North End Area Redevelopment Study

Transcription

City of Hoboken:
north end area redevelopment study
By:
The City of Hoboken Planning Board
DRAFT:
DRA
AFT: M
March
arch 28
28, 2013
Preliminary Investigation for a Determination of
Area in Need of Redevelopment and Area in Need
of Rehabilitation Designations for the
North End of the City of Hoboken
In Accordance with the Local Redevelopment & Housing Law
(N.J.S.A. 40A:12A-1 et seq.)
Prepared for the Planning Board
of the City of Hoboken by
Michael Sullivan, AICP, ASLA
NJ PP # 5153
Elizabeth McManus, AICP, LEED AP
NJ PP # 5915
Acknowledgments
This project has been funded by the Port Authority of New York and New Jersey. Special thanks to:
Governor Chris Christie, State of New Jersey;
Deputy Director Bill Baroni of the Port Authority of New York and New Jersey; and
The Local Assistance Program of the Port Authority of New York and New Jersey.
Planning Board
Keith Furman, Chairman
Gary Holtzman, Vice Chairman
Brandy Forbes, Director of Community Development
Councilman Ravi Bhalla
Ann Graham
Stephen Marks, Mayoral Designee
Gill M. S. Mosseri
Rami Pinchevsky
Daniel Weaver
Frank Magaletta, 1st Alternate
Sasha Conroy, 2nd Alternate
Patricia Carcone, Planning Board Secretary
Dennis Galvin, Esq. (The Galvin Law Firm) - Planning Board Attorney
Dave Roberts, PP, AICP (Maser Consulting) - Planning Board Planner
Table of Contents
SECTION 1
INTRODUCTION AND PURPOSE .......................................................................1
SECTION 2
STATUTORY AUTHORITY AND PROCESS ......................................................... 2
SECTION 3
LOCATION AND CONTEXT OF STUDY AREA ................................................... 4
SECTION 4
EXISTING LAND USE AND ZONING................................................................. 7
SECTION 5
STATE PLANNING POLICIES .............................................................................12
SECTION 6
CRITERIA FOR DETERMINATION OF AN AREA
IN NEED OF REDEVELOPMENT .......................................................................14
SECTION 7
APPLICATION OF CRITERIA TO THE STUDY AREA.........................................16
SECTION 8
CONSIDERATION OF THE REDEVELOPMENT AREA ...................................147
SECTION 9
CONSIDERATION OF THE REHABILITATION AREA .................................... 149
SECTION 10
SUBSEQUENT PROCEDURAL STEPS...............................................................151
SECTION 11
REFERENCES......................................................................................................152
SECTION 1
Introduction and Purpose
On February 18, 2009 the Hoboken City Council authorized the Planning Board to undertake
a preliminary investigation and conduct a public hearing in order to determine whether or not
the area of the City known as the “North End” fulfilled the criteria for declaration as an “area
in need of redevelopment” pursuant to the statutory requirements found in the New Jersey
Local Redevelopment and Housing Law (“LRHL” codified at N.J.S.A.. 40A:12A-1 et seq.). This
authorization followed a City Council authorization in January 2004 for the Planning Board
to conduct an investigation study of an area with similar boundaries and generally described
as the I-1 district north of the 14th Street viaduct, the “North End”. The study which began as a
result of this 2004 authorization was not completed. In June 2006 the City Council amended
the boundaries of the study area; however, the study which resulted from this 2006 authorization was not acted upon by the City Council. This Resolution authorizing the study herein
again amended the boundaries of the “North End” Study Area.
Clarke Caton Hintz has been retained by the Port Authority of New York and New Jersey
(PANYNJ) on behalf of the City of Hoboken / Hoboken Planning Board. The project is funded
by PANYNJ as part of the Real Estate Services Department’s 2010 - 2012 Consultant Program.
The project scope is a determination of whether the properties within the Study Area meet the
statutory requirements for designation as an “area in need of redevelopment” pursuant to the
LRHL codified at N.J.S.A.. 40A:12A-1 et seq.). Additionally, the scope has been expanded to
include a determination of whether the properties within the Study Area meet the statutory
requirements for an “area in need of rehabilitation” pursuant to the LRHL codified at N.J.S.A..
40A:12A-1 et seq.). This report provides an analysis of current conditions at each of the blocks
and lots in the Study Area including a review of land use, zoning and master plan policies,
building conditions, utilities, environmental conditions, and tax and building records. The
statutory criteria for redevelopment and rehabilitation are then applied to these findings to
determine whether they warrant a redevelopment designation. Lastly, next steps and overall
conclusions regarding the Study Area’s potential redevelopment area and rehabilitation area
status are presented. Maps indicating the boundaries and location of the Study Area are
included.
North End Redevelopment Study | March 28, 2013
1
SECTION 2
Statutory Authority and Process
Under New Jersey’s LRHL, municipalities are empowered to determine whether an area is
in need of rehabilitation or redevelopment, to adopt a redevelopment plan, and to implement redevelopment projects. The statute requires a multi-step process that must be
adhered to in order for the municipal governing body and planning board to exercise these
powers lawfully. This process is summarized below :
1.
The governing body must authorize the planning board, by resolution, to undertake an
investigation of the delineated area to determine whether it meets the redevelopment
criteria set forth in section 5 of the LRHL and the rehabilitation criteria set forth in section 14 of the LRHL.
2. The planning board must then prepare a map showing the boundaries of the Study Area
and the location of the various parcels therein. A statement setting forth the basis for the
investigation shall be appended to the map.
3.
The planning board must conduct a preliminary investigation. A duly noticed public
hearing must be held by the planning board in order to discuss the findings of the investigation and to hear persons who are interested in or would be affected by the contemplated action. The results and recommendations of the hearing are then referred to the
governing body.
4. Upon receipt of the recommendation from the planning board, the governing body may
act to adopt a resolution designating the area in question, or any part thereof, as an area
in need of redevelopment and/or an area in need of rehabilitation.
5.
Upon designation, the planning board or governing body then prepares a redevelopment plan, which establishes the land development goals and objectives of the municipality and outlines the actions to be taken to accomplish these goals and objectives.
6. The redevelopment plan, after review by the planning board, is referred to the governing
body.
7. Upon receipt of the redevelopment plan from the planning board, the governing body
may act to adopt the plan by ordinance. The adopted redevelopment plan may become
an amendment to the municipality’s zoning district map and zoning ordinance or may
be treated as an overlay to existing zoning.
Only after completion of this public process is a municipality able to exercise the powers
granted under the LHRL These powers include:
•
Acquiring property (including by exercise of eminent domain, if necessary).
•
Clearing an area, install, construct or reconstruct streets, facilities, utilities and site improvements.
2
SECTION 2 : STATUTORY AUTHORITY AND PROCESS
•
Negotiating and entering into contracts with private redevelopers or public agencies for
the undertaking of any project or redevelopment work
•
Making loans to redevelopers to finance any project or redevelopment work.
•
Entering buildings or property to conduct investigations or make surveys; contracting
with public agencies for relocation of residents, industry or commerce.
•
Making plans for voluntary repair or rehabilitation of buildings.
•
Enforcing laws, codes and regulations relating to use and occupancy; repairing, rehabilitating, demolishing or removing buildings.
•
Exercising other powers, including the power to do all things necessary or convenient to
carry out its plans.
Note however, that designation of an area in need of rehabilitation does not allow a municipality to acquire property through eminent domain (N.J.S.A.. 40A:12A-15).
This report meets the requirement listed under step 3, above, for a preliminary investigation
and provides the Planning Board and City Council with the necessary information to determine the appropriateness of a redevelopment designation for the properties within the Study
Area.
3
SECTION 3
Location and Context of the Study Area
The North End area, which is the focus of this study, is located in the northwestern corner
of the City of Hoboken adjacent to Union City and Weehawken. The properties consist of
approximately 30.17 acres and is bounded, roughly, by 14th Street to the south, Union City to
the west, Weehawken to the north and Park Avenue to the East. The Hudson County Light
Rail line runs along the western and northern boundaries of the Study Area, although no
transit stop is located in the Study Area. Pursuant to the authorization of the City Council,
the Study Area tax blocks include the following:
118, 119, 120, 121, 122, 123, 125, 127, 128, 129, 130, 131, 133, 134, 136 (excluding Lot 6.2), 137,
138, 140, 141
4
SECTION 3 : LOCATION AND CONTEXT OF THE STUDY AREA
5
SECTION 3 : LOCATION AND CONTEXT OF THE STUDY AREA
6
SECTION 4
Existing Land Use and Zoning
Land Use
The Study Area is characterized by various uses representing different eras of development
and redevelopment. These include public utilities, offices, vehicle storage, auto services,
industrial, retail and residences. The conditions of the properties are equally varied, ranging
from refurbished office space to dilapidated, vacant industrial buildings. It is a popular gateway to Hoboken and serves as a conduit for vehicular traffic seeking to access the Lincoln
Tunnel to New York City.
Master Plan
The last update of the Master Plan occurred in 2004. In the 2004 Master Plan, the Planning Board recommended creation of an “Underbridge Economic Development Zone” for
the area west of Park Avenue and north of 14th Street. The Master Plan (Land Use, Part II)
described the zone as the following:
“Permitted uses in this area should include retail and service commercial uses on lower
levels of buildings, with upper floor office, light industrial, studio/workshop, and limited
live/work space. Traditional residential only buildings should not be permitted in this area.
Retail and service commercial uses, including restaurants and bars, must be provided at
street level of all new buildings in this area. These uses also may be located on upper floors
of buildings as an extension of a ground floor use. Offices, light industrial, and live/work
space may not be located on the ground floor, except for lobby areas. Building heights in
this area should range from a minimum of two stories to a maximum of five stories, with
up to two additional stories permitted in conjunction with the provision of public amenities such as open space, off-site public parking, or cultural facilities. Permitted floor areas
for individual retail and service commercial tenants in this area should be a minimum
of 5,000 square feet and a maximum of 30,000 square feet. These limitations should not
apply to restaurants or bars. Design concepts for the northwest area of the City, including
the Underbridge area, are shown on the Northwest Area Concept Plan Map set forth the
“Northwest Area Concept Plan” (Map 14) which depicts a conceptual plan for land uses,
park/open space areas, circulation improvements and buffers.”
The Master Plan goes on to recommend that 15th Street, west of Park Avenue be converted to
a boulevard and that design features for development along this section of the street include
a not only a center median but building setbacks of 25 feet to permit green spaces between
the building and the street.
These Master Plan recommendations are complemented by Map 14, Northwest Concept Plan,
which depicts land uses, circulation improvements, park/open space areas and buffers in the
Study Area and blocks surrounding it.
7
SECTION 4 : EXISTING LAND USE AND ZONING
8
However, the 2010 Reexamination Report stated that the 2004 Master Plan goals should be
revised and that the recommended Underbridge Economic Zone be eliminated and that the
I-1 zoning should be retained. It further recommends the following on page 45:
“Pursue an area in need of redevelopment investigation and plan in the north end of the
City. An area in need of rehabilitation designation and/or zoning overlays should also be
considered to create a north arts district. The 2004 MP goals should be re-visited.”
Zoning
The current zoning in the Study Area consists of two designations - the I-1 Industrial District
and the I-1 (W) Subdistrict. The boundaries of these districts are illustrated on the existing
zoning exhibit.
I-1 Industrial District
All of the tax blocks in the Study Area, except for Blocks 125 and 134, are within the I-1 Industrial District, which consist of a total of 27.0 acres. The district permits the following principal uses:
(a) Manufacturing, processing or fabricating operations which meet the performance
standards set forth in Article XII, provided that all operations and activities are carried on within enclosed buildings and that there is no outside storage of materials,
equipment or refuse.
(b) Office buildings.
(c) Research laboratories.
(d) Warehouses and related office buildings.
(e) Essential utility and public services.
(f) Wireless telecommunications towers subject to §196-26 and 196-35.
Conditional uses within the I-1 district include:
(a) Automobile service stations
(b) Commercial garages
(c) Building supply and lumber yards.
(d) Factory outlet stores.
(e) Planned industrial development.
(f) Manufacturing and processing operations wherein additional evidence is required to
demonstrate ability to comply with minimum performance standards, as set forth in
Article XII.
(g) Public parking facilities.
(h) Intermediate material recovery facility for solid waste that meets but does not exceed
the requirements of the 1979 Hudson County Solid Waste Management Plan, provided that all operations and storage are carried on entirely within enclosed buildings.
(i) Accessory uses customarily incidental to a principal permitted use but not located on
the same lot or parcel or, if contiguous, within the same zoning district.
9
10
Among other regulations, the I-1 District provides for the following controls on bulk, location
and intensity of development:
•
20,000 sf minimum lot area
•
65% maximum building coverage for principal buildings
•
Maximum building height for principal buildings of 4 stories/80 feet
•
Minimum front yard of 10 feet
I-1 (W) Subdistrict
Tax Blocks 125 and 134 are the only blocks within the Study Area within the I-1 (W) zoning
district and they consist of 3.1 acres. It permits the following principal uses:
(a) Manufacturing, processing or fabricating operations which meet the performance
standards set forth in Article XII, provided that all operations and activities are carried on within enclosed buildings and that there is no outside storage of materials,
equipment or refuse.
(b) Office buildings.
(c) Research laboratories.
(d) Planned unit development, per §196-27.1.
The I-1 (W) zoning district also permits the following conditional uses:
(a) Essential utility and public services.
(b) Public or accessory parking garages.
(c) Marinas.
(d) Bars.
(e) Restaurants.
(f) Retail business or service.
(g) Riverborne public transportation
Among other regulations, the I-1 (W) District provides for:
•
20,000 sf minimum lot area
•
65% maximum building coverage for principal buildings
•
Maximum building height for manufacturing buildings of 4 stories/80 feet
•
Maximum building height for office and research buildings of 8 stories/80 feet
•
Maximum building height for marinas and other retail buildings of 2 stories/30 feet
•
Minimum front yard of 10 feet
The nature of existing land uses, with respect to the spectrum of permitted uses and compatibility with same, plays a role in the evaluation of statutory criteria for the determination of
an area in need of redevelopment.
11
SECTION 5
State Planning Policies
In 1986, the New Jersey Legislature passed the New Jersey State Planning Act, which created
the State Planning Commission and required the preparation and adoption of the State Development and Redevelopment Plan (the “State Plan”). The most current adopted plan is dated
March 1, 2001. The purpose of the State Plan is to:
Coordinate Planning Activities and establish statewide planning objectives in the following
area: land use, housing, economic development, transportation, natural resource conservation, agriculture and farmland retention, recreation, urban and suburban redevelopment,
historic preservation, public facilities and services and intergovernmental coordination.
