all buildings in once location at the same time. He described how the plans have changed since March as the project moves forward.
“This application received site approval back on March 30, 2022 and since that date, we have been working in partnership with the City of Bayonne in order to bring this project to fruition,” Posada said. “As part of that process, there’s some fine tuning that we need to do before we actually submit for pulling building permits.”
Approved changes reimagine site layout
1888 Studios was sought and was granted an amended preliminary and final major site plan approval to reconfigure the previously approved site layout. This included the elimination of the underground parking spaces and structures, the screening and post-production office building, the creative office building, and the central utility plant and associated utility yard.
The previously approved stage buildings have been reconfigured in size and location for use optimization and better site circulation. This is intended to meet the anticipated needs of the motion picture and television studio complex.
“Part of those revisions includes… reducing the building count from 19 to 17, and the elimination of the post-production building, creative office building, and central utility plant,” Posada said. “We’re also going to be eliminating subterranean parking, and we’re doing an above-ground parking garage.”
The new garage parking will be in addition to parking spaces and lots surrounding the studio buildings. Otherwise, nothing else major had changed with the application and other things related to it, such as the use of union labor and the planned apprenticeship program for local youth.
“The proposed studio complex is still 22 million gross square feet and will still be the largest ground-up movie studio complex in North America,” Posada said. “We’re still going to be providing approximately 2,500 construction jobs. We are in favor of being pro-union. We do anticipate having approximately 2,520 employees at peak time. We will also still be providing apprenticeships to the young adults of the city of Bayonne.”
Posada said that 1888 Studios had received all official reports and agreed with all comments and requests in them. For any item not agreed on, He said that later testimony would explain from the six project experts.
Posada also noted that there were three design waivers being asked for, regarding the height of the lighting at the site, the foot candles or intensity of the lights, and the required landscaping in the parking lots under the redevelopment plan.
Project experts testify to changes
Architect Michael White from the firm Gensler testified to the architectural changes in the site plans. He said that at Gensler, the largest architectural firm in the world, he is responsible for working on currently over 30 film studios around the world from London, to Toronto, to Asia and the Middle East.
White said Togus Urban Renewal has put an emphasis on site context and the way it meets the water when it comes to the 1888 Studios project. He said the way it meets nature at the water’s edge is unique and exciting, as well as the incorporation of the city’s street grid into the studio complex layout.
White said continuing the city street grid pattern, the view corridors, and terminating Avenue A into the site was an important part of the application. He also touted the nature of the site as different than the typical for film studios, with the Bayonne Bridge and Kill Van Kull providing built-in film sets in addition to the sound stages.
White reiterated that 1888 Studios’ name comes after the year Thomas Edison invented the motion picture camera. He explained that amid the layout changes, the studio buildings will remain in an art deco style, reminiscent of the era in time when film making flourished in Los Angeles and the look became a signature of historic film studios.
“This idea of storytelling, film making, and respect for the past is something that reaches deep into the development of this design,” White said. “If you look at the quality of the buildings that Togus has invested in, these are high quality buildings… they’re not boring boxes.”
White said Togus has been focused on thinking about the pedestrian experience because they wanted a high-quality experience for the employees working there. He hoped they would mostly be from Bayonne too.
According to White, the changes were prompted by feedback from other film studios. They made suggestions that 1888 Studios seeks to incorporate to maximize efficiency.
Maximizing efficiency after feedback from other studios
“We had an opportunity to present this project to some of the top film studios in the world who have expressed interest in what we’re doing here, and we’ve gotten a lot of feedback from them,” White said. “It really allowed the project to evolve. So some of the things that Matt had mentioned about how the project is evolving is what we’re learning from them. There is an evolutionary process that’s happening and the way people are thinking about how we make the studio a lot more productive. So from a production standpoint, there is starting to become a diminished need for straight stand-alone office buildings and an increased need in what we call flex studio and production support buildings, which are buildings that have stages and the office building of the stages…that is really what motivated the removal of the office buildings.”
White said flex space is a sound stage where films and television are produced, and a flexible office space adjacent to that where employees walk directly into without going outside. The office space is flexible in the use in that it can be used for writers, producers, directors, actors, dressing rooms, hair and makeup, and wardrobe, among others.
According to White, in addition to the new five-story parking garage, the rest of the parking would consist of small parking lots and spaces scattered throughout the site including the reduction of the back lot and increase in parking nearby. He said that despite the change, the applicant is still planning more parking than required with a total of 2,158 spaces.
“This is a very large campus and the idea around the studio lot is that there will be people who will be working on one part of the site at a certain part of the day, … driving across the site to a stage and then working there. So you need parking spaces that are spread out over the lot to accommodate that that type of flexibility so that you’re not maxed out on those spaces. The other reason is we’re providing some flexibility to the site where for filming, because you never know quite what a director is going to want to do… When you start filming, sometimes you need space where you can have the cameras and crews and so the idea is building in some resiliency into the block where you’re not packed in so tightly.”
