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Hoboken council considers reuse of Neumann Leathers building

Marilyn Baer, Staff Writer
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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.

Preserving Hoboken’s charm

Marilyn Baer, Staff Writer
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Preserving Hoboken’s charm

On Nov. 6, the Hoboken City Council will vote on an ordinance that would expand the city’s historic districts and add new properties to the list of historic sites.

The ordinance aims to better preserve the city’s historic resources, including buildings, streetscapes, monuments, and public sites, according to council documents.

That amendment includes the addition of more than 20 historically significant sites in the city.

According to the city, most of the additions recommended by the Historic Preservation Commission have long been identified by the State of New Jersey Office of Historic Preservation as “key contributors” to the history of the city and the historic character of the community.

Some of the additions include the Adams Square Condominiums, formerly the Daniel S. Kealy School, PS No. 2; Monroe Center buildings C & E, formerly Ferguson Brothers Manufacturing Co.; the North Hudson YMCA; Sybil’s Cave; Hoboken Free Public Library; the Neumann Leathers building at 300 Observer Highway; The Up-Town Bank of Hoboken Trust Company at 1400 Washington St.; Stevens Park; and Elysian Park.

Designation as a historic site will help assure that renovations and alterations made to the site will be done in a way that protects its historic character, according to the city.

This comes after the council introduced the ordinance at the last council meeting on Oct. 16.

New district boundaries

Under the new ordinance, the city would expand the historic district to protect Castle Point Terrace homes and additional portions of Washington Street, Hudson Street, and the railyard and terminal.

The three new districts will be called H1-0, H2-0, and H3-0 and will act as a zoning overlay.

The H1-0 district extends from 14th Street down the entire length of the west side of Washington Street and the east side of Washington Street from Seventh Street to Observer Highway. It will include the length of Court Street, one of the city’s oldest streets which spans approximately 7.5 blocks between Washington and Hudson streets from about Newark Street to Seventh Street. The street was paved with squared blocks of stone or “setts” from local quarries in the late 1800s and was built as an alley to act as a service entrance for people who lived along Hudson and Washington streets.

The H1-0 district includes a portion of Hudson Street from Second Street to Observer Highway as well as Hoboken’s Lackawanna Terminal, the NJ Transit rail yard, and four blocks next to the terminal bounded by Hudson Place, Hudson Street, Sinatra Drive, and First Street.

The H2-0 district extends from Second Street to 14th Street primarily along Hudson Street’s western side. It also includes the eastern side of Washington Street from 14th Street to Seventh Street.

Finally, the H3-0 district will encompass all of the Castle Point Terrace area from Eighth Street to 10th Street.

Properties in these districts will be subject to the Historic Preservation Commission’s oversight should the ordinance pass. That oversight only extends to the parts of the building that are visible from the public right-of-way like the façade. Building permits and demolition permits can’t be issued without the commission’s issuance of a Certificate of Appropriateness.

That means if property owners want to change the façade of their building they would have to get approval from the Historic Preservation Commission.

This includes exterior architectural features like lintels, sills, and cornices, stoops, ironwork, paint, storefronts, windows, and signage.

It does not include the building’s interior or those parts of the building that are not visible to the public.

The Historic Preservation Commission will also issue Certificates of No Effect for minor repairs or in-kind restoration of exterior elements that will have no visual, architectural, structural, or historic impact on the building, according to the ordinance.

The commission has also established a Fast Track approval process covering general maintenance, repairs, and replacement items that have little to no effect on the historic elements of a site.

Only those alterations that would impact the visual presentation of the building would trigger commission review as part of the overall approval and permitting process.

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.

City exempts certain areas from ‘500-foot rule’ for bars

Marilyn Baer, Staff Writer
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City exempts certain areas from ‘500-foot rule’ for bars

The City Council voted Wednesday to amend a longstanding ordinance prohibiting liquor license holders from opening within 500 feet of each other. The new amendment allows plenary retail consumption license holders to open closer together in certain parts of the city.
Also at the council meeting, the council approved contracts to place free WiFi kiosks in town, and petitioners asked the city to try to buy the Union Dry Dock property on the northern waterfront (see sidebar).