(N.J.S.A. 52:18A-200(f), the State Planning Act)
The State Plan uses a policy map to differentiate areas from highest growth to lowest growth
based on information, such as natural resources, sewer availability, etc. These differentiations
are called planning areas, which range from PA1-Metropolitan to PA-8 state park.
Hoboken is situated within Planning Area 1-Metropolitan Planning area in the Hudson County Urban Complex, which, in terms of the State Plan, places Hoboken within an Urban Center.
The 1992 State Plan designated the Hudson County Urban Complex as a center. This center
also includes Bayonne, East Newark, Guttenberg, Harrison, Jersey City, Kearny, North Bergen,
Secaucus, Union, Weehawken and West New York. Urban Centers are described as:
Urban Centers are the largest of the State Plan’s five types of Centers. These Urban Centers
offer the most diverse mix of industry, commerce, residences and cultural facilities of any
central places in the state. While New Jersey’s Urban Centers have suffered from significant
decline during the Post World War II period, they still contain many jobs and household residences. They are the repositories of large infrastructure systems – water, sewer, transportation
– and a considerable number of manufacturing jobs, corporate headquarters, hospitals and
medical centers, universities and research centers, government offices and cultural centers
including performing arts centers, museums and sports arenas. (p.39)
State Plan polices relating to Centers include:
“… providing land for growth in Centers, balancing growth between the Centers within a
region to accommodate projected growth, utilizing capacity information to designate Centers
and designing Centers to make them attractive and more livable.” (p.41)
The State Plan is in the process of revision with the draft plan not yet scheduled for adoption
or public hearing. All of the Study Area is contained within the Hudson County Urban Complex, in, both, the adopted 2001 State Plan and in the pending 2009 draft final plan.
The intent of the State Plan is to direct growth and development into areas served by public
12
SECTION 5 : STATE PLANNING POLICIES
infrastructure as a means of more efficiently using public resources. This over arching goal
has been consistent since the first State Plan was adopted in 1987.
Revitalize the State’s Cities and Towns (p.20)
Urban Revitalization : Revitalize urban centers and first ring suburbs by devising a regional metropolitan area strategy that concentrates public resources to attract public and
private investment to enhance economic development, employment opportunities, housing
redevelopment and transportation options to produce neighborhoods of choice and middle
class growth in those communities while slowing development on the metropolitan periphery, in ways that are consistent with the vision and goals of the State Plan. (p.23)
Since the Study Area lies within an Urban Center, which represents the areas for growth
in New Jersey, the location of the Study Area is consistent with “Smart Growth” planning
principles. However, courts have ruled that reliance upon a property’s location within an area
targeted for growth by the State Plan cannot be the sole basis for designating an area in need
of redevelopment.
13
SECTION 6
Criteria for Designation of an Area in
Need of Redevelopment
For an area to be found to be in need of redevelopment, existing conditions must meet any
of the eight criteria that are specified under the LRHL (N.J.S.A. 40A:12A-5). These include:
A
The generality of buildings are substandard, unsafe, unsanitary, dilapidated, or
obsolescent, or possess any of such characteristics, or are so lacking in light air,
or space, as to be conducive to unwholesome living or working conditions.
B
The discontinuance of the use of buildings previously used for commercial,
manufacturing, or industrial purposes; the abandonment of such buildings; or
the same being allowed to fall into so great a state of disrepair so as to be untenantable.
C
Land that is owned by the municipality, the county, a local housing authority,
redevelopment agency or redevelopment entity, or unimproved vacant land that
has remained so for a period of ten years prior to adoption of the resolution, and
that by reason of its location, remoteness, lack of means of access to developed
sections or portions of the municipality, or topography, or nature of the soil, is
not likely to be developed through the instrumentality of private capital.
D
Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light
and sanitary facilities, excessive land coverage, deleterious land use or obsolete
layout, or any combination of these or other factors, are detrimental to the safety,
health, morals, or welfare of the community.
E
A growing lack or total lack of proper utilization of areas caused by the condition
of title, diverse ownership of the real property caused therein or other conditions resulting in a stagnant or not fully productive condition of land potentially
useful and valuable for contributing to and serving the public health, safety, and
welfare.
14
SECTION 6 : CRITERIA FOR DESIGNATION OF AN AREA IN NEED OF REDEVELOPMENT
Areas, in excess of five contiguous areas, whereon buildings or improvements
have been destroyed, consumed by fire, demolished or altered by action of
storm, fire, cyclone, tornado, earthquake or other casualty in such a way that the
aggregate assessed value of the area has been materially depreciated.
F
G
H
In any municipality in which an enterprise zone has been designated pursuant
to the “New Jersey Urban Enterprise Zones Act,” P.L. 1983, c.303 (C.52:27H-60
et seq.) the execution of the actions prescribed in that act for the adoption by the
municipality and approval by the New Jersey Urban Enterprise Zone Authority
of the zone development plan for the area of the enterprise zone shall be considered sufficient for the determination that the area is in need of redevelopment
pursuant to sections 5 and 6 of P.L. 1992, c.79(C.40A:12A-5 and 40A:12A-6) for
the purpose of granting tax exemptions within the enterprise zone district pursuant to the provisions of P.L. 1991, c.431 (C.40A:20-1 et seq.) or the adoption of a
tax abatement and exemption ordinance pursuant to the provisions of P.L. 1991,
c.441 (C.40A:21-1 et seq.). The municipality shall not utilize any other redevelopment powers within the urban enterprise zone unless the municipal governing
body and planning board have also taken the actions and fulfilled the requirements prescribed in P.L. 1992, c.79 (C.40A:12A-1 et al.) for determining that
the area is in need of redevelopment or an area in need of rehabilitation and the
municipal governing body has adopted a redevelopment plan ordinance including the area of the enterprise zone.
The designation of the delineated area is consistent with smart growth planning
principles adopted pursuant to law or regulation.
In addition to the criteria, the LRHL permits the inclusion of land which may not meet the
above criteria, but which otherwise is necessary for redevelopment. Under Section 3 of the
LRHL, “redevelopment area” is defined as follows:
“A redevelopment area may include lands, buildings, or improvements, which of themselves
are not detrimental to the public health, safety, or welfare, but the inclusion of which is
found necessary, with or without change in their condition, for the effective redevelopment
of the area of which they are a part” (N.J.S.A. 40A:12-3).
Throughout this report, these analytical touchstones are referred to simply as “redevelopment criteria”.
15
SECTION 7
Application of Criteria to the Study Area
The Study Area consists of 53 properties with varied conditions that range from well-maintained and fully occupied buildings to properties containing vacant, dilapidated and obsolete
structures. Some properties are simply portions of railroad rights-of-way. The following
analysis details the existing conditions on each of the subject properties in the Study Area
including site conditions, building conditions and other physical characteristics. All of the
properties were visited in –person and, where permitted by the owner, interior building
conditions were evaluated. Building analysis was conducted by John D. S. Hatch, AIA, LEED
AP, of Clarke Caton Hintz. Data on incidents of crime were gathered from the police department and data on construction, health, zoning and fire code violations were gathered from
the respective City offices. Each property was then assessed with respect to the eight redevelopment criteria to determine which, if any, are met.
Within each property description, there is an enlarged aerial photograph of the site and,
where relevant, ground-based photographs. For efficiency, the redevelopment criteria are not
restated within each description; rather a lettered “key” (white letter in a blue square) is used
to correlate the description with the relevant criteria.
This section contains the individual analyses to serve as a basis for a determination of the
area in need of redevelopment.
Report Key
A
Redevelopment Criteria
Property meets redevelopment criteria and is recommended for inclusion in redevelopment area
Property does not meet redevelopment criteria but its inclusion may be necessary for
the effective redevelopment of those properties in the Study Area which do meet the
criteria.
Property does not meet redevelopment criteria and is not recommended for inclusion
in redevelopment area.
16
SECTION 7 : APPLICATION OF CRITERIA TO THE STUDY AREA
Property 1
14th, 15th, Madison Ave.
Block 118, Lots 1, 2.01
OWNER
15TH
S
33
T
NJ Transit Corp. c/o
R.E. Office
1 Penn Plaza East
7th Fl.
Newark, NJ 07105
E
1
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
14TH
S
°
0
25
50
MAD
ISON
AV
2
T
100
Feet
PROPERTY USE
PROPERTY ACREAGE
Railroad
0.19
PROPERTY CLASS
ZONE DISTRICT
5A
I-1
BUSINESS NAME
PERMITTED USE
Not applicable
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Good
PROPERTY DESCRIPTION
Railroad
17
3
14th, 15th, Madison Ave.
Block 118, Lots 1, 2.01
RECENT DEVELOPMENT APPLICATIONS &
APPROVALS
HEALTH CODE VIOLATIONS
None
None
FIRE CODE VIOLATIONS
RECENT CONSTRUCTION PERMITS &
CERTIFICATES
None
None
CONTAMINATION
CONSTRUCTION CODE VIOLATIONS
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
None
None
APPLICATION OF CRITERIA
The property does not meet the redevelopment criteria. The use is permitted, the property is in
good condition and the property does not have a history of violations.
RECOMMENDATION
This property should not be included within an area in need of redevelopment.
18
Property 1
Property 2
1404-32 Madison St.
Block 118, Lot 2
33
OWNER
15TH
S
Tedes Associates LLC
T
111 Paterson Avenue
Hoboken, NJ 07030
E
1
MAD
ISON
AV
2
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
25
50
14TH
S
100
Feet
T
PROPERTY USE
PROPERTY ACREAGE
Outdoor commercial bus and vehicle parking/
storage
0.59
PROPERTY CLASS
3
ZONE DISTRICT
I-1
4A
PERMITTED USE
BUSINESS NAME
No
Academy Bus
PROPERTY CONDITION
FORMER USE
Fair
Unknown
The site is entirely paved and has a perimeter fence which encompasses all of Block 118. The site provides
parking for buses. Two small buildings are located at the northern portion of the property adjacent to the
15th street right-of-way.
19
1404-32 Madison St.
Block 118, Lot 2
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
Two crimes occurred between 2008 and 2011. Sep.
18, 2011: Larceny/Theft; Sep. 18, 2011: Vandalism
None
The property does not meet the redevelopment criteria. While the use is not permitted, the site
is well maintained and it does not have a history of violations. Furthermore, the character of the
site is not inconsistent with the industrial zone which it is located.
RECOMMENDATION
20
Property 2
1405-1429 Madison Ave., 1404-28 Jefferson St.
Property 3
Block 119, Lots 1 through 26
33
15TH
ST
OWNER
Jeff. St. Ptnr. II LP c/o
Academy Bus
35
APPLICABLE
REDEVELOPMENT
CRITERIA:
°
None
ST
3
JEFF
ERSO
N
2
MAD
ISON
AV
1
E
1515 Jefferson St.
Hoboken, N J 07030
14TH
ST
0
25
50
5
100
Feet
PROPERTY USE
PROPERTY ACREAGE
storage
1.5
PROPERTY CLASS
4
ZONE DISTRICT
I-1
1
PERMITTED USE
BUSINESS NAME
No
Academy Bus
PROPERTY CONDITION
FORMER USE
Good
Unknown
The site is entirely paved and has a perimeter fence. The site is striped to provide organized surface parking
for buses and vehicles. Jersey barriers are located on portions of the site.
21
1405-1429 Madison Ave., 1404-28 Jefferson St.
APPROVALS
Applicant received use variance and preliminary
and final site plan approval on April 30, 2009 for
parking of 518 cars, including 259 on stackers.
Location was later used as a bus parking facility.
CERTIFICATES
ZONING VIOLATIONS
None
None
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
None
The property does not meet the redevelopment criteria. While the use is not permitted, the site
is well maintained and it does not have a history of violations. Furthermore, the character of the
RECOMMENDATION
22
Property 3
1405-29 Jefferson St.,1408, 1410, 1412-1416, 1426-1428 Adams St.
Property 4
H ST
35
OWNER
15TH
Jefferson Street
Partners, L P
36
ST
15
SON
ST
1515 Jefferson St.
Hoboken, N J 07030
4
JEFF
ER
3
ADAM
S ST
10
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
5
°
0
25
50
9
8
11
7
12
6
13
100
Feet
PROPERTY USE
PROPERTY ACREAGE
storage
1.38
PROPERTY CLASS
ZONE DISTRICT
I-1
1
PERMITTED USE
BUSINESS NAME
No
Academy Bus
PROPERTY CONDITION
FORMER USE
Good
Unknown
The site is entirely paved and has a perimeter fence. The site is striped to provide organized parking for
buses and vehicles. Jersey barriers are located on portions of the site.
23
1405-29 Jefferson St.,1408, 1410, 1412-1416, 1426-1428 Adams St.
APPROVALS
ZONING VIOLATIONS
None
None
CERTIFICATES
None
4/30/2009 Construction Permit (building): soil
removal of approximately 50 tons; 7/12/2006
Construction Permit (building, demolition): take
down one story frame building by hand due to
dangerous condition; 5/24/2005 Construction
Permit (plumbing): cap sewer and cap water service
connection.
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
The property does not meet the redevelopment criteria. While the use is not permitted, the site is
well maintained and it does not have a history of violations. Furthermore, the character of the site
is not inconsistent with the industrial zone which it is located.
RECOMMENDATION
24
Property 4
Property 5
450-456 14th St.
Block 120, Lots 25, 26
OWNER
ST
Jefferson Street
Partners, LP
8
4
ADAM
S ST
1515 Jefferson St.
Hoboken, NJ 07030
JEFF
ERSO
N
3
5
14TH
11
7
12
6
13
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
20
40
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Contractor business and commercial bus parking/
storage
0.11
PROPERTY CLASS
ZONE DISTRICT
I-1
4A
PERMITTED USE
BUSINESS NAME
Yes (Hoboken Electric) and No (Academy Bus)
Hoboken Electric, partially used by Academy Bus
FORMER USE
PROPERTY CONDITION
Fair
Unknown
A one story brick building constructed in the 1920s or 1930s is located on Lot 26. This building is used for
offices, storage and loading. Lot 26 is used as commercial bus parking. Some windows have been boarded
up. Brick exhibits some cracking. Front door is rusted metal and overgrown weeds are located on the
property.