White said the parking count is sufficient because people do not arrive at the same time like a 9 to 5 job. He said that some crews may arrive at 8 a.m. while others arrive at 10 a.m. depending on their role in the shoot.
“It really allows the flow of the people in and out of the studio to be much more gradual than a peak flow travel,” White said.
Design waivers requested for lighting and landscaping
When it comes to parking lot lighting, White explained why the studio was requesting a design waiver. He said that the 30 foot light poles would cast shadows, would require a larger number of poles than the 62 foot light poles proposed, and thus would limit circulation on the site for larger vehicles.
“We’re parking star wagons or star trailers or trucks that are taller in height and a 30 foot high light fixture will cast shadows where a 62 foot light allows us to provide more ample lighting into the facility,” White said. “It’s a very, very functional and practical reason for going with the larger fixture.”
On sustainability, White said the goal was for 1888 Studios to get LEED Silver Certification. He noted they would achieve this without landscaping in the parking lots, which would also limit circulation.
“We are really focusing on the performance of energy modeling to maximize the building systems,” White said. “We’ll be looking at life cycle analysis and performance, and we’ll be looking at sustainable materials.”
Consulting City Planner Mika Apte asked that with the removal of the two office buildings, which were more outwardly Art Deco in nature than the other buildings, how the theme would be kept with the other buildings. White said that the other buildings are still very much planned in an Art Deco style.
“So the flex building is highly articulate,” White said. “Those buildings front the entire waterfront all the way. Our goal was to maintain that Art Deco flair all along the water’s edge where we removed the office building, so you would have a building of this high quality Art Deco defenestration replacing the office building on that water frontage.”
Apte asked if there would be any solar panels or green roofs under the new plan. Posada said there would no longer be green roofs, only solar panels on 26.3 percent of roof coverage. He said green roofs are not required with less than 100 percent impervious coverage, of which the site is only at 90.13 percent.
Apte asked if parking spaces totaling 2,158 were sufficient. White said that its an industry standard ratio and percentage and emphasized the need for the open space parking lots for filming-related purposes.
“A lot of the parking you’ll notice is the open space around the buildings, which is important from a film studio standpoint,” White said. “To be able to have some flexibility around the stages so that you can roll sets out when you’re not doing that, you can park cars there so it provides some resiliency. Then we can park cars there when we’re not putting up a set or moving a set or parking a truck or a star wagon there… If not there, that car could park in the garage and you have a star wagon… From a ratio standpoint, these are consistent ratios that we see provided in most studio lots that we do.”
Inside the planned film studio complex
Apte asked if the star wagons would primarily be parked on the back parking lot at the northwest of the site, which Posada confirmed.
The other architect from Gensler, Matt Cornett, echoed much of White’s testimony. He said that three buildings were removed, including the creative office, the post-production office, and the central utility plant. The other change was the removal of the subterranean parking an addition of the new parking garage.
Cornett explained that there are three types of buildings at the site. He said that mill buildings are where set pieces and props are constructed, that sound stages are where filming takes place, and that flex space attached to the sound stages is where support offices for writers, producers, and directors, and more is located. He said there are one-off building such as the two-story mill building with lighting grip storage.
The sound stages range in size from approximately 18,500 square feet (about four times the area of a basketball court) to about 61,500 square feet (about half the area of a Manhattan city block). The mill buildings range from approximately 22,000 square feet to 34,000 square feet. The flex buildings go from approximately 25,000 square feet to about 40,000 square feet. The garage is approximately 102,000 square feet.
The sound stages are all approximately 62 feet tall, with the tallest being 70 feet. The mill buildings are typically 48 feet tall, with the tallest being 60 feet. Flex buildings are approximately 60 feet tall, with the four story flex spaces totaling about 81 feet. The top of the garage is 73 feet tall. The rooftop mechanical units and solar panels will be screened by walls and not visible from the ground.
Cornett explained that the design waivers for the intensity of the lights was to allow a 1.6 footcandle light as opposed to a .5 footcandle light permitted in the redevelopment plan. He said the higher footcandle makes the site safer by increasing visibility.
He echoed White that the increased height of the light poles, the second design waiver, was to reduce shadows and the number of the poles in the parking lot increase circulation among larger vehicles. Cornett added that the site did not require green roofs due to the 90.13 percent of impervious coverage being lower than the 100 percent that would trigger the need for green roofs or solar panels. Regardless, 1888 Studios is still providing 26.3 percent of solar panel coverage on all roofs.
Engineering experts reiterate planned changes
Sanjay Patel civil engineer from PS&S echoed testimony from other project experts. Patel noted that the site was 74 acres total, with 58 acres of that being land and 16 of it being water.
Patel said there are three easements on the site, one for PSE&G to the north, one for Veolia in the middle of the site, and a gas line to the south. He said the site will consist of 17 buildings with 10 studio, 5 mill buildings, and a parking garage, as well as the split mill and light grip storage building, and the not-included-in-the-count utility substation and trash and recycling building.
“This is an outstanding project, and a great reuse of a formerly contaminated site,” Patel said.