Bar rules

For around 50 years, the city has had a rule that liquor license holders cannot open within 500 feet of each other, although previously existing businesses were grandfathered in. Hoboken currently has more than 130 liquor licenses in a square mile.
Areas that will be exempt 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 area of the 1st Ward not included in the Central Business District or Southern Redevelopment Area, plus any area designated as a theater exception. A “theater exception” allows alcohol sales during intermission at 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 would be in the Central Business District, with 25 plenary retail consumption licenses. The least would occur in the Neumann Leathers Redevelopment Area, with three plenary retail consumption licenses.
The number of licenses in each exception area is related to what currently exists, according to Councilman Jim Doyle.
“There will be no net increase in bars in Hoboken,” said Doyle. He said the amendment simply allows those with licenses to move about more freely in these areas of exception.
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.”
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 cite extraordinary circumstances and get six out of nine votes for the exception.
Several members of the public spoke about the change.
Resident Michael Gallucci, owner of The Grand Vin and Green Rock Tap & Grill, said he believes the 500-foot rule has had some “unintended consequences.”
He said that because of the rule, bars and restaurants who rent their space from landlords have very little leverage when negotiating rents because landlords know the bars are unable to move.
He also said that he believes the amendment would “improve the quality of life,” and “keep businesses humming instead of slaves to their landlords.”
Resident Daniel Tumpson said he was concerned there would be a “higher density” of bars in residential neighborhoods that would lower the quality of life.
Resident Mary Ondrejka said she was against the ordinance change and cited a possible decline in quality of life.
“I am against getting rid of the 500-foot rule,” she said. “I think when the council makes changes as serious as this, the council, and the Zoning Board, and the Planning Board can’t see and may not have the foresight to see what might happen.”
Doyle said, “We are trying to create a more dynamic commercial atmosphere… We thought it would be nice to have a couple of restaurants in these [redevelopment] areas to make it a destination because in the current rule that would not be able to happen.”
The council approved the ordinance 6-1, with Councilwoman Tiffanie Fisher in dissent and Councilmen Michael DeFusco and Michael Russo absent.

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“This is a really exciting proposal.” – Stephen Marks
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HUD funding distributed

The City Council approved of funding for several non-profit and charitable organizations in town by disseminating Community Development Block Grants funded by the federal Department of Housing and Urban Development.
The council approved of $25,000 to the Jubilee Center for three lead program staffers for after school and summer camp instruction for children aged 6 through 13 years old; $40,0000 to the Hoboken Shelter for rent and utilities; and $20,000 to the Hudson County Homeless Street Outreach Team Project from the Garden State Episcopal Community Development Corporation to provide shelter food and services to homeless individuals.
The council also approved of $20,500 to Hoboken Day Care 100 for a portion of salaries for an eligibility specialist/administrator and an assistant teacher; $787,241 to the Hoboken Housing Authority to upgrade security infrastructure; $19,783 to Hoboken Family Planning for an administrative assistant and personal expenses and operational costs for the STD Awareness Program; and $10,000 to The Waterfront Project which will be used to facilitate the Housing Counseling and Legal Advocacy program which will cover operational and personal expenses associated with providing free legal services to Hoboken’s low and moderate income residents.
True Mentors also received $14,684.60 in funding for the TRUE Mentors Mentoring and Club expansion Project. The funding will help cover a portion of the program directors salary “who focuses on the growth safety and improvement of the youth program.”