25
450-456 14th St.
APPROVALS
ZONING VIOLATIONS
None
None
CERTIFICATES
None
8/30/11 Construction Permit (building, electrical):
install temporary construction trailer in existing
parking lot for use in the Hudson County viaduct
improvement project; 3/20/2006 Construction
Permit (plumbing): sewer repair; 1/27/06
Construction Permit (building, electrical): install 2
non-bearing walls office in existing 1 story building.
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
The property does not meet the redevelopment criteria. The property is in fair condition, the
site does not have a history of violations and the character of the site is not inconsistent with the
industrial zone which it is located.
RECOMMENDATION
Building on Property 5 as viewed from Adams Street
26
Property 5
1405-1411 Adams St.
Block 121, Lots 1 through 4, 23, 24
OWNER
8
Pic Pick Inc. c/o
Frances Picinic
10
4
ADAM
S ST
11
7
ST
139 Summit Ave.
Cliffside Park, NJ
07010
19
9
12
5
6
GRAN
D
Property 6
13
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
14TH
°
0
20
40
18
20
17
14 15
ST
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Storage and loading, building supply and contractor
business
0.23
PROPERTY CLASS
ZONE DISTRICT
I-1
4A
PERMITTED USE
BUSINESS NAME
Conditional
River West Plumbing and Heating
PROPERTY CONDITION
FORMER USE
Lots 1-4: Fair; Lots 23 and 24: Good.
Unknown
Lots 1 through 4, which are at the corner of Adams Street and 14th Avenue, consist of a one story masonry
building with brick front and concrete block sides. A roll-up door faces Adams Street. The building’s paint
is peeling. Some masonry cracking exists at the front and sides of the building. Graffiti exists on the roll-up
door. Also on these lots are parking and storage. Lots 23 and 24, which front on Grand Street, consists of
a two story brick building that serves as the primary business entrance. The building façade includes two
entrance doors and one roll-up door.
27
1405-1411 Adams St.
Block 121, Lots 1 through 4, 23, 24
APPROVALS
None
None
ZONING VIOLATIONS
CERTIFICATES
11/02/2007 Construction Permit (building): clean
out building of plaster and debris; 3/20/2009
Construction Permit (plumbing): cap leaking lead
line; 2/04/2008 Construction Permit (electrical,
fire protection): permit update 18 communications
points 26 alarm devices and 12 security system;
1/29/08 Construction Permit (plumbing); permit
update for one 100kbtu furnace and one 42k
a/c; 2/21/2007 Construction Permit (building,
electrical, plumbing): renovate/construct office
with storage at existing commercial building.
None
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
The property does not meet the redevelopment criteria. The buildings are in fair and good
condition, respectively, the property does not have a history of violations and the character of the
RECOMMENDATION
Property as viewed from Adams Street
Property as viewed from Grand Street
28
Property 6
1413, 1415 Adams St.
Property 7
36
OWNER
15TH
Spagna, Joseph V, JR.
38
ST
19 Blossom Row
Valley Stream, NY
11580
4
9
8
19
None
5
°
0
20
40
7
12
6
80
Feet
13
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
18
11
GRAN
D
ADAM
S ST
10
PROPERTY USE
PROPERTY ACREAGE
Office, storage, shipping, etc.
0.12
PROPERTY CLASS
ZONE DISTRICT
1
I-1
BUSINESS NAME
PERMITTED USE
ARRI CSC
Yes
FORMER USE
PROPERTY CONDITION
Not applicable / welding shop
Good
20
One-story masonry building with brick front and concrete block sides. Roll-up door and building entrance
at the front. Building was renovated in 2000.
29
1413, 1415 Adams St.
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
None
None
The property does not meet the redevelopment criteria. The building is in good condition and
the property does not have a history of violations.
RECOMMENDATION
30
Property 7
Property 8
1417-1429 Adams St.
36
OWNER
15TH
Scugoza, Joseph
ST
38
263 Bryden Road
Steubenville, OH
43952
4
9
8
19
None
°
5
0
20
40
7
6
80
Feet
12
13
PROPERTY USE
PROPERTY ACREAGE
Office, storage, shipping, truck and vehicle parking
and storage
0.4
PROPERTY CLASS
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
18
11
GRAN
D
ADAM
S ST
10
20
ZONE DISTRICT
I-1
4A
PERMITTED USE
BUSINESS NAME
Yes
ARRI CSC
PROPERTY CONDITION
FORMER USE
Good
Unknown
Lots 7 through 9: One and two story interconnected masonry buildings (all of them are the same height)
with brick fronts and concrete block sides. Roll up doors, steel windows and metal doors at the front. Lots
10 through 13: truck storage and parking with a perimeter fence.
31
1417-1429 Adams St.
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
None
None
The property does not meet the redevelopment criteria. The building is in good condition and
the property does not have a history of violations. Furthermore, the character of the Property is
not inconsistent with the industrial zone which it is located.
RECOMMENDATION
32
Property 8
Property 9
1422-1428 Grand St.
36
OWNER
15TH
Convirtia, LLC
38
ST
1018 Washington ST.,
3F
Hoboken, NJ 07030
4
9
8
19
None
5
°
0
20
40
7
12
6
80
Feet
13
PROPERTY USE
PROPERTY ACREAGE
Commercial, restaurant
0.23
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Pilsner Haus & Biergarten; office and retail services
in upper stories
No
FORMER USE
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
18
11
GRAN
D
ADAM
S ST
10
20
PROPERTY CONDITION
Good
Unknown
The building is a five story brick, industrial structure with a one story addition and side courtyard. The
first floor has been renovated as a “beer garden” restaurant. The second floor includes related office space,
dining area and a small spa. The upper stories have been approved for 7-12 manufacturing / office / retail
studio spaces. Masonry is in good condition. The windows and doors have been replaced and are in good
condition.
33
1422-1428 Grand St.
APPROVALS
Applicant received preliminary approval with
variance relief in 2005 to reuse the existing building
as a mixed use building including restaurant, gallery
and residential space. Also approved as expansion
of the building to 6 stories. Amended preliminary
and final site plan approval was granted on March
4, 2010 to permit a small ground floor expansion
in place of the additional story and to revise the
building uses to include a restaurant on the first
floor, related office space, dining area and a small
spa on the second floor and 7-12 manufacturing /
office / retail studio spaces in the upper stories.
CERTIFICATES
4/19/2012 Temporary CO: interior renovation for
suite 5B; 3/29/12 Temporary CO: Office space unit
4D; 3/26/2012 Temporary CO: tenant fit up to
existing vanilla box unit #3b as an after school day
care; 2/28/12 Temporary CO: interior renovation
of unit 4B-rowing fitness class; 2/8/12 Temporary
CO: renovation to the commercial space to be used
as a vanilla box unit 4C; 2/6/2012 Construction
Permit (building, electrical, plumbing, fire
protection): interior renovation for suite 5B; 1/27/12
Construction Permit (building, electrical, plumbing,
fire protection): interior renovation 2nd floor-2A
and 2B; 1/5/12 Construction Permit (building,
electrical, plumbing, fire protection): renovation to
the commercial space to be used as a vanilla box
unit 4C; 12/29/11 Construction Permit (building,
electrical): install spray on acoustical treatment
on ground floor ceiling; 12/22/11Temporary
CO: commercial space unit #5A sales office;
12/22/11 Construction Permit (building, electrical,
plumbing): renovate for unit 4D only approx.
1354 gross sq.ft..; 12/20/11 Temporary CO:
renovation of 5th floor hallway and common
area; 12/16/11 Construction Permit (electrical):
vanilla box for suite #5A ; 12/13/11 Construction
Permit (electrical, fire protection): permit update
for electric and fire nine alarm devices; 12/08/11
Construction Permit (electrical): 21 light fixtures;
12/1/11 Construction Permit (building): hang
scaffold south and east elevation to point brick
and power wash NHSA notice given; 12/1/11
Temporary CO: tenant fit up for office; 11/17/11
Construction Permit (building): hang scaffold
south and east elevation to point brick; 11/07/2011
Construction Permit (building, electrical): interior
renovation of unit 4B-rowing fitness class; 10/20/11
Temporary CO: TCO unit and 3-A to be used as
office space; 10/4/11 Temporary CO: tenant fit
up to existing vanilla box unit #3D as a fitness/
spin studio; 10/3/11 Temporary CO: temporary
tenant fit up for commercial space used as an office
unit #3f; 9/12/11 Construction Permit (electrical):
update for electrical-6 communication points;
tenant fit up to existing vanilla box unit 3D as a
fitness/spin studio; 9/6/2011 Construction Permit
(building, electrical, plumbing, fire protection):
tenant fit up to existing vanilla box unit #3b as
an after school day care; 8/5/11 Temporary CO
interior renovation to existing 1st floor to be used
as a restaurant with seating and 2nd floor west
as office space, update for electrical-install 14
communication points, change of contractor for
building-interior renovations to existing 1st floor
restaurant with seating and 2nd floor office spaceconstruct one story extension; 7/5/11 Construction
Permit (building, electrical): install wireless
telecommunications equipment on the roof;
4/19/11 Construction Permit (building): change
of contractor for building, interior renovation to
existing 1st floor restaurant with seating and 2nd
floor office space, construct one story extension;
2/16/11 Construction Permit (elevator devices
install new elevator; 1/14/11 Construction
Permit (electrical): install one 800AMP and
120-208V 3 4 wire service and 14 panels one
50 hp fire pump; 12/23/10 Construction Permit
(electrical): install 14 communication points;
11/19/10 Construction Permit (plumbing): 13 gas
piping; 10/26/10 Construction Permit (building):
construct one story extension with stair; 10/26/10
Construction Permit (electrical): permit update
all trades plumbing electric and fire; 10/8/10
Construction Permit (building): hang scaffold to
paint a total of 7 signs, north, south, east, west
elevation; 10/8/10 (Construction Permit (building,
electrical, plumbing, fire protection, mechanical):
34
Property 9
Property 9
1422-1428 Grand St.
interior renovation to existing first floor to be
used as a restaurant with seating and second floor
west office space; 9/29/10 Construction Permit
(plumbing): new sewer; 9/7/10 Construction Permit
(plumbing): update for foundations-one house
drain; 8/24/10 Construction Permit (building,
electrical): renovate/create 11 vanilla box spaces at
2nd through 5th floors with new stair and common
areas; 8/20/10 Construction Permit (building):
building foundation; 8/4/10 Construction Permit
(building): clean out ground floor only of plaster
and debris non-structural hand carry out; 6/3/10
Construction Permit (building): hang scaffold,
enclose in tarp, power wash and point all four
elevations;
10/6/10 Notice and Order of Penalty: found to be
in violation of the State Uniform Construction
Code Act and Regulations - failure to obtain a
construction permit; 10/6/10 Notice of Violation
and Order to Terminate: signage installed without
proper approval; 8/3/10 Notice of Violation and
Order to Terminate: test past due perform 5yr test
witnessed by inspector-55 1002.3.
ZONING VIOLATIONS
None
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
Three crimes occurred between 2008 and 2011.
Oct. 24, 2009: Burglary; Nov. 26, 2009: Vandalism;
Nov. 26, 2009: Vandalism.
The property does not meet the redevelopment criteria. The site has been recently renovated and
the construction code violations reflect efforts to renovate the building. Criminal activity at the
site occurred three years ago and does not appear to be a detriment to the site or surrounding
area at this time.
RECOMMENDATION
35
1422-1428 Grand St.
Upper stories of building
36
Property 9
Property 10
1420 Grand St.
Block 121, Lot 18
36
OWNER
15TH
1419 Adams St. Inc.
ST
38
1202 Labelle Ave.
Steubenville, OH
43952
4
9
8
19
None
°
5
0
20
40
7
6
80
Feet
12
13
PROPERTY USE
PROPERTY ACREAGE
Storage
0.06
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Sports Motors Inc.
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Fair
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
18
11
GRAN
D
ADAM
S ST
10
20
The site contains a one story masonry building with roll-up door occupying the majority of building
frontage. The masonry shows superficial cracking. Graffiti exists on the roll-up door. It is unclear if the
building is occupied. The Zoning Officer stated the southern wall was reconstructed during the demolition
of Property 11 (demolition permit issued to Property 12 9//19/2012).
37
1420 Grand St.
Block 121, Lot 18
APPROVALS
None
None
CERTIFICATES
None
CONTAMINATION
None
No information
CRIMINAL ACTIVITY
None
None
ZONING VIOLATIONS
None
The property does not meet the redevelopment criteria. The building is in fair condition, the
property does not have a history of violations and the character of the site is not inconsistent
with the industrial zone which it is located.
RECOMMENDATION
38
Property 10
Property 11
1414-1418 Grand St.
36
OWNER
15TH
1414-1418 Grand
Street LLC
38
ST
225 River St., Att: H.
Ahmed
Hoboken, NJ 07030
4
9
8
19
None
5
°
0
20
40
7
12
6
80
Feet
13
PROPERTY USE
PROPERTY ACREAGE
Vacant land
0.17
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Sports Motors, Inc. and/or unknown contractor
business
Yes
FORMER USE
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
18
11
GRAN
D
ADAM
S ST
10
PROPERTY CONDITION
Fair
Unknown
The former commercial use was recently demolished and the site cleared for construction.
39
20
1414-1418 Grand St.
APPROVALS
Use variance and preliminary site plan approval
granted on June 22, 2009 and final site plan
approval on February 21, 2012. The approval
permits a 6-story mixed use building with 6,117
sq.ft. of commercial space, 820 sq.ft. of public use
space and 11 parking spaces on the first and second
floors and 24 live-work spaces on the upper four
floors.
CERTIFICATES
1/22/2013 A First Certificate of Zoning Compliance
was issued to this property for the project which
received final site plan approval in 2012 and is
described above; 9/19/2012 a construction permit
was issued to demolish the building. 7/27/2012 a
construction permit was issued to abondon sewer
and water.
None
ZONING VIOLATIONS
None
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
The property does not meet the redevelopment criteria. The site has been cleared in anticipation
of development. Additionally, the property was the subject of a development approval.
RECOMMENDATION
40
Property 11
1412 Grand St.
Property 12
Block 121, Lot 22
36
OWNER
15TH
Spagna, Joseph
V., Jr.