Apte asked if the heliport was still being proposed, noting her report was the only one not answered by the applicant yet as opposed to the others already answered, thus the questions. Posada confirmed that the heliport, a ferry terminal, and a pier were not being proposed now but not off the table in the future, which Apte confirmed with him would require further Planning Board approval.
Posada also confirmed to her that the park and waterfront walkway remain, yet that there is not any employee recreation on site but that the base camps throughout the site in front of each building can be used as such and would work with the city on that. In response to other questions, he said there would still be four loading docks with the same loading pattern, that 1888 Studios would comply with landscaping comments, electric vehicle parking, and that a package regarding the site signage would be sent to the board at a later date once tenants have been identified.
Posada explained that 1888 Studios would work with city officials and Conrail to come up with a plan for streetscape renovations outside the site along Avenue A and the adjacent rail line. Following that, the fourth expert to testify was engineer Craig Hermann, also from PS&S.
Instead of utility building and a social utility yard, now a utility substation is planned with a smaller trash and recycling building. He reiterated that the offices were removed in lieu of other buildings for “greater effect” of the site.
Hermann said the due to the parking changes there are now some grade changes at the site. Previously, the redevelopment area was going to be raised to between 25 and 27.5 to incorporate the underground parking. Now it is only being raised to between 15 and 17.5 lower because there is now plans for above-ground parking.
Traffic impact lessened by reconfiguration
Traffic engineer Dan DiSario said that because the offices were removed for increased site efficiency, there would be less buildings with a reduction of 400,000 square feet. That reduction will yield less traffic he said.
According to DiSario, trips will be in the morning and evening both by 1,100 to 700 at peak hours. Due to this reduction, the plans have changed from a traffic light at Avenue A and West 1st Street to an all way stop sign. However, Posada said that 1888 Studios will provide a traffic light if it is required. He added that employees will have a transportation coordinator to manage on site flow.
Apte asked how the trips were reduced, to which DiSario said traffic continues to be C or better under the study which he said was acceptable. Mack asked why the need for all the parking if there will be a reduction in trips, to which he said there is no need to stripe all of the parking across the site, but they want to make it official for ease of access to each building.
DiSario added that a studio like this “doesn’t exist anywhere in the country” and is going to be a “landmark project.” The striping is to define the space that would likely be used for parking anyway regardless.
Mack asked what the required trip count was for a traffic light, to which DiSario said 1,200 trips on Avenue A, and 100 on West 1st Street. However, this ignores that employees arrive at staggered times, with no dedicated morning or evening rush he said.
Then project planner John McDonough concluded the testimony by highlighting many of the points raised by previous project experts. He said the requested design waivers are actually variances for the “special project” that will bring another “world-class facility” to Bayonne.
McDonough said the form of the site is largely the same spare for some “design refinements” to make the site “better and operate more efficiently.” He said brighter lights are better than dimmer, that the port lights nearby are just as tall as they would propose, and that 1888 Studios would be aiming for LEED Silver certification.
Board approves application unanimously
In closing, Mack touted the cooperation with the development team, Conrail, and the Port Authority of New York and New Jersey. She said that PANYNJ is allowing the connection from the new park to Dennis Collins Park on the other side of the Bayonne Bridge through the waterfront walkway underneath.
Chairwoman Karen Fiermonte said it was a huge benefit to the city, considering the apprenticeships and other things. She jokingly wished she had a time machine to fast forward
Commissioner Ahmad Lack said he is very excited for the project to come to fruition. He also noted that other than the economic impact on the city, there would be the social impact on students because Bayonne has a robust drama scene and a project of this scale would have a positive affect psychologically.
The commissioners present voted unanimously to approve the project including: Fiermonte, Lack, Sectetary George Becker, City Councilman At-Large Loyad Booker, Michael Quintela, and Jack Berio. Commissioner Ramon Veloz and Vice Chairwoman Maria Valado were absent and did not vote.
Officials previously said the project is set to break ground by contractor Turner Construction later this year. In the meantime, the site is being remediated and graded in preparation.
For updates on this and other stories, check www.hudsonreporter.com and follow us on Twitter @hudson_reporter. Daniel Israel can be reached at disrael@hudsonreporter.com.
Hoboken City Council seeks the public’s input on the Neumann Leathers project
HOBOKEN — During this week’s council meeting there will be a presentation on potential development options for the Neumann Leathers project. Members of the community are invited to review the options and attend the June 21 council meeting, and voice their views.
The council passed the Neumann Leathers Redevelopment Plan in Dec. 2015. The goals of the plan included preserving the historic buildings of Neumann Leathers, preserving the existing light manufacturing and arts businesses that are currently operating in Neumann Leathers, and creating new public spaces. Some residential density was included in the plan to achieve these goals. All of the possible alternatives have the same 230 units of residential development, but reconfigure the development in different ways.
While there was a community process to finalize the approved plan, the press release states residents at 415 Newark St. next to the development have concerns about the location of the residential element of the plan. To address these concerns, the property owner’s architect met with some residents and showed them several concepts that shift some of the residential density to the east, away from their building. These concepts would also demolish some Neumann Leathers buildings and eliminate some of the public open space required by the Redevelopment Plan, according to the press release.