Wi-Fi kiosks all over

The city will move forward with two contracts, one with Verizon and one with Intersection, both subject to final negotiations, for the city’s Smart City Initiative which will provide free public Wi-Fi in areas throughout town.
According to the resolutions, Intersection will provide free public Wi-Fi via kiosks, free phone calls, USB charging, and more for a seven-year term.
Verizon will provide outdoor municipal Wi-Fi to five municipal buildings; City Hall, the multi service center, the Hoboken Public Library, and Police and Fire Departments headquarters. They will also provide mobile Wi-Fi to the city’s five Hop buses. Verizon will also provide at least 23 to 35 outdoor digital kiosks throughout the city which will provide Wi-Fi.
According to Business Administrator Stephen Marks the initiatives will be at no cost to the city. “This is a really exciting proposal,” said Marks. “Intersection is proposing 30 kiosks for seven years at no cost to the city and will provide 1 gigabyte of high speed Wi-Fi per second. Verizon proposes about 25 to 35 kiosks for a 10 year term at no cost to the city which will also provide high speed Wi-Fi on HOP buses and five municipal buildings.”

SIDEBAR

Residents urge city to buy Dry Dock

Ron Hine of the Fund for a Better Waterfront presented a 47-page petition containing 2,174 signatures to the Hoboken City Council last Wednesday to ask the city to put the Union Dry Dock property on the city’s open space plan and make acquiring the land a priority.
The Union Dry Dock & Repair Co. is a barge repair company at 901 Sinatra Drive between Maxwell Place Park and Castle Point Park. It’s still operating, but Hine believes the city should make an offer to buy it.
Last month the business owners said the property was not for sale but that they have entertained bids in the past. Those offers had exceeded $15 million.
Several residents including Hine spoke during the public portion of the meeting.
“We have felt the political will to do this is nonexistent, and that is why we put up this petition,” said Hine.
“This is an opportunity for the city to make a commitment to make this happen; to finish our last missing pieces to the waterfront park at Union Dry Dock,” said Hine. “We can complete the waterfront park at this location. I ask all of you to join with us to make sure this becomes a reality.”
Resident Randy Brummette said, “Hoboken’s waterfront is world class. It blows everyone away. It’s breathtaking. Fabulous. It’s one of the biggest assets we have.”
“When I saw this petition it instantly stirred my passion. I sent it to 50 friends and got a 100 percent response rate,” said Brummette. “There are a million questions that still need to be answered. How will it be paid for, what will it look like, how much will it cost, but putting it in the Master Plan validates the idea.”
“What doesn’t make sense is the city not grabbing the Union Dry Dock land,” said resident Ellen Effron. “There are more families and more children who enjoy living in Hoboken and enjoy our parkland. Hoboken needs to create another continuous stretch of parkland.”
Lifelong resident Nick Borg said he remembers the waterfront’s industrial past and the freight trains that lined the road along the piers. “I remember back when it was at its worst and it’s been an amazing transition,” said Borg.
Councilwoman Jen Giattino asked Councilman Peter Cunningham to put the Union Dry Dock & Repair Co. on the north end community development meeting agenda to discuss it in that subcommittee.
Cunningham said, “I should hope without getting to far ahead that there is some money left in the open space trust account that could help support some aspect of that parcel we are discussing.”

Marilyn Baer can be reached at marilynb@hudsonreporter.com.

Hoboken declares state of emergency

Marilyn Baer, Staff Writer
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Hoboken declares state of emergency

(Updated March 15)

Hoboken’s Office of Emergency Management (OEM) declared a State of Emergency in the city on Thursday, March 12 as the city continues to prepare for the coronavirus pandemic.

The OEM, the city’s Department of Health and Human Services, school district Superintendent Dr. Christine Johnson, and representatives from the charter schools have decided to cancel school over the next two weeks as a cautionary measure. 

State of emergency

The State of Emergency allows the OEM and the city to take proactive action in the days and weeks ahead to protect residents.

As of March 15, the city reported three positive COVID-19 cases in Hoboken.

Hoboken has canceled all “non-essential” city-run events and meetings starting March 13.

Canceled events include all city-run recreation activities and sports for children and adults, Planning Board, Zoning Board, and municipal volunteer board meetings, and the scheduled public meetings on Neumann Leathers Redevelopment Project and the NJ Transit Records Building.

The city has also closed all city recreation fields and facilities.

A City Council meeting is scheduled for Wednesday, March 18. The Bhalla administration and Council President Jen Giattino are exploring alternative options to host the meeting.