ST
38
Valley Stream, NY
11580
4
9
8
19
None
°
5
0
20
40
7
6
80
Feet
12
13
PROPERTY USE
PROPERTY ACREAGE
Outdoor Storage
0.06
PROPERTY CLASS
ZONE DISTRICT
1
I-1
BUSINESS NAME
PERMITTED USE
Unknown
No
FORMER USE
PROPERTY CONDITION
Unknown
Poor
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
18
11
GRAN
D
ADAM
S ST
10
20
The property is used as outdoor storage for building materials. The materials are unsecured and visible
from the public right-of-way. A fence is located along Grand Street.
41
1412 Grand St.
Block 121, Lot 22
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
None
None
The property does not meet the redevelopment criteria. The property does not have a history
of violations and the character of the site is not inconsistent with the industrial zone which it is
located.
RECOMMENDATION
42
Property 12
7
8
11
12
21 West Park Ave.
Park Ridge, NJ 07656
6
17
13
14TH
18
ST
Jasaks, LLC
GRAN
D
OWNER
1404-1406 Grand St.
ADAM
S ST
Property 13
20
14 15
16
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
20
40
80
Feet
PROPERTY USE
PROPERTY ACREAGE
storage
0.11
PROPERTY CLASS
ZONE DISTRICT
I-1
4A
PERMITTED USE
BUSINESS NAME
No
Unknown
PROPERTY CONDITION
FORMER USE
Good
Unknown
The site is paved and is used for vehicle parking and storage. A perimeter fence is located along three sides
of the site boundary, including along the public streets.
43
1404-1406 Grand St.
APPROVALS
Preliminary Site Plan approval was granted on May
15, 2012 to construct a 6-story building consisting
of 5-stories of residential dwelling units over a
first floor consisting of a small office space and 10
parking spaces. On May 15, 2012 the application
was granted subject to conditions.
ZONING VIOLATIONS
None
None
None
CERTIFICATES
CONTAMINATION
9/12/07 Construction Permit (fire protection):
remove product clean tank and fill with sand.
No information
None
CRIMINAL ACTIVITY
None
The property does not meet the redevelopment criteria. While the use is not permitted, the
property is in good condition, it does not have a history of violations and the character of
the property is not inconsistent with the industrial zone which it is located. Additionally, the
Property was the subject of a development approval.
RECOMMENDATION
View of Property from Grand Street
44
Property 13
364 14th St., rear
Property 14
11
12
364 14th St.
Hoboken, NJ 07030
6
17
13
14TH
18
ST
7
Treaty Properties, LLC
8
GRAN
D
T
OWNER
Block 122, Lot 1
14 15
16
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
20
40
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Restaurant (first story) and commercial (upper
story)
0.03
PROPERTY CLASS
I-1
4A
PERMITTED USE
BUSINESS NAME
No
Carpe Diem Restaurant
PROPERTY CONDITION
FORMER USE
Good
ZONE DISTRICT
Unknown
One and two story masonry building. Exterior has been stuccoed.
45
20
364 14th St., rear
Block 122, Lot 1
APPROVALS
None
None
CERTIFICATES
7/6/07 Construction Permit (electrical): relocate 2
outdoor lights for bar sign; 5/16/07 Construction
Permit (building): replace existing sign; 5/31/07
Construction Permit (plumbing): permit update
for plumbing only; 2/23/06 Construction Permit
(electrical): update for electrical; 2/07/06
Construction Permit (electrical, fire protection):
update for electrical and fire-22 alarm devices;
10/11/05 Construction Permit (building): remove
non-bearing walls and plaster and debris hand
carry out only; 11/30/05 Construction Permit
(building, electrical, fire protection): renovate
existing restaurant.
1405 Grand Street (Carpe Diem Bar) 7/26/09,
Incident#2009-001829: Inspection Request,
Incident Type 522 Water/Stream Leak-water leak
originating in the roof affected electric lamps, heat
detector. System went into silent mode. (owner
working on repairs); 11/9/2007, 4 violations;
11/17/11, 3 violations
CONTAMINATION
No information
CRIMINAL ACTIVITY
One crime occurred between 2008 and 2011. Mar.
14, 2009: Simple Assault.
None
ZONING VIOLATIONS
None
The property does not meet the
redevelopment criteria. Although the
use is not permitted, the property is in
good condition with recent construction
permits serving as evidence of recent
renovations to the building.
RECOMMENDATION
This property should not be included
within an area in need of redevelopment.
46
Property 14
360-362 14th St., rear
12
6
401 Jefferson St.
18
CLIN
MV Office, LLC
Hoboken, NJ 07030
20
17
13
TON
S
11
ST
7 8
OWNER
T
GRAN
D
Property 15
14 15
16
14TH
22
21
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
20
40
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Office building with residential uses on upper
stories
0.06
PROPERTY CLASS
ZONE DISTRICT
I-1
4A
PERMITTED USE
BUSINESS NAME
Yes
Minervini Vandermark Architects
PROPERTY CONDITION
FORMER USE
Good
Unknown
The building is a three story steel and masonry structure with brick, wood, and metal siding exterior. There
are two garage doors on the front. The building was recently completed.
47
360-362 14th St., rear
APPROVALS
Property 15
ZONING VIOLATIONS
None
None
CERTIFICATES
3/20/09 Temporary CO: commercial space;
plumbing): change of contractor and update,
construction of four story bldg. with 3 units and
1 commercial unit on the 2nd floor and part of
ground floor with two off street parking spaces;
3/22/06 Construction permit (building, electrical,
plumbing, fire protection, mechanical): 4-units
over parking; 1/19/06 Construction Permit
(building, demolition): demolish car port/1-story
bldg., by machine.
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
None
redevelopment criteria. The property is in
good condition with recent construction
permits serving as evidence of recent
renovations to the building. The property
does not have a history of violations.
RECOMMENDATION
This property should not be included within an area in need
of redevelopment.
Property as viewed from 14th Street
48
358 14th St., rear
Property 16
12
20
17
13
14 15
16
14TH
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
20
40
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Residential
0
PROPERTY CLASS
ZONE DISTRICT
2
I-1
BUSINESS NAME
PERMITTED USE
Not applicable
No
FORMER USE
PROPERTY CONDITION
Unknown
Good
The building is a three story structure with vinyl and siding and aluminum windows.
49
TON
S
Hoboken, NJ 07030
T
6
358 14th St, #1
23
22
CLIN
Renner, Jacqueline
18
ST
11
7
GRAN
D
OWNER
Block 122, Lot 4
21
358 14th St., rear
Block 122, Lot 4
APPROVALS
None
None
ZONING VIOLATIONS
CERTIFICATES
install 275 gal roth install in basement; 12/29/11
Construction Permit (fire protection): removal
of a 550 gal underground storage tank; 9/14/11
Construction Permit (building) re-roof
approximately 1200 sf of torch applied roofing
system; 6/23/10 Construction Permit (plumbing):
emergency repair water service; 8/1/06
Construction Permit: relocate electrical service;
plumbing): replace one kitchen at existing location
3rd floor unit; 1/28/04 Construction Permit
(building): clean out unit #3 of plaster and debris,
hand carry out only; 12/03/03 Construction
Permit (plumbing): 1 water service connection
curb to building;
None
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
redevelopment criteria. The property
is in good condition with recent
construction permits serving as evidence
of recent renovations to the building.
The property does not have a history of
violations.
RECOMMENDATION
Property as viewed from 14th St.
50
Property 16
1409 Grand St.
12
6
PO Box 1191
Union City, NJ
07087
18
CLIN
Bru, Orlando and
Alexandra
20
17
13
TON
S
11
ST
7 8
OWNER
T
Block 122, Lot 5
GRAN
D
Property 17
14 15
16
14TH
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
20
40
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Residential
0.06
PROPERTY CLASS
ZONE DISTRICT
4C
I-1
BUSINESS NAME
PERMITTED USE
Not applicable
No
FORMER USE
PROPERTY CONDITION
Unknown
Good
Four story masonry structure that has been stuccoed and has a multi color paint scheme. The building
appears to have been recently renovated.
51
22
21
1409 Grand St.
Block 122, Lot 5
APPROVALS
None
None
ZONING VIOLATIONS
CERTIFICATES
11/19/04 Certificate of occupancy: 8 units
existing; 9/2/04 Construction Permit (electrical,
fire protection): change of contractors for fire
and electrical; 2/5/04 Construction Permit:
(plumbing): change of contractor; 10/9/03
Construction Permit (plumbing, fire protection):
one 4-inch fire line; 4/9/02 Construction Permit
(building, electrical, plumbing): renovate building,
8 units existing; 3/21/02 Construction Permit
(electrical): two door switch for dumbwaiter;
3/20/02 Construction Permit (fire protection):1
stand pipe.
None
None
Fire Incident - Jan. 13, 1997
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
redevelopment criteria. The property is
in good condition. The property does not
have a history of violations.
RECOMMENDATION
52
Property 17
Property 18
1416-1428 Clinton St.
Block 122, Lots 8.2, 9 through 13, 16 through 22, 23.2
38
OWNER
Hoboken International Prop. Inc.
182 West Allendale
Ave.
Allendale, NJ 07401
8
15TH
9
39
ST
19
None
TON
S
6
°13
0
23
CLIN
12
APPLICABLE
REDEVELOPMENT
CRITERIA:
18
GRAN
D
11
T
ST
10
20
20
40
22
14 17
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Indoor and outdoor commercial bus and vehicle
parking/storage and dispatch
0.72
PROPERTY CLASS
ZONE DISTRICT
I-1
4A
PERMITTED USE
BUSINESS NAME
No
Unknown
PROPERTY CONDITION
FORMER USE
Good
Unknown
The site contains two parking lots and a large bus shed. Perimeter fencing is located along the property
lines. Overgrown weeds are located on portions of the site.
53
Block 122, Lots 8.2, 9 through 13, 16 through 22, 23.2
APPROVALS
None
None
CERTIFICATES
plumbing): install/construct canopy bus protection.
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
ZONING VIOLATIONS
None
property is in good condition, does not have a history of violations and the character of the
property is not inconsistent with the industrial zone which it is located.
RECOMMENDATION
54
Property 18
Property 19
1427-1429 Grand St.
38
OWNER
39
1427 Grand LLC
15 Wilkinson Ave.
Jersey City, NJ 07305
8
15TH
9
ST
19
None
TON
S
6
°13
0
23
CLIN
12
APPLICABLE
REDEVELOPMENT
CRITERIA:
18
GRAN
D
11
T
ST
10
20
20
40
22
14 17
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Restaurant, vacant commercial space
0.11
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Chicken Galore
No
FORMER USE
PROPERTY CONDITION
Check cashing, travel agency
Good
Single-story masonry building with roll-up doors and windows.
55
1427-1429 Grand St.
APPROVALS
None
CERTIFICATES
12/6/11 Certificate of Occupancy: interior
renovation to existing 1st floor commercial
restaurant with seating; certificate of occupancy
Construction Permit: 5/23/11 Construction Permit
(building, electrical, plumbing, fire protection:
interior renovation to the existing restaurant
(Chicken Galore); 9/11/07 Construction Permit
(building): replace awning at existing location.
Property 19
construction permit; 4/27/11 Stop Construction
Order: failed to obtain a construction permit for
new Chicken Galore commercial space.
ZONING VIOLATIONS
None
None
None
CONTAMINATION
No information
4/27/11 Notice and Order of Penalty: found to be
in violation of the State Uniform Construction
Code Act and Regulations; failed to obtain a
CRIMINAL ACTIVITY
None
property is in good condition and recent permits, certificates and violations are evidence of
building renovations.
RECOMMENDATION
56
1411-1415 Grand St.; 1404, 1406, 1408-1414 Clinton St.
Property 20
8
10
New Jersey Casket
Co. (Lots 23.1, 24
through 28) and
Sanvard Rlty. c/o N.J.
Casket Co. (Lots 6,
7, 8.1)
11
TON
S
12
6
CLIN
PO Box 2487
Seacaucus, NJ 07096
14 15
16
APPLICABLE
REDEVELOPMENT
CRITERIA:
14TH
°
None
0
20
17
13
23
T
ST
18
GRAN
D
OWNER
Block 122, Lots 6, 7, 8.1, 23.1, 24 through 28
20
40
21
ST
25
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Vacant land
0.5
PROPERTY CLASS
ZONE DISTRICT
1
I-1
BUSINESS NAME
PERMITTED USE
Unknown
No
FORMER USE
PROPERTY CONDITION
Vehicle parking
Fair
The property is under construction with the development of a six story mixed use building.
57
22
1411-1415 Grand St.; 1404, 1406, 1408-1414 Clinton St.
Block 122, Lots 6, 7, 8.1, 23.1, 24 through 28
APPROVALS
The Property has been approved for construction of
a 6 story building that includes 49 dwelling units,
10 live/work units and first floor retail space. Final
site plan approval was granted on January 17, 2012;
use variance and preliminary site plan approval was
granted January 2, 2012.A 2010 approval permitted
a similar development with an alternative mix of
live/work lots and traditional residential units.
CERTIFICATES
A First Certificate of Zoning Compliance was issued
to this property on April 2, 2012 for the project
which received approval in 2012 and is described
above.
None
ZONING VIOLATIONS
None
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
The property does not meet the redevelopment criteria. The property is in fair condition and it is the
subject of a recent site plan approval.
RECOMMENDATION
Property as viewed from Clinton Street
58
Property 20
Block 123, Lot 1.1
24
OWNER
18
TON
S
T
23
CLIN
1225 Willow Ave.
c/o Bijou
Hoboken, N J
07030
22
20
21
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
14TH
°
0
20
40
28
25
26
ST
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Discontinued commercial use
0.31
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Not applicable
Not applicable
FORMER USE
PROPERTY CONDITION
Unknown
Fair
The building has been recently demolished and construction is nearly complete.
OW A
VE.
1405 Clinton LLC
WILL
Property 21
59
Block 123, Lot 1.1
APPROVALS
Permit (electrical): one-100amp subpanel, two
100amp transfer switch (manual).
Applicant received preliminary site plan and
variance approval on February 26, 2008 for
construction of a 6 story mixed-use building with
2,190 sq. ft. of gallery space and 35 residential units,
including 7 live/work artist lofts. Also approved
were 29 parking spaces on the ground floor.