The City Council will be asked to take a vote to express its views on a preferred option at the following July 5 council meeting.
The city will then move forward with possibly amending the current redevelopment plan, if needed, and then negotiating a redevelopment agreement.
“A plan that would demolish significant Neumann Leathers buildings is not an option that I could support, however, residents in the neighborhood have expressed concerns about the adopted redevelopment plan, and we want to get input from the community and Council to reach consensus on a preferred direction,” said Mayor Dawn Zimmer in a press release. “Based on the results of a city council vote, the administration will then work with the council to possibly amend the plan and then negotiate a redevelopment agreement to move forward with the project.”
To view the possible options go to http://hobokennj.gov/2017/06/city-seeks-community-input-on-neumann-leathers-alternative-concepts/
Hoboken council considers reuse of Neumann Leathers building
The Hoboken City Council introduced amendments to the Neumann Leathers Redevelopment Plan, which proposes to preserve and rehabilitate 118,000 square feet of the historic Neumann Leathers Building along Observer Highway.
The plan dictates how approximately 3.29 acres of land, surrounded by Observer Highway, Newark Street, and Willow Avenue, could be developed, outlining design standards for all new and rehabilitated buildings.
The council designated the Neumann Leathers Rehabilitation Area as an Area in Need of Rehabilitation in 2014. In December of 2015 the council adopted the Neumann Leathers Redevelopment Plan.
R. Neumann and Co. was founded in 1863 as a producer of fine leather and leather goods.
The original four-story factory was constructed on the northwest corner of Willow Avenue and Ferry Street, known today as Observer Highway.
Although leather production ceased in the last century, descendants of the original Neumann family owned and operated the buildings until 2014.
Since the 1980s, the complex has become a hub for small businesses and artists.
The Hoboken Department of Community Development and city council sub-committee have been negotiating with the property owner, Neumann Leathers Redevelopment Group, since 2016 on the details of the redevelopment project.
Now the council has voted to introduce amendments to the plan, reflecting the negotiations.
Artists, makers, and innovators
According to the city, the amended plan seeks to retain and enhance the existing industrial arts community in the Neumann Leathers Building, while constructing new, mixed-use properties.
The introduced plan amendments propose 70,000 square feet of rehabilitated industrial arts space, the creation of 76,200 square feet of new commercial and retail properties, 51 units of affordable and workforce housing, an extension of Grand Street to Observer Highway, stormwater infrastructure to reduce localized flooding, a 32,500-square-foot outdoor public plaza, and a 9,500-square-foot indoor public plaza.
The proposed amendments include the construction of 310 new residential units, the reconstruction of two mixed-use buildings in accordance with historic standards, and 204 parking spaces.
The adopted redevelopment plan calls for reduced rents for industrial arts tenants and green infrastructure design standards that include underground detention systems, above-ground green infrastructure, green roofs, and more to reduce combined sewer overflow events.
“After years of negotiation, I’m pleased that Hoboken has finally produced a revised plan that not only preserves one of Hoboken’s most historic areas and supports our vibrant arts community, but also provides substantial community benefits, including new, mixed-use retail areas and public open space,” said Mayor Ravi Bhalla. “This plan is a win for our City and I thank the Office of Community Development for their hard work, as well as the council sub-committee members for their assistance.”
“Hoboken has seen its share of cookie-cutter development over the last few decades, and I’m proud to say our plan for the Neumann Leathers Complex breaks that mold,” said First Ward Councilman Mike DeFusco who chairs the Southern Development Subcommittee. “This innovative adaptive reuse elevates makers, creators, artists and innovators while respecting the needs of the surrounding community. Just like Ponce Market in Atlanta, or Union Station in Denver, Neumann Leathers will remain a landmark in Hoboken for generations to come.”
To view the adopted 2015 Neumann Leathers Redevelopment plan go to https://tinyurl.com/s62u5xtv.
To read the proposed amendments to the Neumann Leathers Redevelopment Plan go to https://tinyurl.com/2rrx8f39.
Hoboken will host a virtual public meeting on the plan and proposed amendments on March 8 at 7 p.m.
To join via Zoom and offer public comment go to https://us02web.zoom.us/j/85347160737?pwd=eG9yRCtrVS9HckIxNHZyQjBiOE1wZz09
The meeting will also be streamed live on the city’s Facebook and YouTube pages.
For updates on this and other stories check www.hudsonreporter.com and follow us on Twitter @hudson_reporter. Marilyn Baer can be reached at Marilynb@hudsonreporter.com.
How to develop residential units at Neumann Leathers factory
During a five-hour City Council meeting on Wednesday, officials and residents listened to a long presentation by a city planner on several development options for the Neumann Leathers factory complex near the city’s southern border.
The council also passed an introductory ordinance for the city’s 500-foot rule. The existing rule states that liquor license holders may not open within 500 feet of one another. Changes might allow bars to open closer to each other, but attempts to amend the rule have met with opposition in the past. (See sidebar.)