According to Giattino, options include the possibility of residents sending in questions and comments instead of attending the council meeting to speak but still streaming the meeting, having a phone conference, or canceling the meeting outright.

The OEM has also directed that all bars and restaurant establishments, with or without a liquor license, are no longer permitted to serve food within the restaurant or bar.

If a bar does not currently offer food, they will no longer be permitted to operate and are no longer permitted to serve alcohol, as of 11 a.m. Sunday, March 15.

Any bar or restaurant establishment that currently offers food service will be permitted to conduct food takeout and food delivery service only.

OEM is also implementing a city-wide daily curfew which will be in effect from 10 p.m. through 5 a.m., starting Monday, March 16 until further notice.

During this curfew, all residents will be required to remain in their homes except for emergencies, or if they are required to work by their employer.

Street cleaning is also now suspended.

City parks will remain open with the exception of fields, recreation courts, playgrounds, and restrooms.

Daycares and pop-up camps for children are also closed.The city has closed all gyms, all health clubs, and movie theaters.

City Hall is now closed to the public but all services are available by phone, email, and online only.

Members of the public must call the respective department in City Hall and speak to a representative or leave a message, or send an email to the respective employee or department head, that can be found at http://www.hobokennj.gov and choosing the “departments” tab under “government”.

To prepare for an anticipated surge of patients, the Office of Emergency Management authorized the construction of a medical tent on Fourth Street outside of Hoboken University Medical Center.

The Health Department recommends that residents who believe they have been exposed to a confirmed case of COVID-19 should contact their healthcare provider first instead of going to the emergency room.

“It is critically important for residents to stay home if you are sick and remain home for at least 24 hours until symptoms resolve,” said Bhalla. “It is essential to continue washing and sanitizing your hands frequently. Please work from home if you can for the near future.”

School closed

Schools will be closed over the next two weeks starting Monday, March 16.

“We have prepared all of our remote learning plans and everything is ready to go,” said Superintendent of Schools Dr. Christine Johnson.

Johnson said teachers and staff have worked collaboratively on creating at-home instruction, and the district surveyed all families regarding their access to technology and the internet so that those without access received hard copies of at-home instruction.

“We developed required lessons in math, science, language arts, social studies, and health wellness for all students for every day,” said Johnson, noting that the district is providing 10 hours of instruction.

Johnson also said plans are in place for ESL students, students with special needs, students who require speech therapy and student who require physical therapy.

“Lessons were created from a basis of activities these kids are familiar with, and will be reinforcing at home,” said Johnson, noting therapists will be checking in with students via phone and email.

The district will also provide breakfast and lunch to district students and charter school students who qualified for free and reduced lunch. Grab and go meals will be handed out at the Ninth Street entrance of Hoboken High School by the cafeteria between Clinton and Grand streets. Meal service will be available from 8:30-10:30 a.m

According to state law, absences of 10 or more days must result in disenrollment for all children in Pre-K through 12th grade, but Johnson said that students will not be given absences for the days because school instruction will still be taking place.

Stevens Institute of Technology announced the campus has not had any confirmed cases of COVID-19 but to ensure the health and safety of their community all classes have been moved online through April 5.

“This decision is based on the best public health information we have today,” states a letter to the Stevens community dated March 12 from Marybeth Murphy, Vice President for Enrollment Management and Student Affairs, and Vice President of Human Resources Warren Petty.

To reduce density on campus and limit potential transmission of COVID-19, some employees have been given permission to work remotely.

Students living on campus have been instructed to go home until April 5.

“University settings present unique challenges during a pandemic because of the density of students living and studying in close quarters,” the letter reads. “In addition, our capacity to quarantine those who become sick or those who may have been exposed is extremely limited. The more students who leave campus, the more we can decrease the potential health risk to the broader community. “

Stevens is working with students to help those who can not return home for a variety of reasons. The university is considering each request to remain on campus on a case by case basis.