CERTIFICATES
None
4/17/12 Construction Permit (elevator devices): one
new passenger elevator; 2/9/12 Construction Permit
(plumbing) change of contractor for plumbing only;
plumbing, fire protection, mechanical): construct a
new 5 story building over one story parking with 35
residential units and 2 commercial spaces; 7/12/11
Construction Permit (fire protection): removal of
one 3000 gallon no.2 fuel oil underground storage
tank; 6/2/11 Construction Permit (building,
demolition): demolish building by machine;
3/29/11 Construction Permit (plumbing): cap sewer
for demolition preparation; 7/13/10 Construction
Permit (plumbing, fire protection): disconnect
water service and repair four inch fire main
only; 3/6/06 Construction Permit (electrical, fire
protection): magnetic locks; 12/23/05 Construction
6/29/11 Notice of Violation and Order to
Terminate: install temporary fence on property
perimeters-permits required.
ZONING VIOLATIONS
None
None
CONTAMINATION
The property contains groundwater contamination
from two sources. The clean up of one source has
been completed; the remediation process of the
second is ongoing. The Property is enrolled in the
Licensed Site Remediation Professional program.
CRIMINAL ACTIVITY
None
The property does not meet the redevelopment
criteria. The property is in the process of being
redeveloped.
RECOMMENDATION
This property should not be included within an area
in need of redevelopment.
60
Property 21
1415-1417 Clinton St., 1414-1418 Willow Ave.
Block 123, Lots 5, 6, 15
24
OWNER
Ugarte Family Limited Partnership
18
TON
S
T
23
CLIN
1066 Palisade Ave.
22
WILL
Fort Lee, NJ 07024
20
21
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
14TH
°
0
20
OW A
VE.
Property 22
40
28
25
26
ST
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Retail building and associated storage and parking
0.29
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Battaglias Home
No
FORMER USE
PROPERTY CONDITION
Unknown
Good
A two-story masonry retail building that has been renovated faces Willow Avenue. Parking is located at the
rear and accessed from Clinton Street.
61
1415-1417 Clinton St., 1414-1418 Willow Ave.
Block 123, Lots 5, 6, 15
APPROVALS
None
CERTIFICATES
4/15/08 Construction Permit (building): install
hang scaffold, stucco/water proof south elevation
only; 10/11/07 Construction Permit (plumbing):
change of contractor plumbing; 2/29/08 Certificate
of Occupancy: renovate/construct 1st floor with
mezzanine; 10/05/07 Construction Permit (elevator
devices): one plan review and one hydraulic;
8/13/07 Construction Permit (electrical): permit
update for change of contractor electric only; 4/3/07
Construction Permit (plumbing) no description;
plumbing, fire protection): renovate/construct
1st floor with mezzanine with HVAC 3-15 ton
split; 1/25/06 Construction Permit (plumbing):
replace one 1-inch water service connection;
12/12/03 Construction Permit (building): erect
and hang scaffold, stucco parapet wall front (east)
elevation only; 10/22/03 Construction Permit (fire
protection) installation of sprinklers under rack
storage for doors and replace overhead sprinklers
with 286F heads; 7/17/03 Construction Permit
(buildings): erect hang scaffold, paint south
elevation only.
12/6/07 Stop Construction Order: ordered to stop
all construction until all required state, county and
local prior approvals have been given. This Stop
Construction Order was lifted once Hudson County
approval was received.
ZONING VIOLATIONS
Acting Zoning Officer of City of Hoboken,
Virginia Buonfiglio, sent a Memo to Al Arezzo,
Construction Official on 12/5/07 stating that the 1st
Certificate of Zoning Compliance for 1414 Willow
is revoked until further notice as per a letter dated
8/20/07 from the Hudson County Planning Board.
None
1414 Willow Ave.- 7/16/10, 4 violations
CONTAMINATION
A Classification Exception Area related to
contamination on Property 26 was established for
25.07 years on May 17, 2000 for MTBE, lead and
TBA.
CRIMINAL ACTIVITY
Two crimes occurred between 2008 and 2011. Sept.
18, 2011: Larceny/Theft; Sept. 18, 2011: Vandalism.
The property does not meet the redevelopment
criteria. While the use is not permitted, the
property is in good condition. The violations
issued do not appear to indicate lingering
building or site issues.
RECOMMENDATION
This property should not be included within
an area in need of redevelopment.
Property as viewed from Willow Street
62
Property 22
Property 23
1420-1424 Willow Ave., 1427-31 Clinton St.
Block 123, Lots 7 through 12, 14
39
OWNER
Cove Associates, LLC
c/o J. Murray
40
15TH
521 Gotham Pkwy
Carlstadt, NJ 07072
42
ST
18
24
29
22
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
21
0
20
40
25
80
Feet
28
WILL
20
OW A
VE .
CLIN
TON
S
T
23
PROPERTY USE
PROPERTY ACREAGE
Office and storage
0.5
PROPERTY CLASS
ZONE DISTRICT
4B
I-1
BUSINESS NAME
PERMITTED USE
Unknown
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Fair
26
Masonry buildings with one and two stories. Two roll-up doors are located along Clinton Street; additional
building entrances are located on Clinton Street and Willow Avenue. Masonry which exhibits cracking is
located on the facade facing Clinton Street. Office space is oriented toward Willow Street.
63
1420-1424 Willow Ave., 1427-31 Clinton St.
Block 123, Lots 7 through 12, 14
APPROVALS
Property 23
None
None
CONTAMINATION
CERTIFICATES
None
Contamination exists on this site. An unknown
spill was reported on August 24, 2000.
Environmental investigation /clean up is in
progress and the site is enrolled in the NJDEP’s site
remediation program and has acquired a Licensed
Site Remediation Professional. A Classification
Exception Area, related to contamination on
Property 26, was established May 17, 2000 for
MTBE, lead and TBA for 25.07 years.
ZONING VIOLATIONS
CRIMINAL ACTIVITY
None
None
9/26/02 Construction Permit (fire protection): to
remove product clean and remove tank; 4/20/05
Construction Permit (fire protection): to remove
product clean and remove tank.
None
The property does not meet the redevelopment criteria. The property is in fair condition, the
site does not have a history of violations and the character of the site is not inconsistent with the
industrial zone which it is located.
RECOMMENDATION
Bird’s eye view of Property along Willow Avenue
64
Property 24
1426-28 Willow Ave.
Block 123, Lot 13
38
OWNER
39
1426 Willow Ave.
LLC
42
40
1225 Willow Ave.
c/o Bijou
Hoboken, NJ 07030
15TH
18
ST
24
29
None
°
0
OW A
VE .
20
22
20
40
21
25
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Commercial space on the first floor; residential on
the upper floors
0.11
PROPERTY CLASS
28
WILL
APPLICABLE
REDEVELOPMENT
CRITERIA:
CLIN
TON
S
T
23
ZONE DISTRICT
I-1
4A
PERMITTED USE
BUSINESS NAME
No
Unknown
PROPERTY CONDITION
FORMER USE
Good
Unknown
A three-story brick and stucco building which has been recently renovated is located on the site. The
building is currently vacant; however, window signage indicates it is available for retail use.
65
1426-28 Willow Ave.
Block 123, Lot 13
APPROVALS
ZONING VIOLATIONS
None
None
CERTIFICATES
10/31/11 Construction Permit (building): structural
repair to the existing commercial building on
the south elevation; 10/31/11 Construction
Permit (building): change of contractor upgrade
two commercial units as a vanilla box; 10/19/11
Construction Permit (fire protection): removal of
three 550 gallon no.2 fuel oil underground storage
tank; 4/5/10 Construction Permit (building,
electrical, plumbing): upgrade two commercial
units as a vanilla box; 12/1/06 Construction Permit
(building): re-roof approximately 800 sf; 7/14/03
Certificate of Occupancy: three commercial spaces
(existing square footage); 6/20/03 Construction
Permit (electrical): two 7.5 space heaters/air
handlers; 5/19/03 Construction Permit (plumbing):
new gas line to existing heater, 3/4 inch gas piping;
5/16/03 Construction Permit (building): replace
6 lintals at windows at east and north elevations;
plumbing, fire protection): renovate 1st floor north
commercial, upon completion there will be two
commercial units; 1/28/02 Construction Permit
(building): install one partition at 1st floor; 1/16/03
Construction Permit (building): hang scaffold spot
point open voids in building;
1/18/02 Poor Air Quality. 2/15/02 No Hot Water.
3/27/02 Summons for mold/odor apt. 3C
1426 Willow Ave.-10/24/06 Application for Open
Flame Device Type One Permit, Torch Applied
device using Propane; Inspection Request 1/15/07,
Incident #2007-000135, Incident Type 733
Smoke detector activation due to malfunction.;
Inspection Request 8/10/2006, Incident Type 733
Smoke detector activation due to malfunction.;
Inspection Request 9/16/11, Incident#2011-002688,
Incident Type 743 Smoke Detector Activation- no
fire-unintentional.; Inspection Request 1/31/07,
Incident#2007-000330, Incident Type 745 Alarm
system activation.; Hoboken Fire Dept. Complaint
Form 3/2/07, Incident# 0698/07, Complaint#
07/055, Fire Alarm Activation Nuisance by Capt.
Nardello (5 pages of Address Incident History)
CONTAMINATION
A Classification Exception Area was established
May 17, 2000 for MTBE, lead and TBA for 25.07
years. The CEA pertains to contamination on
Property 26.
CRIMINAL ACTIVITY
None
11/8/06 Stop Construction Order: Ordered to
stop all construction prior inspection and permits
issued.
property is in good condition and recent permits, certificates and violations are largely evidence
of building renovations.
66
Property 24
Property 24
1426-28 Willow Ave.
Block 123, Lot 13
RECOMMENDATION
Property as viewed from Willow Avenue
67
1426-28 Willow Ave.
Block 123, Lot 13
68
Property 24
1404-12 Willow Ave.
Block 123, Lot 16.1
18
OWNER
23
TON
S
OW A
VE.
20
22
CLIN
415 Washington St.
Hoboken, N J
07030
T
1404 Willow Real
Inc. % A Pini
28
WILL
Property 25
21
25
26
14TH
ST
27
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
20
40
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Car rental office and service
0.26
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Hertz
No
FORMER USE
PROPERTY CONDITION
Unknown
Good
A single story building and parking area, accessible from Willow Avenue, is located on this site. The
building is composed of brick and has large windows along Willow Avenue. The parking area is fenced
from Willow Avenue.
69
1404-12 Willow Ave.
Block 123, Lot 16.1
APPROVALS
None
None
CERTIFICATES
5/13/10 Construction Permit (building): install
pipe scaffold and repoint from (west) elevation and
south elevation
None
CONTAMINATION
A Classification Exception Area was established
May 17, 2000 for MTBE, lead and TBA for 25.07
years. The CEA pertains to contamination on
Property 26.
None
ZONING VIOLATIONS
None
CRIMINAL ACTIVITY
Two crimes occurred between 2008 and 2011. Jan.
30, 2008: Larceny/Theft; Jan. 30, 2008: Vandalism.
The property does not meet the redevelopment criteria. While the use is not permitted, the property is
in good condition, does not have a history of violations and the character of the site is not inconsistent
RECOMMENDATION
Property as viewed from Willow Street
70
Property 25
1401-1411 Willow Ave.
Block 125, Lots 1, 2, 5, 6
21
25
AVE.
PO Box 696419
San Antonio, TX
78269
28
PARK
Merit Oil of NJ c/o
Hess
OW A
VE .
22
OWNER
WILL
Property 26
26
27
14TH
APPLICABLE
REDEVELOPMENT
CRITERIA:
°
0
20
40
80
Feet
II
None
ST
PROPERTY USE
PROPERTY ACREAGE
Gas Station
0.38
PROPERTY CLASS
ZONE DISTRICT
4A
I-1 (W)
BUSINESS NAME
PERMITTED USE
Hess
No
FORMER USE
PROPERTY CONDITION
Unknown
Good
The site contains several gas pumps beneath a canopy and a single story building. Vehicle access is provided
via large curb cuts along Willow Avenue and 14th Street, as well as park Avenue.
71
Block 125, Lots 1, 2, 5, 6
APPROVALS
Owner was approved for a use variance on August
16, 1994 to permit a freestanding price sign.
CONTAMINATION
None
The property is contaminated as a result of leaking
underground storage tanks which have since been
removed. A Classification Exception Area was
established May 17, 2000 for MTBE, lead and TBA
for 25.07 years. The Classification Exception Area
extends to several surrounding Properties.
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
Six crimes occurred between 2008 and 2011. Oct.
25, 2008: Robbery; Mar. 14, 2008: Simple Assault,
Apr. 10, 2009 Simple Assault; Jun. 5, 2009 Simple
Assault; Aug. 6, 2010 Simple Assault; Jan 26, 2011:
Simple Assault.
CERTIFICATES
None
None
Property 26
None
in fair condition and it does not have a history of violations.
RECOMMENDATION
While this property does not meet the redevelopment criteria, it intersects properties which meet the criteria, isolating
Property 27 from the remaining block, which meets the criteria, and as a result, its inclusion is necessary for the effective
redevelopment of those properties in the Study Area which do meet the criteria. Allowing Properties, 26, 27 and 28 to form
one contiguous Redevelopment Area would facilitate a reduction of motor vehicle accidents related to Property 27 through
reconfiguration of vehicle access to Park Avenue.
Property as viewed from the intersection of Willow Street and 14th Street
72
1400-1406 Park Ave.
22
25
AVE.
1400-1406 Park
Ave.
Hoboken, NJ 07030
28
WILL
Bestepe Brothers,
Inc.
PARK
OWNER
OW A
VE .
Property 27
26
27
14TH
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
°
0
20
40
80
Feet
II
Dd
PROPERTY USE
PROPERTY ACREAGE
Gas Station
0.18
PROPERTY CLASS
ZONE DISTRICT
4A
I-1 (W)
BUSINESS NAME
PERMITTED USE
BP
No
FORMER USE
PROPERTY CONDITION
Unknown
Good
The site contains several gas pumps beneath a canopy and a single story building. Vehicle access is provided
via large curb cuts along Park Avenue and 14th Street.
73
1400-1406 Park Ave.
APPROVALS
Property 27
None
None
CERTIFICATES
remove/replace existing manual numbers with
LED lighted numbers at existing pole sign located
at Park and Fourteenth street gas station; 8/1/02
Construction Permit (building, electrical): replace
concrete pads; 2/5/02 Construction Permit
(building, electrical): change signs at 3 canopies
with main, also wall sign with cabinet signs.