Neumann Leathers
The council passed the Neumann Leathers Redevelopment Plan in December 2015. The complex built in the 1800’s near the city’s southern border was once a leather manufacturing factory. Currently, artists, musicians, and small businesses rent space there.
The goals outlined in the plan were to preserve the historic buildings and the existing light manufacturing and arts businesses, and to create new public spaces.
The plan includes a requirement for 40,000 square feet of public plazas and outdoor markets. It also includes 230 units of residential development.
“We walk past this project every day and it’s in dire need of rehabilitation.” – Ron Rosenberg
According to City Planner Jessica Giorgianni, of the seven development options considered, only three seem the most viable because they don’t demolish any of the existing buildings. The three development options are entitled Official Submission 3, Option C-Historic Building Preserved, and Residential East.
She said “Official Submission 3” would position the residential portion of the development consistent with the adopted Redevelopment Plan and would meet the goals of separating the residential and light industrial areas and providing public open space. It would also not require any amendments.
The second alternative, “Option C-Historic Building Preserved,” was prepared in June to respond to some residents’ concerns over the location and bulk of the residential portion of the plan.
One residential building would be built to extend over the existing historic Neumann Leathers building, and a separate residential building would be constructed in the eastern portion of the site so that it mixes in with the existing commercial/light industrial buildings. This option would reduce the amount of public open space and would require redevelopment plan amendments.
The final development option, “Residential East,” was prepared in March to also try an address residents’ concerns and ensure the preservation of the historical structures. This option would include a separate 18-story residential building within the commercial/light industrial building area. This option would also reduce the amount of public open space and would require redevelopment plan amendments.
“We want to get input from the community and council to reach consensus on a preferred direction,” said Mayor Dawn Zimmer in a press release. She noted that she would not support demolishing the buildings.
The City Council is expected to vote at its July council meeting for a preference among the development options.
“Based on the results of a city council vote, the administration will then work with the council to possibly amend the plan and then negotiate a redevelopment agreement to move forward with the project,” said Zimmer.
Public input
About 10 members of the public commented on the development options.
Hoboken resident and Neumann Leathers tenant Tom Newman said, “I’ve been here 21 years and for at least half of those years, we’ve been talking about saving Neumann Leathers. It’s gratifying to be at this stage and see the kind of support this project has gotten. I think and have always felt this could be a real jewel in the crown of Hoboken.”
Newman said one of his concerns with some of the development options is the close proximity of residential units to the light industrial tenants.
“I don’t want someone calling me saying, I’m waking the baby,” said Newman, a former councilman and current cabinet maker.
Karen Meneshin said the council needs to spend more time on the project before its scheduled vote on their development preference at the next council meeting and there needs to be better communication with the public.
“Telling us last week of a meeting tonight is far too little time,” said Meneshin. “Three weeks is more than a rush and deserves more time.”
Ron Rosenberg, who lives on Newark Street near the project, said that the presentation and Nixle Alert about the presentation made it seem that the residents of 415 Newark St. took issue with the project and forced themselves into the conversation. Rosenberg said that this is only partially true, because it was not only residents of his building but residents throughout the area who expressed an interest.
“We had 200 people who signed a petition, and they live in 10 different buildings along Newark Street,” said Rosenberg of a past 2015 petition against the redevelopment plan’s height and density.
“It’s important to note that 415 has never been against this project,” said Rosenberg. “415 is as interested as Tom Newman is, because we walk past this project every day and it’s in dire need of rehabilitation.”
He said he and other residents took issue with the plan’s residential bulk and asked that it be split to lighten the load.
The City Council asked members of the public to submit their comments on the design options to Councilman David Mello via email by Sunday night so that he and the subcommittee can discuss them during their meeting that week.
Residents can submit comments to Mello at melloforhoboken@gmail.com.
Marilyn Baer can be reached at marilynb@hudsonreporter.com
SIDEBAR
The 500-foot bar rule, redux
A new introductory ordinance would outline exceptions to a longstanding city rule that plenary retail consumption license holders may not open within 500 feet of one another.
The introductory ordinance outlines proposed areas of exception.
These areas include the Southern Redevelopment Area, the Central Business District, the Neumann Leathers Redevelopment Area, the Western Edge Redevelopment Area, the Southwest Redevelopment Area, the 3rd Ward (central west part of town), the 1st Ward area not included in the Central Business District or Southern Redevelopment Area, and any area designated as a theater exception. A “theater exception” is an exception to sell alcohol during certain theater performances hosted by non-profit groups.
In each of the above areas of exception, the amount of allowed licenses would be limited to a specific number, the greatest of which is the Central Business District at 25 plenary retail consumption licenses, and the least of which is the Neumann Leathers Redevelopment Area at three plenary retail consumption licenses.
The number of licenses in each exception area is related to what currently exists, according to Councilman Jim Doyle, the ordinance’s sponsor, except for the 3rd Ward, which gets an increase of about five licenses.
