Hoboken Rejects Terminal Redevelopment Plan As Though It Matters What They Think
Hoboken's City council rejected a resolution authorizing a contract for FXFOWLE, an architectural firm designing a plan for the Hoboken terminal. NJ Transit has been looking to develop land above and around the rail yards that are mostly, but not entirely in Hoboken. A small portion of the yards falls within the boundaries of Jersey City.
Hoboken residents have been upset about the proposal fearing the high rise tower component of the project would block their views. These concerns are mostly irrelevant since Jersey City's Newport development is already zoned for high rises and borders the NJ Transit Property. Newport's northern quadrant may be several years away from new construction; indeed, the Lefraks have not even sought final site approvals for those towers. However, with the soon to be completed NJ Transit bridge connecting Newport to the Hoboken terminal, the northern quadrant is suddenly a much more desirable location for residential and office development.
Hoboken Now quotes the always insightful Dawn Zimmer as saying: "I don't think they have the right to come in here and build sky high." Actually Dawn, NJ Transit, as a state agency, can pretty much do whatever they want.
The plan developed for the terminal includes an area of high rise office towers on the east side of the property and mid rise residential buildings around the perimeter of the property. The southern portion would abut against the north side of Newport's redevelopment zone over the existing canal. The project would also include large areas of park space around the terminal and the new buildings.
Along with the project, new sewers and flood pumps would be constructed. While these upgrades alone won't solve Hoboken's flooding problems, the improvements are at least a step in the right direction.
While many in Hoboken are arguing against high rise towers, there is little the city can do along the border. Jersey City's zoning already allows high rise towers in areas like Newport. The problem is best illustrated by 700 Grove Street, a large residential building in Jersey City, but north of the train tracks. Hoboken receives the drawbacks of that building, such as increased traffic, without any of the benefits, such as increased tax revenues. Because the building is in Jersey City, Hoboken had no control over the zoning. The terminal project, split between the two cities, would produce similar challenges for Hoboken.
Hoboken residents have been upset about the proposal fearing the high rise tower component of the project would block their views. These concerns are mostly irrelevant since Jersey City's Newport development is already zoned for high rises and borders the NJ Transit Property. Newport's northern quadrant may be several years away from new construction; indeed, the Lefraks have not even sought final site approvals for those towers. However, with the soon to be completed NJ Transit bridge connecting Newport to the Hoboken terminal, the northern quadrant is suddenly a much more desirable location for residential and office development.
Hoboken Now quotes the always insightful Dawn Zimmer as saying: "I don't think they have the right to come in here and build sky high." Actually Dawn, NJ Transit, as a state agency, can pretty much do whatever they want.
The plan developed for the terminal includes an area of high rise office towers on the east side of the property and mid rise residential buildings around the perimeter of the property. The southern portion would abut against the north side of Newport's redevelopment zone over the existing canal. The project would also include large areas of park space around the terminal and the new buildings.
Along with the project, new sewers and flood pumps would be constructed. While these upgrades alone won't solve Hoboken's flooding problems, the improvements are at least a step in the right direction.
While many in Hoboken are arguing against high rise towers, there is little the city can do along the border. Jersey City's zoning already allows high rise towers in areas like Newport. The problem is best illustrated by 700 Grove Street, a large residential building in Jersey City, but north of the train tracks. Hoboken receives the drawbacks of that building, such as increased traffic, without any of the benefits, such as increased tax revenues. Because the building is in Jersey City, Hoboken had no control over the zoning. The terminal project, split between the two cities, would produce similar challenges for Hoboken.
Labels: Hoboken, Transportation
3 Comments:
This is remarkably similar to the Atlantic Yards situation in Brooklyn in terms of a high rise development being proposed over a large area of train tracks. even right down to the residents being against the development.
Since this site is half hoboken and half JC, couldnt JC technically build high rises along half of the site still?
Strictly speaking, NJ Transit can build whatever it wants. If NJ Transit wants high rises, they will get them. Hoboken is looking to advise and consent on the project, but there is no obligation to include either Jersey City or Hoboken in the process. Dawn Zimmer's quaint notion that the municipality has any power over a state agency is simply incorrect.
Regardless of the NJ Transit site plan, the property immediately south of NJ Transit yard is already zoned for high rise development in Jersey City. The undeveloped section of Newport will eventually be high rise towers, and probably sooner rather than later once that new bridge to the Hoboken terminal is completed. There have been proposals for other high rise towers along 18th street in Jersey City as well, which would in effect create the same tall buildings on the Hoboken border that Hoboken residents are fighting against.
That said, the FXFOWLE plan for the yards is designed as a transition from Newport's high rise towers to Hoboken's mid-rise skyline, with gradually decreasing Floor Area Ratios in Hoboken along Observer Highway.
I don't think this is the same as the Atlantic Yards situation. I walk between Jersey City and Hoboken quite a bit, and the area between Jersey City and Hoboken is really a boring, unwalkable wasteland. If society is going to build big, giant buildings somewhere, it might as well be there. I think the goal here should be to make the developers maximize the ability of pedestrians to walk from Hoboken to Jersey City, and to squeeze in space for schools and recreation facilities, not to block the development.
- Alb
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