None
CONTAMINATION
None
The property is contaminated as a result of a release
from an underground storage tank reported in 2003
and waste oil released in 1989. A Classification
Exception Area was established November 24,
1999 for benzene, toluene, ethylbenzene, total
xylenes, MTBE, and tertiary butyl alcohol (TBA)
for 35 years. An additional Classification Exception
Area, related to contamination on Property 26, was
for 25.07 years.
ZONING VIOLATIONS
CRIMINAL ACTIVITY
None
Three crimes occurred between 2008 and 2011. Jan.
15, 2008: Larceny/Theft; . May 31, 2008: Larceny/
Theft; Feb. 18, 2010: Larceny/Theft.
■
As evidenced by the nine traffic accidents directly related to motorists entering or exiting this property,
this property has an obsolete and faulty arrangement that is detrimental to the safety, health and welfare
of the community. Between January 2009 and May 2012 there were 9 traffic accidents which resulted
from vehicles entering or exiting the Property along Park Avenue. One additional accident may involve
the property; however the police report is unclear as to whether the driveway was for Property 26 or 27.
■
The driveway along Park Avenue (County Route 677) is located approximately 63 feet from the
intersection with 14th Street, which is significantly less than the 100 foot specified in the Hudson
County Design Standards (Section VII.E.7.b.v.).
■
The driveway along Park Avenue (County Route 677) is directly adjacent to the northern
side property line; this configuration is conflicts with the Hudson County Design Standards
requirement that no driveway be between 10 feet of any property line Section VII.E.7.b.vi.).
■
This configuration is exacerbated by the significant traffic in the area. In 2004 (the most recent
traffic count available) 3,499 vehicles travelled on Park Avenue past the property from 7:00am to
9:15pm and 5,032 vehicles travelled on Park Avenue past the property from 3:30pm to 6:45pm.
RECOMMENDATION
This property meets criteria d and should be included within an area in need of redevelopment.
74
Property 27
1400-1406 Park Ave.
Property interior
75
1400-1406 Park Ave.
76
Property 27
Block 125, Lot 7
43
OWNER
Park Willow, LLC c/o
Tim Watts
24
29
500 Intl. Dr. N
Ste. 345
30
OW A
VE.
23
Mount Olive, NJ
07828
28
PARK
WILL
22
AVE.
Property 28
APPLICABLE
REDEVELOPMENT
CRITERIA:
A
B
25
26
°
0
20
40
27
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Discontinued industrial use
0.68
PROPERTY CLASS
ZONE DISTRICT
4B
I-1 (W)
BUSINESS NAME
PERMITTED USE
Not applicable
Not applicable
FORMER USE
PROPERTY CONDITION
Stahl Soap Factory - manufacture and storage of
soap
Poor
The site contains a variety of structures, most notably a single story white masonry structure along
Willow Avenue, a five-story masonry structure in the center of the site and a variety of one and two story
buildings along Park Avenue. Located in the western portion of the site is a former railroad connection that
included railroad tracks. Also located on the site are a variety of accessory structures, including fencing and
equipment specific to past manufacturing processes. Much of the soap making equipment remains in the
77
Block 125, Lot 7
building. Portions of the building exhibits structural movement and instability, as evidenced by masonry
cracking and deterioration. The building has been vandalized with graffiti. The site suffers from a lack of
maintenance with garbage, peeling paint, spalling concrete and wood covering that have been damaged by
the weather. The roof top structures are in very poor condition. The building interior contains equipment
used for the former soap manufacturing process. The property has been vacant since 2010.
APPROVALS
None
CERTIFICATES
None
None
ZONING VIOLATIONS
None
None
None
CONTAMINATION
Contamination exists on the property as a result
of previous uses, historic fill and off-site uses. The
Property is contaminated with various PAH’s and
metals which exceed levels permitted by NJDEP.
These soil contaminants are attributed toward
historic fill on the property. Soil contamination will
be addressed with a deed notice and engineering
controls. The groundwater is also contaminated
with various PAH’s and metals which exceed levels
permitted by NJDEP and are attributed toward
historic fill. These groundwater contaminants must
be confirmed, and if confirmed a Classification
Exception Area will be required. VOC’s and MTBE
have been identified in ground water; the MTBE is
attributed to the nearby BP service station at 1400
Park Avenue. Asbestos has also been identified
in the buildings and must be removed prior to
demolition. A total of 20 above ground storage
tanks are located on the property for the storage of
materials used and/or created in the soap making
process. A Licensed Site Remediation Professional
(LSRP) has been retained for this site. The property
is partially within the Classification Exception
Areas for the Hess gas station at Block 125, Lots 1,
2 5 and 6 and the BP gas station on Block 125, Lots
3 and 4. An additional Classification Exception
Area, related to contamination on Property 26, was
for 25.07 years.
CRIMINAL ACTIVITY
One crime occurred between 2008 and 2011. Apr.
23, 2008: Vandalism.
•
The building is substandard, unsafe, dilapidated and obsolescent such that it conducive to
unwholesome working or living conditions and is detrimental to the health, safety and welfare of the
community.
•
The property is a discontinued industrial use, and has been so since at least September 2009, and has
fallen into such a state of disrepair that it is untenantable.
•
The building façade and other components, such as the chimney, are in a state of disrepair and are
instable.
78
Property 28
Property 28
Block 125, Lot 7
•
There is garbage and graffiti on the property, contributing to the nuisance condition of the Property.
•
The poor condition of the building façade, broken windows and overall disrepair to the building
exterior is detrimental to the welfare of the community.
•
Much of the manufacturing equipment is in poor condition and obsolescent for other modern
manufacturing processes.
RECOMMENDATION
This property meets criteria a and b and should be included within an area in need of
redevelopment.
Graffiti along Willow Avenue
Building facade along Willow Avenue
Building facade along Willow Avenue
79
Property 28
Block 125, Lot 7
Building along Park venue
Building facade along Park Avenue
Chimney
Equipment in building interior
Building facade along Park Avenue
Property along Park Avenue
Manufacturing equipment in building interior
80
Exterior storage tanks along Willow Ave.
Building interior
Property 29
Block 125, Lot 8, VIACOM 1057, VIACOM 1058
OWNER
39
Tim Watts
500 Intl. Dr. N.
Ste. 345
Mount Olive, NJ
07828
42
40
T
43
15TH
24
A
B
OW A
VE.
30
AVE.
28
22
°
25
PARK
APPLICABLE
REDEVELOPMENT
CRITERIA:
29
WILL
23
ST
0
20
40
80
Feet
PROPERTY USE
PROPERTY ACREAGE
Discontinued commercial use, billboards
0.11
PROPERTY CLASS
ZONE DISTRICT
4A
I-1 (W)
BUSINESS NAME
PERMITTED USE
Not applicable
Not applicable
FORMER USE
PROPERTY CONDITION
Unknown
Poor
A site contains a vacant single story brick building. The façade along 15th Street contains two billboards;
doors and windows along this street have been bricked over. The Willow Avenue frontage contains a door
and two windows as well as two rollup doors. The building façade contains cracking which is indicative of
instability. The building interior is in a state of disrepair.
81
APPROVALS
None.
CERTIFICATES
8/16/07 Construction Permit (fire protection): 1000
gallon diesel fuel oil underground storage tank,
Construction Permit (fire protection): one1000
gallon diesel fuel oil underground storage tank,
Construction Permit (electrical): 1-400 AMP
Service; 5/12/03 Construction Permit (building,
electrical, plumbing): renovate/install partitions and
paint exterior 1-story building.
None
ZONING VIOLATIONS
None
None
1429 Willow Ave.-3/10/05, 1 violation
CONTAMINATION
of previous uses, historic fill and off-site uses.
The soil is contaminated with PAHs and limited
VOC’s at levels which exceed those permitted by
NJDEP. The PAH are attributed to historic fill.
The VOCs only marginally exceed the permitted
level. The groundwater is contaminated with
PAHs, metals and hexachlorobenzene at levels
which exceed those permitted by NJDEP. The
PAH and metals in the groundwater are attributed
to historic fill; however, their presence should be
confirmed. If confirmed, they must be addressed
with a monitoring well and Classification Exception
Area. The hexachlorobenzene, which is believed
to be attributable to off-site activities, can be
addressed with a Classification Exception Area.
Two underground storage tanks were located on
the property but have been removed. Excavation
of and off site disposal of TPHC which resulted
from on storage tank is recommended subsequent
to building demolition. Asbestos has also been
identified in the buildings and must be removed
prior to demolition. A Licensed Site Remediation
Professional (LSRP) has been retained for this
site. A Classification Exception Area, related to
contamination on Property 26, was established May
17, 2000 for MTBE, lead and TBA for 25.07 years.
CRIMINAL ACTIVITY
None
•
The building is substandard, unsafe, dilapidated and obsolescent such that it conducive
to unwholesome living or working conditions and is detrimental to the health, safety and
welfare of the community.
•
The property is a discontinued commercial use and has fallen into such a state of disrepair
that it is untenantable.
•
The building façade is unstable due the cracking throughout the brickwork.
•
The poor brick work and overall disrepair to the building exterior is detrimental to the
•
The disrepair of the building interior, including evidence of mold, contributes to the
building being untenantable.
82
Property 29
Property 29
RECOMMENDATION
redevelopment.
Property as viewed from the intersection of 15th Street and Willow Avenue
Building interior
Building facade along eastern property line
83
84
Property 29
Property 30
1428-30 Park Ave.
42
OWNER
15TH
Tim Watts
43
ST
24
500 Intl. Dr. N Ste.
345
29
Mount Olive, NJ
07828
30
OW A
VE.
23
None
AVE.
PARK
APPLICABLE
REDEVELOPMENT
CRITERIA:
28
WILL
22
25
°
0
20
40
26
80
Feet
PROPERTY USE
PROPERTY ACREAGE
0.11
PROPERTY CLASS
ZONE DISTRICT
4A
I-1 (W)
BUSINESS NAME
PERMITTED USE
Not applicable
Not applicable
FORMER USE
PROPERTY CONDITION
Enterprise Rental Car
Good
A masonry building with roll up masonry doors. The building has been vacant since 2010. The building
is a single story with the exception of a small second story residential addition. A single row of parking is
located on the site along 15th street. There is no curbing along 15th street, therefore creating access to the
parking area along the entirety of the site’s frontage along 15th Street.
85
1428-30 Park Ave.
APPROVALS
commercial space. The tax office listed the building
as only a commercial unit.
None
CONTAMINATION
CERTIFICATES
of historic fill. The soil is contaminated with PAHs
and limited VOC’s at levels which exceed those
permitted by NJDEP. The PAH are attributed to
historic fill. The VOCs only marginally exceed
the permitted level. An underground storage tank
is located within the utilities on the property; its
difficult location has prevented its previous removal.
The groundwater is contaminated with PAHs and
metals at levels which exceed those permitted by
NJDEP. The PAH and metals in the groundwater are
attributed to historic fill; however, their presence
should be confirmed. If confirmed, they must be
addressed with a monitoring well and Classification
Exception Area. A Licensed Site Remediation
Professional (LSRP) has been retained for this
site. A Classification Exception Area, related to
contamination on Property 26, was established May
17, 2000 for MTBE, lead and TBA for 25.07 years.
9/19/08 Construction Permit (fire protection): two
550 gallon #2 heating oil underground storage tank
- remove product from tanks, clean and remove
underground storage tank; 4/14/05 Construction
Permit (building): replace drop ladder at existing
fire escape.
None
ZONING VIOLATIONS
None
None
CRIMINAL ACTIVITY
3/10/05, 1 violation; Hoboken Fire Dept. Complaint
Form, 3/10/05, Incident# 05-0703, Filed by Capt.
Lisa, Nature of Complaint-Residential unit above
One crime occurred between 2008 and 2011;.1 Feb.
22, 2010: Larceny/Theft.
The property does not meet the redevelopment criteria. The property is in good condition, does not
have a history of violations and the character of the property is not inconsistent with the industrial zone
which it is located.
RECOMMENDATION
This small corner lot (approximately 8% of Block 125) does not meet the redevelopment criteria;
however, all adjoining lots do meet the criteria. Its inclusion in the redevelopment area is
necessary for the effective redevelopment of those properties in the Study Area which do meet
the criteria. Inclusion of the property may be necessary to regulate access to and from the block
along the surrounding county roads, Park Avenue (C.R. 677) and 15th Street (CR 732). With road
frontages of less than 100 feet, this property cannot meet the Hudson County Design Standards
(Section VII.E.7.b.v.) which states driveways to be located at least 100 feet from an intersection.
86
Property 30
Property 30
1428-30 Park Ave.
Property as viewed from Park Avenue
Property as viewed from the intersection of 15th Street and Park Avenue
87
1428-30 Park Ave.
88
Property 30
Property 31
1521-1531 Madison St.
Block 127, Lots 1.1 through 1.3; Block 128, Lots 11 through 16
47
OWNER
16TH
S
47
T
Jefferson St. Partners II, LP
31
111 Paterson St.
34
32
33
JEFF
E
RSON
ST
Hoboken, NJ 07030
35
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
15TH
0
30
60
1
120
Feet
2
ST
3
PROPERTY USE
PROPERTY ACREAGE
Outdoor commercial vehicle and bus storage /
parking, warehousing,
0.76
PROPERTY CLASS
ZONE DISTRICT
I-1
4B
PERMITTED USE
BUSINESS NAME
No (commercial parking); Yes (warehousing)
Unknown
PROPERTY CONDITION
FORMER USE
Good
Unknown
A 1.5 story masonry structure with vehicle access at multiple locations along 16th Street. The northeast
corner of the lot provide space for on-site parking as well building access. This area does not have a curb
cut. Surface parking extends south of the building toward 15th Street and is used in conjunction with
parking in the Madison Street right-of-way.
89
1521-1531 Madison St.
Block 127, Lots 1.1 through 1.3; Block 128, Lots 11 through 16
APPROVALS
None
None
CERTIFICATES
None
1/11/08 Certificate of Occupancy: install equipment
in garage; 10/5/07 Construction Permit (building,
electrical, plumbing, fire protection): to install
equipment.
CONTAMINATION
None
No information
CRIMINAL ACTIVITY
3/27/07 Notice and Order of Penalty: failed to
obtain construction permit.
ZONING VIOLATIONS
None
have a history of violations and the character of the property is not inconsistent with the industrial zone
RECOMMENDATION
90
Property 31
Property 32
15TH & 16TH Madison St.
Block 127, Lot 2
47
OWNER
16TH
S
T
NJ Transit Corp.