The ordinance states, “Based upon changes in the conditions within the city since the prohibition’s initial adoption [in the 1960s] including growth and redevelopment of the city, the city believes that certain modifications to the outright prohibition are in the best interest of the city.”
Bars and liquor stores that were opened before the ordinance’s adoption were grandfathered in, which explains why you may see two close together.
The ordinance also gives owners of plenary retail consumption licenses the ability to petition the City Council for an exception to the 500-foot rule. The petitioner will have to get six out of nine votes for the exception, to be granted due to extraordinary circumstances like claiming an extreme hardship.
The council approved the introductory ordinance unanimously, apart from City Council President Jen Giattino, who was absent.
Feed your soul
Over 100 local artists will be featured in this year’s Hoboken Artists’ Studio Tour on Sunday, Nov. 5. The self guided walking tour features local artists’ studios, galleries, and group exhibitions, ranging from sculptures to photographs to paintings. It’s free for attendees.
According to Hoboken Administrator of Cultural Affairs Geri Fallo, the tour is designed so that patrons can walk easily from studio to studio and gallery to gallery as Hoboken is only a square mile and every location is convenient.
The tour takes advantage of Hoboken’s artistic hotspots like the Neumann Leathers complex or the Monroe Center for the Arts.
Union City photographer Joe Epstein will also have some of his photographs on display.
“It’s a good way for people to get to know how many different artists and what type of different artists are in and around Hoboken,” said Epstein of the annual tour. “The art community in town pretty big, but I don’t know if it’s something Hoboken known for. People think of artists and they think of the Monroe Center or Neumann Leathers building, but there are a lot of people in other places in town and around town that are really very talented. It’s a very diverse community and the more exposure to it hopefully will draw people out of town and in town to it.”
Epstein’s art will be on display at Right Angle, a framing shop at 320 Washington St.
Attendees will be able to view his photographs of the flooding caused by Hurricane Sandy as well as shots showcasing life in and around Hoboken.
Other hotspots
Neumann Leathers at 300 Observer Hwy. is home to the renowned artist and tour founder Timothy Daly who will have his work displayed this year. “About 1982, my artist friends and I organized the first Hoboken Studio Tour,” said Daly. “We charged five bucks for a tour map.”
He said he got the idea to start one in Hoboken because of the rise of such tours in New York.
“Well a few art tours and open studio tours had started in Manhattan at the time, SoHo and the Lower East Side, and it seemed like it would be a fun idea to see each others studios and get our art exhibited,” said Daly. “It’s nice to see that it still has legs.”
“It is great citizens and people are coming in,” added Daly. “We probably have 40 or 50 artists [in the Neumann Leathers building], which will have their studios open.”
He added that attendees might even see a few unmapped locations, as some artists don’t sign up for the tour but “just open their doors last-minute, so there could be some real surprises.”
He said he will have several urban industrial landscapes on display.
Anyone wishing to go can simply download a map of tour locations via the city’s website or pick one up at City Hall, 94 Washington St.
At City Hall you can begin the tour right in the lobby. A sculpture called “Plastic Storm” by George Sabra of Austin Texas is currently on exhibit, which represents the massive storm of plastic waste generated by people on a daily basis.
Visitors will have a chance to meet the artists, photographers, sculptors and artisans and witness the creative process at work. Even poets, musicians and performance artists will be on hand to make the day a memorable one, according to Fallo.
Liz Cohen Ndoye and her husband Ibou Ndoye are two artists who are participating in this year’s tour.
Liz will be showcasing her mixed media art including sculptures and glass paintings in both her personal home studio at 235 Garden St. and Hob’art Gallery in the Monroe Center at 720 Monroe St.
“It brings in a lot of people from places far and wide and it enables people, at no charge at all, to see what is going on in the art world. And I think that’s pretty exciting stuff,” said Liz. “It enables us artists out there to be looked at and purchased, which is always a good thing got to move that inventory.”
Ibou will also be exhibiting his work in their home studio including glass paintings, prints, and sculptures.
Liz said she likes to open her home studio in addition to displaying art in galleries, because she thinks people should see the artistic process.
“The nature of the tour is for artists to see our work and the process of creating, as well as finished art,” said Liz. “I love that aspect of the tour. I believe the process is more important than finished work.”
Marilyn Baer can be reached at marilynb@hudsonreporter.com.
Feed your soul
Over 100 local artists will be featured in this year’s Hoboken Artists’ Studio Tour on Sunday, Nov. 5. The self guided walking tour features local artists’ studios, galleries, and group exhibitions, ranging from sculptures to photographs to paintings. It’s free for attendees.
According to Hoboken Administrator of Cultural Affairs Geri Fallo, the tour is designed so that patrons can walk easily from studio to studio and gallery to gallery as Hoboken is only a square mile and every location is convenient.
The tour takes advantage of Hoboken’s artistic hotspots like the Neumann Leathers complex or the Monroe Center for the Arts.
Union City photographer Joe Epstein will also have some of his photographs on display.