Students who must remain in Stevens housing during this time should request permission from the Office of Residential and Dining Services (RDS) by clicking here.  Students can email rds@stevens.edu with questions.

Stevens students are asked to check the Stevens homepage regularly for updates.

Library programs canceled

The Hoboken Public Library facilities including the Main Library at 500 Park Ave, the Grand Street Branch, and the Learning Center at the Hoboken Housing Authority will be closed starting Monday, March 16, with a planned reopening of Monday, March 30.

“We apologize for the inconvenience, but this action is necessary to protect the health of our customers and staff during this volatile time,” said Director Lina Podles.

Loan periods will be adjusted to compensate for the closure and all items currently checked out to Hoboken Library cardholders will have their loans extended to Thursday, April 2.

Go to HobokenLibrary.org for the latest library information and to access to vibrant and robust online downloading and streaming services.

Go to HobokenLibrary.org/coronavirus/ for practical information about the Coronavirus.

Rescheduled events

The 19th Annual Tribeca Film Festival was scheduled to make it’s Hoboken debut this April, but according to a statement from co-founder and CEO of Tribeca Enterprises Jane Rosenthal, the festival will be postponed.

“We founded the Tribeca Film Festival as a way to heal our community after the devastation of the 9/11 attacks in 2001,” said Rosenthal. “We were determined to overcome our fear and anxiety by joining together. It is in our DNA to march forward while caring about our community.”

Rosenthal said the “difficult decision” to postpone was based on the announcement by Gov. Andrew Cuomo that events of 500 people or more are banned.

“We are committed to ensuring the health and safety of the public while also supporting our friends, filmmakers and storytellers who look to Tribeca as a platform to showcase their work to audiences. We will be back to you shortly with our plans,” she said.

“Check www.tribecafilm.com for the latest updates, ticket refund information and details about how we are moving forward.”

Little City Books was scheduled to host its 2nd Annual Hoboken Literary Weekend from April 3 to April 5 but according to co-owner Kate Jacobs, the weekend has been rescheduled for the fall. It was to feature several award-winning authors, artists, performers, and journalists at Little City Books as well as at partner venues throughout Hoboken.

The Hoboken Community Center announced it would be rescheduling it’s annual benefit “A Taste of Hoboken” which was to take place on March 18 at Stevens Institute of Technology Howe Center.

“The HCC is working to reschedule the event for later in 2020, and an announcement with the new date will be made shortly,” states their event page. “Guests are encouraged to keep their tickets for the rescheduled event, but those unable to attend on the new date may request a refund via the ticket website.”

Stay Safe

The CDC recommends ways to limit the risk of contracting and spreading the virus.

Recommendations include frequent handwashing with soap and water or use of hand sanitizer with a minimum of 60 percent alcohol; covering your nose and mouth with a tissue when coughing or sneezing; avoiding touching your eyes, nose, or mouth; avoiding close contact with people who are sick; and if you are sick, staying home from work or school.

The City of Hoboken, Office of Emergency Management, and the Community Emergency Response Team (CERT) have opened up a COVID-19 hotline for Hoboken residents at 201-420-5620.

CERT members will be available to answer general questions pertaining to Hoboken’s COVID-19 response and serve as a resource with additional information for residents.

It will not be utilized for professional medical advice.

The COVID-19 hotline is open from 9 a.m. until 8 p.m. through at least March 20.

A separate hotline for Hoboken seniors requesting assistance, or anyone in contact with a senior in need, has also been set up at 201-420-5625.

It is operational from 9 a.m. until 8 p.m. until at least March 20.

Volunteers may be needed during the week to assist with various tasks related to the city’s COVID-19 response.

If you are interested in volunteering, please call the COVID-19 hotline at 201-420-5620 between the hours of 9 a.m. and 8 p.m.

The Hoboken Health Department will continue to operate, but the city says it should only be contacted by medical professionals.

Those that believe they were exposed to COVID-19 and want to be tested should contact their primary care physician first. Then they may also call the Hoboken Health Department at 201-420-2000 ext. 5211.

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.

 

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