C/O R.E. Office
31
1 Penn Plaza East 7th
Floor
NEWARK, NJ 07105
JEFF
E
RSON
ST
34
32
33
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
30
60
1
120
Feet
2
15TH
3
ST
PROPERTY USE
PROPERTY ACREAGE
Railroad
0.17
PROPERTY CLASS
ZONE DISTRICT
5A
I-1
BUSINESS NAME
PERMITTED USE
Not applicable
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Good
Railroad
91
35
15TH & 16TH Madison St.
Block 127, Lot 2
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
None
ZONING VIOLATIONS
None
The property does not meet the redevelopment criteria. The property is in good condition and the
character of the property is not inconsistent with the industrial zone which it is located. Furthermore,
the violations issued, which were issued five years prior, do not suggest the property is detrimental to
health and safety.
RECOMMENDATION
92
Property 32
Property 33
1500-1518 Jefferson St.
Block 128, Lots 1 through 10, 23 through 32
OWNER
31
Tedesco Family
Partners LP
34
1515 Jefferson Street
32
33
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
JEFF
E
RSO N
ST
HOBOKEN, N J
07030
35
15TH
ST
°
2
0
1
25
50
3
100
Feet
PROPERTY USE
PROPERTY ACREAGE
Outdoor and indoor commercial bus and vehicle
parking/storage
1.15
PROPERTY CLASS
ZONE DISTRICT
I-1
4B
PERMITTED USE
BUSINESS NAME
No
Academy Bus
PROPERTY CONDITION
FORMER USE
Good
Unknown
The site is paved and has a perimeter fence. The site is striped to provide organized parking for buses and
vehicles. A single-story structure is located at the center of the site. Jersey barriers are located on portions
of the site.
93
APPROVALS
None
None
CONTAMINATION
CERTIFICATES
No information
None
CRIMINAL ACTIVITY
Two crimes occurred between 2008 and 2011. Jul.
19, 2010: Vandalism; May 16, 2010: Motor Vehicle.
None
ZONING VIOLATIONS
None
None
The property does not meet the redevelopment criteria. While the use is not permitted, the property
is in good condition, does not have a history of violations and the character of the property is not
inconsistent with the industrial zone which it is located.
RECOMMENDATION
94
Property 33
Property 34
46
OWNER
45
47
COLABELLA, FRANK
47
83 GROVE POINT
ROAD
WESTPORT, CT
06880
16TH
S
T
31
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
JEFF
E
RSO N
ST
34
32
35
33
°
0
30
60
120
Feet
PROPERTY USE
PROPERTY ACREAGE
Vehicle towing / garage
0.34
PROPERTY CLASS
ZONE DISTRICT
4B
I-1
BUSINESS NAME
PERMITTED USE
Mile Square Towing
No
FORMER USE
PROPERTY CONDITION
Unknown
Good
A single story masonry structure occupies the entire site. Several roll-up doors face Jefferson Street;
however, the building facade along 16th street is largely blank. The building facade has evidence of repairs
to masonry cracking.
95
APPROVALS
None
None
CERTIFICATES
None
remove 1-1000 gallon underground storage tank;
6/3/05 Construction Permit (building): stucco &
install stick scaffold, at east 7 north elevation.
CONTAMINATION
Six crimes occurred between 2008 and 2011.
Sep. 26, 2010: Burglary; Oct. 7, 2010: Larceny/
Theft; Dec. 22, 2008: Larceny/Theft; Dec. 21, 2008:
Burglary; May 11, 2008: Larceny/Theft; Apr. 8, 2011
Larceny/Theft.
9/10/04 Notice of Violation and Order to
Terminate: operation and Occupancy is in effect
without the necessary permits and certificates.
No information
CRIMINAL ACTIVITY
ZONING VIOLATIONS
Notice of Violation and Order to Terminate issued
on Sep. 10, 2004. The violation stated the operation
and occupancy of the facility was in effect without
the necessary permits and certification.
The property does not meet the redevelopment criteria. The property is in good condition, the
violations issued several years prior do not indicate dilapidation or safety concerns and the character of
the site is not inconsistent with the industrial zone which it is located.
RECOMMENDATION
96
Property 34
Property 35
1500-1530 Adams St.
OWNER
ST
Tedesco Family
Partners, LP
16TH
S
34
JEFF
E
1515 Jefferson St.
Hoboken, NJ 07030
RSO N
31
47
T
37
ADAM
S ST
35
33
36
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
0
3 30
15TH
60
120
Feet
ST
4
PROPERTY USE
PROPERTY ACREAGE
Outdoor and indoor commercial bus maintenance
and parking / storage; associated office space
1.84
PROPERTY CLASS
ZONE DISTRICT
I-1
4A
PERMITTED USE
BUSINESS NAME
No
Academy Bus
PROPERTY CONDITION
FORMER USE
Good
Unknown
The northwest corner of the property contains three masonry buildings at 1, 1.5 and 2 stories. The 1 and
1.5 story buildings are used for vehicle maintenance and the 2 story building is associated office space.
Construction trailers providing office space are located at the southeast corner of the Property. The
remaining lot is paved and striped for organized bus and vehicle parking. A perimeter fence surrounds
those portions of the site containing parking and the construction trailers.
97
1500-1530 Adams St.
APPROVALS
None
None
CERTIFICATES
1515 Jefferson St.-3/12/09, 3 violations; 2/21/08, 1
violation; 9/16/05, 2 violations.
None
CONTAMINATION
No information
None
ZONING VIOLATIONS
None
CRIMINAL ACTIVITY
Two crimes occurred between 2008 and 2011. Aug.
27, 2011: Motor Vehicle; Aug. 29, 2011: Motor
Vehicle.
violations issued do not indicate dilapidation or safety concerns and the character of the site is not
RECOMMENDATION
98
Property 35
Poggi Realty, LLC
Block 130, Lots 1 through 9 and 24 through 32
47
ST
OWNER
1501-1531 Adams St., 1524-1530 Grand St.
RSO N
Property 36
16TH
S
49
T
PO Box 668
Hoboken, NJ 07030
37
GRAN
ADAM
D ST
S ST
35
36
38
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
40
30
60
120
Feet
15TH
8
ST
PROPERTY USE
PROPERTY ACREAGE
.23
PROPERTY CLASS
ZONE DISTRICT
4B
I-1
BUSINESS NAME
PERMITTED USE
Not applicable
Yes
FORMER USE
PROPERTY CONDITION
Poggi Press Printers
Fair
This property contains a single story brick and masonry building. The building has been well maintained.
The building entrance is located along 15th street, near the intersection with Adams Street. East of the
building, along Grand Street, is a loading area. The loading area is somewhat poorly maintained with
partially damaged fencing and overgrown weeds. The rear of the lot, along Adams Street, consists of a
surface parking area with a perimeter fence.
99
1501-1531 Adams St., 1524-1530 Grand St.
Block 130, Lots 1 through 9 and 24 through 32
APPROVALS
ZONING VIOLATIONS
None
None
CERTIFICATES
5/27/10 Construction Permit (electrical): 16 access
controls; 9/25/03 Construction Permit (building,
electrical): interior alternation to an existing office;
2/4/03 Construction Permit (electrical): t-400 amp
service 277/480 meter, t-160 amp motor control
center; 6/7/11 Construction Permit (electrical): 9
camera systems.
12/15/11 Stop Construction Order: permission to
resume construction once NJ licensed architect
to submits plans, with zoning approval, plans
approved, applications received and approved and
permits issued.
None
None
CONTAMINATION
A portion of this Property is subject to a
Classification Exception Area, established March
25, 2006 for an indeterminant amount of time,
related to the contamination on Property 38.
CRIMINAL ACTIVITY
None
The property does not meet the redevelopment criteria. The property is in fair condition, the violations
issued do not indicate dilapidation or safety concerns and the character of the site is not inconsistent
RECOMMENDATION
Property as viewed from the intersection of 15th Street and Adams Street
100
Property 36
Property 37
1501-1531 Adams St., 1524-1530 Grand St.
Block 130, Lots 10-23
47
OWNER
16TH
S
Poggi Realty, LLC
49
T
16TH
S
PO Box 668
Hoboken, NJ 07030
T
37
GRAN
ADAM
D ST
S ST
35
38
CL
36
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
15TH
°
ST
40
30
60
120
Feet
15TH
8
ST
39
PROPERTY USE
PROPERTY ACREAGE
Outdoor commercial vehicle and bus parking /
storage
.23
PROPERTY CLASS
ZONE DISTRICT
I-1
4B
PERMITTED USE
BUSINESS NAME
No
Unknown
PROPERTY CONDITION
FORMER USE
Good
Unknown
The site is entirely paved and has a perimeter fence. Portions of the site contain overgrown weeds. Jersey
barriers are located on portions of the site.
101
1501-1531 Adams St., 1524-1530 Grand St.
Block 130, Lots 10-23
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
None
None
is in good condition, the violations issued do not indicate dilapidation or safety concerns and the
character of the site is not inconsistent with the industrial zone which it is located.
RECOMMENDATION
102
Property 37
Property 38
51
49
OWNER
16TH
S
Coach Serv. America
c/o Adirondack
50
T
37
16TH
S
499 Hurley Ave.
Hurley, NY 12443
TON
S
38
CLIN
36
T
GRAN
D ST
41
39
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
8
0
30
9
15TH
60
120
Feet
19
ST
40
PROPERTY USE
PROPERTY ACREAGE
Indoor and outdoor commercial vehicle bus
parking / storage and maintenance
1.84
PROPERTY CLASS
ZONE DISTRICT
I-1
4B
PERMITTED USE
BUSINESS NAME
No
The Gray Line, Coach America
PROPERTY CONDITION
FORMER USE
Fair
Unknown
Approximately half of the site is occupied by a single story building primarily used for vehicle maintenance.
The remaining portion of the site is paved and used for bus and vehicle parking. A perimeter fence is
located along all streets. Portions of the site, including along the right-of-way include overgrown weeds.
Some peeling paint and evidence of past masonry cracking is evident. The majority of the site along 15th
Street does not have curbing.
103
APPROVALS
None
CERTIFICATES
None
None
ZONING VIOLATIONS
None
None
CONTAMINATION
The property has on site soil and groundwater
contamination. The property has a Classification
Exception Area, established March 25, 2006 for an
indeterminant amount of time, for PAH’s, fuel oil,
benzene, SOCs, naphthalene and lead. The property
has a voluntary cleanup plan and MOU executed
on November 5, 2004. An incident was reported
on July 6, 1992 of a release of 10,000 gallons of fuel
from an underground storage tank and a release of
100 gallons of fuel from a bus hitting a diesel pump.
A Licensed Site Remediation Professional (LSRP)
has been retained for this site.
CRIMINAL ACTIVITY
Five crimes occurred between 2008 and 2011: Mar.
11, 2008: Larceny/Theft; 1500 Clinton St. Jun. 19,
2008: Larceny/Theft; Mar. 11, 2008: Vandalism; 14,
2009: Larceny/Theft; Apr. 18, 2011: Larceny/Theft.
1/11/10, 3 violations
in fair condition, the violations issued do not indicate dilapidation or safety concerns and the character
of the site is not inconsistent with the industrial zone which it is located.
RECOMMENDATION
104
Property 38
Property 39
OWNER
1501-07 Clinton St., 1502-1506, 1508-1510, 1512-1522 Willow Ave.
37
16TH
S
Tim Watts
ST
T
TON
S
38
44
39
WILL
OW
AVE.
CLIN
Mount Olive, NJ
07828
T
41
RAND
500 Intl. Dr. N. Ste.
345
50
42
APPLICABLE
REDEVELOPMENT
CRITERIA:
A
40
15TH
19
°
0
30
60
18
120
Feet
23
ST
24
PROPERTY USE
PROPERTY ACREAGE
Discontinued Commercial Use
1.31
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Not applicable
No
FORMER USE
PROPERTY CONDITION
Burlington Coat Factory
Fair
43
15TH
S
The front of the site, along 15th Street, Willow Avenue and Clinton Street, contain a striped parking
area with a perimeter fence. This parking area serves the retail building located on the site. An additional
separate parking area is located along Willow Avenue. The building, a former industrial building, is a single
story. The building was recently painted but includes some indication of masonry cracking. The windows
along Clinton Street, as well as those facing 15th Street, have been painted over to eliminate visibility to the
building interior. The building ceiling shows evidence of water damage.
105
APPROVALS
None
CERTIFICATES
8/31/10 Construction Permit (building): repair/
repave approx. 8,228 sq.ft. of existing parking
lot; 3/15/10 Construction Permit (plumbing):
sewer repair; 1/17/08 Constriction Permit
(building): replace ceiling at existing location, 2nd
floor approximately 400sf fire damage; 1/15/08
Construction Permit (electrical): 6 light fixtures,
6 receptacles, 3 switches; 12/02/05 Construction
Permit (building): repair north/west wall; 7/21/05
Construction Permit (building, electrical): replace
a/c rooftop unit.
7/6/05 Notice and Order of Penalty: failure to
obtain a construction permit.
CONTAMINATION
Contamination exists on the property as a result of
historic fill. The soil on Block 133 is contaminated
permitted by NJDEP. These soil contaminants are
attributed toward historic fill on the property. The
groundwater at Block 133 is also contaminated
Exception Area will be required. Soil contamination
will be addressed with a deed notice and
engineering controls. Asbestos has also been
prior to demolition. An underground storage tank
exists in sidewalk along Clinton Street of Block
133; however, it does not appear to be responsible
for any contamination. The Notice of Deficiency
and Workplan for remediation of the property was
approved by the NJDEP on December 20, 2010.
None
Additionally, a portion of this property is subject to
a Classification Exception Area, established March
25, 2006 for an indeterminant amount of time,
related to the contamination on Property 38.
CRIMINAL ACTIVITY
None
Twenty crimes occurred between 2008 and 2011;
however these crimes appear to be indicative of the
activity on the site. The majority of crimes consist
of larceny/theft which are likely attributable to
the large retail store on the property which offers
an opportunity for theft. Nov. 25, 2008: Larceny/
Theft; Nov. 25, 2008: Larceny/Theft; Nov. 25, 2008:
Vandalism; Nov. 25, 2008: Vandalism; Apr. 9, 2008:
Larceny/Theft; Jun. 13, 2008: Larceny/Theft; Nov.