“It’s a good way for people to get to know how many different artists and what type of different artists are in and around Hoboken,” said Epstein of the annual tour. “The art community in town pretty big, but I don’t know if it’s something Hoboken known for. People think of artists and they think of the Monroe Center or Neumann Leathers building, but there are a lot of people in other places in town and around town that are really very talented. It’s a very diverse community and the more exposure to it hopefully will draw people out of town and in town to it.”
Epstein’s art will be on display at Right Angle, a framing shop at 320 Washington St.
Attendees will be able to view his photographs of the flooding caused by Hurricane Sandy as well as shots showcasing life in and around Hoboken.
Other hotspots
Neumann Leathers at 300 Observer Hwy. is home to the renowned artist and tour founder Timothy Daly who will have his work displayed this year. “About 1982, my artist friends and I organized the first Hoboken Studio Tour,” said Daly. “We charged five bucks for a tour map.”
He said he got the idea to start one in Hoboken because of the rise of such tours in New York.
“Well a few art tours and open studio tours had started in Manhattan at the time, SoHo and the Lower East Side, and it seemed like it would be a fun idea to see each others studios and get our art exhibited,” said Daly. “It’s nice to see that it still has legs.”
“It is great citizens and people are coming in,” added Daly. “We probably have 40 or 50 artists [in the Neumann Leathers building], which will have their studios open.”
He added that attendees might even see a few unmapped locations, as some artists don’t sign up for the tour but “just open their doors last-minute, so there could be some real surprises.”
He said he will have several urban industrial landscapes on display.
Anyone wishing to go can simply download a map of tour locations via the city’s website or pick one up at City Hall, 94 Washington St.
At City Hall you can begin the tour right in the lobby. A sculpture called “Plastic Storm” by George Sabra of Austin Texas is currently on exhibit, which represents the massive storm of plastic waste generated by people on a daily basis.
Visitors will have a chance to meet the artists, photographers, sculptors and artisans and witness the creative process at work. Even poets, musicians and performance artists will be on hand to make the day a memorable one, according to Fallo.
Liz Cohen Ndoye and her husband Ibou Ndoye are two artists who are participating in this year’s tour.
Liz will be showcasing her mixed media art including sculptures and glass paintings in both her personal home studio at 235 Garden St. and Hob’art Gallery in the Monroe Center at 720 Monroe St.
“It brings in a lot of people from places far and wide and it enables people, at no charge at all, to see what is going on in the art world. And I think that’s pretty exciting stuff,” said Liz. “It enables us artists out there to be looked at and purchased, which is always a good thing got to move that inventory.”
Ibou will also be exhibiting his work in their home studio including glass paintings, prints, and sculptures.
Liz said she likes to open her home studio in addition to displaying art in galleries, because she thinks people should see the artistic process.
“The nature of the tour is for artists to see our work and the process of creating, as well as finished art,” said Liz. “I love that aspect of the tour. I believe the process is more important than finished work.”
Marilyn Baer can be reached at marilynb@hudsonreporter.com.
Feed your soul
Over 100 local artists will be featured in this year’s Hoboken Artists’ Studio Tour on Sunday, Nov. 5. The self guided walking tour features local artists’ studios, galleries, and group exhibitions, ranging from sculptures to photographs to paintings. It’s free for attendees.
According to Hoboken Administrator of Cultural Affairs Geri Fallo, the tour is designed so that patrons can walk easily from studio to studio and gallery to gallery as Hoboken is only a square mile and every location is convenient.
The tour takes advantage of Hoboken’s artistic hotspots like the Neumann Leathers complex or the Monroe Center for the Arts.
Union City photographer Joe Epstein will also have some of his photographs on display.
“It’s a good way for people to get to know how many different artists and what type of different artists are in and around Hoboken,” said Epstein of the annual tour. “The art community in town pretty big, but I don’t know if it’s something Hoboken known for. People think of artists and they think of the Monroe Center or Neumann Leathers building, but there are a lot of people in other places in town and around town that are really very talented. It’s a very diverse community and the more exposure to it hopefully will draw people out of town and in town to it.”
Epstein’s art will be on display at Right Angle, a framing shop at 320 Washington St.
Attendees will be able to view his photographs of the flooding caused by Hurricane Sandy as well as shots showcasing life in and around Hoboken.
Other hotspots
Neumann Leathers at 300 Observer Hwy. is home to the renowned artist and tour founder Timothy Daly who will have his work displayed this year. “About 1982, my artist friends and I organized the first Hoboken Studio Tour,” said Daly. “We charged five bucks for a tour map.”
He said he got the idea to start one in Hoboken because of the rise of such tours in New York.
“Well a few art tours and open studio tours had started in Manhattan at the time, SoHo and the Lower East Side, and it seemed like it would be a fun idea to see each others studios and get our art exhibited,” said Daly. “It’s nice to see that it still has legs.”
“It is great citizens and people are coming in,” added Daly. “We probably have 40 or 50 artists [in the Neumann Leathers building], which will have their studios open.”
He added that attendees might even see a few unmapped locations, as some artists don’t sign up for the tour but “just open their doors last-minute, so there could be some real surprises.”
He said he will have several urban industrial landscapes on display.
Anyone wishing to go can simply download a map of tour locations via the city’s website or pick one up at City Hall, 94 Washington St.
At City Hall you can begin the tour right in the lobby. A sculpture called “Plastic Storm” by George Sabra of Austin Texas is currently on exhibit, which represents the massive storm of plastic waste generated by people on a daily basis.
Visitors will have a chance to meet the artists, photographers, sculptors and artisans and witness the creative process at work. Even poets, musicians and performance artists will be on hand to make the day a memorable one, according to Fallo.
Liz Cohen Ndoye and her husband Ibou Ndoye are two artists who are participating in this year’s tour.
Liz will be showcasing her mixed media art including sculptures and glass paintings in both her personal home studio at 235 Garden St. and Hob’art Gallery in the Monroe Center at 720 Monroe St.
“It brings in a lot of people from places far and wide and it enables people, at no charge at all, to see what is going on in the art world. And I think that’s pretty exciting stuff,” said Liz. “It enables us artists out there to be looked at and purchased, which is always a good thing got to move that inventory.”
Ibou will also be exhibiting his work in their home studio including glass paintings, prints, and sculptures.
Liz said she likes to open her home studio in addition to displaying art in galleries, because she thinks people should see the artistic process.
“The nature of the tour is for artists to see our work and the process of creating, as well as finished art,” said Liz. “I love that aspect of the tour. I believe the process is more important than finished work.”
Marilyn Baer can be reached at marilynb@hudsonreporter.com.
A new downtown destination
Hoboken architect John Nastasi walked residents through the concept for the Neumann Leathers redevelopment project during a virtual community meeting last week.
The new vision for the roughly 3.29 acres of land, bounded by Observer Highway, Newark Street, and Willow Avenue, includes the rehabilitation of the iconic Neumann Leathers building along Observer Highway as well as the smokestack. The land will have a new public open-air courtyard, an interior courtyard, and 310 residential units.
The plan includes 70,000 square feet of rehabilitated industrial arts space, the creation of 76,200 square feet of new commercial and retail properties, 51 units of affordable and workforce housing, an extension of Grand Street to Observer Highway, above and below ground stormwater detention, a 32,500-square-foot outdoor public plaza, and a 9,500-square-foot indoor public plaza.
Details discussed
The outdoor public plaza will be in the center of the property surrounded by six buildings publicly accessed by entrances on all four sides.
It will replace low tertiary buildings which are roughly one story, currently used as storage.
Once removed, the space will be reconfigured into a vibrant public courtyard modeled after open-air European markets with places for dining, shopping, and ground-floor art galleries.
Nastasi said it could also host live music and film screenings.
Under the 32,500-square-foot courtyard will be a stormwater detention system, which will detain 110,000 gallons of stormwater during heavy rain.
Six buildings, topped with green roofs, surround the central courtyard.
Five are envisioned as mixed-use buildings, and one is slated as an industrial arts building.
They vary in size and height, from five to 14 stories.
The southeastern-most building will have a 9,500-square-foot indoor public courtyard topped with a glass ceiling that will also offer dining and retail.
The 310 residential units will primarily be on the southwestern portion, where a parking lot currently sits.
It will be constructed above a two-story parking garage with an entrance and exit along the new Grand Street extension.
It will have spaces for 204 vehicles.
Public feedback
The majority of public speakers approved of the new plan but raised some questions.
Concerns included the possible need for more parking and impacts on traffic congestion.
“When the past administration changed Observer Highway to a single lane in each direction basically … that road is already congested, I can’t imagine what it would be like if Grand was extended,” said resident Michael Klein. “It will back up another street trying to turn onto Observer Highway.”
Others were worried about displacement and the projects phasing.
“My building is slated for reconstruction; do I get relocated somewhere,?” asked Bill Hamilton, a TV producer who operates a studio in one of the buildings. “Will rent stay the same?”
“How are we going to keep the rent affordable for the artists?” asked resident Liz NDoye whose husband has a studio at Neumann Leathers. “I’m concerned for the artists … we are the people that made this city so desirable.”
Resident Joseph Gallo asked if artist housing could be considered, noting he was glad to see affordable and workforce housing included in the plan.
Hoboken’s Director of Community Development noted that a phasing plan will need to be submitted as part of the redevelopment agreement, but generally the idea is to move the existing tenants to vacant space on the property while their building is undergoing renovations.
He noted that the city will work to create a commercial rent control program for the site adding that the redevelopment plan already has language calling for rents to be kept below-market rate for the industrial arts property.
He said the city will need to adopt a workforce housing manual which could be crafted to include artists as a priority.
Planner Jessica Giorgianni noted that the existing traffic study will be updated. The plan had changed since the original traffic study was conducted, adding that the developer will need to submit a transportation demand management plan as part of the redevelopment agreement.
For updates on this and other stories check www.hudsonreporter.com and follow us on Twitter @hudson_reporter. Marilyn Baer can be reached at Marilynb@hudsonreporter.com.