22, 2008: Simple Assault; Apr. 10, 2009: Larceny/
Theft; Aug. 24, 2009: Larceny/Theft; Oct. 30, 2009:
Simple Assault; Mar. 16, 2010: Burglary; Mar. 29,
2010: Larceny/Theft; Mar. 29, 2010: Larceny/Theft;
Apr. 24, 2010: Larceny/Theft; Jul. 31, 2010: Larceny/
Theft; Oct. 21, 2010: Larceny/Theft; Dec. 7, 2010:
Larceny/Theft; Jul. 22, 2011: Larceny/Theft; Oct. 27,
2009: Larceny/Theft; Jul. 20, 2009: Simple Assault.
ZONING VIOLATIONS
1514 Willow Ave. (Burlington Coat
Company)--9/26/08, Incident #2008-002390,
Inspection Request, Incident Type 735-Alarm
System sounded due to malfunction; 12/29/07,
Incident #2007-003609, Approved Fire Report,
Incident Type 111-Building Fire; 10/15/08,
Incident# 2008-002575, Inspection Request,
Incident Type 735-Alarm System sounded due to
malfunction
106
Property 39
Property 39
•
The building is substandard and unsafe such that it conducive to unwholesome living
or working conditions.
•
A 2009 structural review by Careaga Engineering, Inc. revealed that the interior gable
roof of the building is in partial structural failure.
RECOMMENDATION
This property meets criterion a and should be included within an area in need of redevelopment.
Birds eye view of Property
107
Building interior
Site interior as viewed from Clinton Street
108
Property 39
1500 Willow Ave.
Property 40
OWNER
Block 133, Lot 6
50
37
16TH
S
T
Park Willow LLC c/o
Tim Watts
D ST
T
AVE.
TON
S
39
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
15TH
42
ST
19
°
0
44
WILL
OW
38
CLIN
Mount Olive, NJ
07828
41
GRAN
345
30
18
60
40
15TH
120
Feet
ST
23
43
1
PROPERTY USE
PROPERTY ACREAGE
Car wash
0.06
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Riverfront Car Wash
No
FORMER USE
PROPERTY CONDITION
Unknown
Good
The site contains a one and two story masonry building with an automatic car wash on the first floor. The
upper story use(s) is unclear but may consist of associated office space. Vehicles enter the car wash on 15th
Street and exit on Willow Avenue. The car wash use is prohibited in I-1 district and received use variance
approval in 1986 from the Board of Adjustment. Notwithstanding, the use is a conditional use in other
districts. The City’s conditional use standards (Section 196-38) provide requirements which ensure safety
on the site and surrounding streets, as related to vehicle movements. This Property does not meet those
conditions which relate to providing adequate waiting space for vehicles or other City standards related to
vehicles blocking the sidewalk.
109
1500 Willow Ave.
Block 133, Lot 6
APPROVALS
None
CERTIFICATES
7/2/02 Construction Permit (building): replace
2nd floor/ceiling floor joist as pre arch report, also
quantity of joist to be filled with office by architect.
None
ZONING VIOLATIONS
None
CONTAMINATION
historic fill. The soil on Block 133 is contaminated
Exception Area will be required. Soil contamination
will be addressed with a deed notice and
engineering controls. The Preliminary Assessment
/ Site Investigation Remedial Action Workplan for
remediation of the property was approved by the
NJDEP on February 3, 2010
None
CRIMINAL ACTIVITY
Three crimes occurred between 2008 and 2011: Apr.
11, 2008: Larceny/Theft 1500 Willow Ave. Jun. 30,
2009: Larceny/Theft; Jun. 30, 2009: Vandalism.
None
is in good condition, the violations issued do not indicate dilapidation or safety concerns and the
RECOMMENDATION
necessary for the effective redevelopment of those properties in the Study Area which do meet the
criteria.
110
Property 40
Property 40
1500 Willow Ave.
Block 133, Lot 6
111
1500-1504
ParkAve.
Ave.
1500 Willow
Block133,
134,Lot
Lot62
Block
112
Property 40
43
Property 41
16TH
ST
OWNER
49
51
50
16TH
ST
Park Willow LLC c/o
Tim Watts
345
41
T
Mount Olive, NJ
07828
A
B
42
40
19
°
0
1830
60
120
Feet
15TH
23
ST
43
PROPERTY USE
PROPERTY ACREAGE
Office building, discontinued commercial use
0.46
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Hoboken Brownstone Co. Corporate Headquarters
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Poor
This property contains two buildings: the building at 16th Street and Willow Avenue is two stories and
the building at 16th Street and Clinton Street is one story. The two story building, which is occupied as
an office, has masonry cracking indicative of structural instability. The building siding and flashing is in
poor condition. The single story building, which is vacant, is unsightly as it has peeling paint, graffiti and
overgrown weeds along the perimeter. Additionally, the windows have been painted to prevent view of the
building interior, eliminating natural light to portions of the building.
113
PA
WILL
OW
39
APPLICABLE
REDEVELOPMENT
CRITERIA:
44
AVE.
CL IN
TON
S
38
APPROVALS
None
CERTIFICATES
None
None
ZONING VIOLATIONS
None
11/19/07 No Heat
None
CONTAMINATION
of historic fill. The soil is contaminated with
various PAH’s and metals which exceed levels
historic fill. These groundwater contaminants
must be confirmed, and if confirmed a
Classification Exception Area will be required. Soil
contamination will be addressed with a deed notice
and engineering controls. Asbestos has also been
prior to demolition. An underground storage tank
exists in sidewalk along Clinton Street of Block
133; however, it does not appear to be responsible
for any contamination. The Notice of Deficiency
and Workplan for remediation of the property was
CRIMINAL ACTIVITY
None
•
The building is substandard dilapidated and unsafe, such that is conducive to unwholesome
living or working conditions and is detrimental to the health, safety and welfare of the
community.
•
A 2009 structural review by Careaga Engineering, Inc. revealed that the fire escape is in
need of repair or replacement.
•
The building siding and flashing is in poor condition and is resulting in water damage.
•
Cracking of the façade along the parking lot of Property 39 is indicative of structural
instability which is a public safety threat.
•
The building design is obsolescent. The building’s interior configuration and its few
windows and building entrances make it difficult for this former industrial building, whose
use has been discontinued, to be retrofitted for modern uses.
RECOMMENDATION
This property meets criteria a and b and should be included within an area in need of redevelopment.
114
Property 41
Property 41
Property as viewed from the intersection of Willow Avenue and 16th
Street
Upper story building facade facing Willow Avenue
Property as viewed from the intersection of Clinton Street and 16th Street
Building facade facing Clinton Street
Building facade facing parking lot on Property 39
115
116
Property 41
Property 42
1501-1503 Willow Ave., 1506-1514 Park Ave.
Block 134, Lots 1, 3.01
OWNER
41
Park Willow LLC, c/o
Macy’s
7 W. 7th St.
AVE.
Cincinnati, OH 45202
39
PARK
AVE.
WILL
OW
44
42
40
APPLICABLE
REDEVELOPMENT
CRITERIA:
A
B
15TH
°
0
23
ST
24
30
43
15TH
ST
60
120
Feet
29
30
PROPERTY USE
PROPERTY ACREAGE
Discontinued industrial building
0.51
PROPERTY CLASS
ZONE DISTRICT
4A
I-1 (W)
BUSINESS NAME
PERMITTED USE
Not applicable
Not applicable
FORMER USE
PROPERTY CONDITION
Manufacture and storage of parade materials
Poor
A two story masonry building and small parking lot at the corner of Willow Avenue and 15th Street are
located on this property. The building has been vacant since 2011. A 2 foot sewer easement runs along
the center of Block 134. A small one story building and shed are located adjacent to the building and the
parking area. The building has been used for the construction of parade floats since 1969. The building
shows some masonry cracking, which is indicative of structural problems. The fire escapes are rusted and
are in need of repair. The perimeter fence around the parking area is in need of repair.
117
Block 134, Lots 1, 3.01
APPROVALS
None
CERTIFICATES
9/19/08 Construction Permit (fire protection): two
250 gallon underground storage tanks and two 550
gallon heating ail remove product from tanks clean
and remove underground storage tank.
None
ZONING VIOLATIONS
None
None
1505 Willow Ave.-11/11/05, 2 violations
CONTAMINATION
previous industrial uses and historic fill. Soil and
groundwater contamination, related to historic
fill, exist on the property containing PAH’s and
Chlorinated solvents were also identified in
soils and groundwater throughout the property.
Soil contamination from the historic fill can be
addressed with a deed notice and engineering
controls while excavation and off-site disposal
may be required to address the chlorinated
solvents. Additional groundwater investigations
for chlorinated solvents in will be required after
their removal. Groundwater contamination will
be further addressed through a Classification
Exception Area. Asbestos has been identified
in the buildings and must be removed prior to
demolition. The site contains several containers of
hazardous materials, including but not limited to
chemicals used in molding activities, paint and oil/
gas mix containers. A Licensed Site Remediation
Professional (LSRP) has been retained for this site.
CRIMINAL ACTIVITY
One crime occurred between 2008 and 2011. 1514
Park Ave. Jul. 5, 2008: Larceny/Theft.
•
The building is dilapidated and the land use is deleterious such that the property is
detrimental to the health, safety and welfare of the community.
•
Cracking of the façade is indicative of structural instability - a threat to public safety.
•
The one-story building and shed are in poor condition.
•
After discontinuance of the industrial use, the building has fallen into disrepair, including
structural instability, and is untenantable.
•
The poor condition of the building exterior and site, including but not limited to the
building façade, parking area fence and one-story building and shed contribute to the
Property being a nuisance and being detrimental to the health, safety and welfare of the
community.
118
Property 42
Property 42
Block 134, Lots 1, 3.01
RECOMMENDATION
This property meets criteria a and b and should be included within an area in need of redevelopment.
View of Property along Willow Avenue
One story building, shed and parking lot facing 15th Street
Facade along Park Avenue
Upper story facade along Willow Avenue
119
Block 134, Lots 1, 3.01
120
Property 42
Property 43
1500-1504 Park Ave.
Block 134, Lot 2
OWNER
41
Tim Watts
345
Mount Olive, NJ
07828
AVE.
44
PARK
AVE.
WILL
OW
39
42
40
APPLICABLE
REDEVELOPMENT
CRITERIA:
None.
5TH
23
°
ST
43
15TH
S
T
24
0
30
60
120
Feet
28
29
30
PROPERTY USE
PROPERTY ACREAGE
0.09
PROPERTY CLASS
ZONE DISTRICT
4A
I-1 (W)
BUSINESS NAME
PERMITTED USE
Not applicable
Not applicable
FORMER USE
PROPERTY CONDITION
Gold Coast Auto Body
Fair
This lot consists of a two story masonry structure that has been stuccoed. A roll up door and building
entrance face Park Avenue. An additional roll-up door and windows, covered with bars, face 15th Street.
Dumpsters are located within the sidewalk of 15th Street. The building was vacated by an auto body shop
in 2011.
121
1500-1504 Park Ave.
Block 134, Lot 2
APPROVALS
None
CERTIFICATES
plumbing): penalty-remove and cap off existing
kitchen 7 residential unoccupied units.
5/19/11 Notice and Order of Penalty: failure to
obtain a construction permit.
ZONING VIOLATIONS
None
None
CONTAMINATION
previous industrial uses and historic fill. Soil and
groundwater contamination, related to historic
fill, exist on the property containing PAH’s and
PCB’s were also identified in soils on the property.
Soil contamination from the historic fill can be
addressed with a deed notice with engineering
controls. Groundwater contamination will
be further addressed through a Classification
Exception Area. Asbestos has been identified in the
buildings and must be removed prior to demolition.
An underground storage tank exists on the
property. A Licensed Site Remediation Professional
(LSRP) has been retained for this site.
CRIMINAL ACTIVITY
Three crimes occurred between 2008 and 2011.
Aug. 26, 2008: Larceny/Theft; Jan. 2, 2011: Burglary;
Jan. 8, 2011: Simple Assault.
2/12/10 ,1 violation; Invoice stating that Z’s Iron
Works fabricated, painted, and uninstalled bridge
ladder on a single platform in order for the drop
ladder to go up and down itself. 4/15/05
The property does not meet the redevelopment criteria. The property is in fair condition, the property
does not have a history of violations which suggest dilapidation or ongoing safety concerns and the
RECOMMENDATION
necessary for the effective redevelopment of those properties in the Study Area which do meet the
criteria.
122
Property 43
Property 43
1500-1504 Park Ave.
Block 134, Lot 2
View of Property from 15th Street
View of Property along Park Avenue
123
1500-1504Park
ParkAve.
Ave.
1500-1504
Block134,
134,Lot
Lot22
Block
124
Property 43
Property 44
1516-1532 Park Ave.
Block 134, Lot 3.2
OWNER
41
Tim Watts
345
AVE.
Mount Olive, NJ
07828
39
PARK
AVE.
WILL
OW
44
42
40
APPLICABLE
REDEVELOPMENT
CRITERIA:
A
B
15TH
ST
43
15TH
S
°
0
23
24
30
T
60
120
Feet
29
30
PROPERTY USE
PROPERTY ACREAGE
Discontinued industrial use
0.91
PROPERTY CLASS
ZONE DISTRICT
4B
I-1 (W)
BUSINESS NAME
PERMITTED USE
Not applicable
Not applicable
FORMER USE
Tootsie Roll and Alorna Coat - candy manufacture
and distribution; coat and textiles manufacturing
PROPERTY CONDITION
Fair to Poor
A five story masonry building and four story largely brick building are located on this lot; however, the
building is in the process of being demolished. The building has been vacant since at least 2007 and may
have been vacant for 10 or more years. A five foot wide light and air easement is located along a portion
of the southern property line and 2 foot sewer easement runs along the center of Block 134. A one story
building with roll-up door connects the two larger buildings along 16th Street. Graffiti is located on several
125
1516-1532 Park Ave.
Block 134, Lot 3.2
parts of the site. The majority of windows have been filled with concrete block or glass block. Significant
cracking is evident in the façade and bulk head of the masonry building. Rooftop equipment is in poor
condition. The interior of the building is in poor condition with the walls and ceiling in disrepair. The four
story building is composed of a variety of building materials, with the most prominent, being brick. The
window sills on both buildings are eroding.
APPROVALS
None
None
CONTAMINATION
CERTIFICATES
10/16/12 Demolition permit issued; 1/19/10
Construction Permit (elevator devices):
decommission of elevator; 5/15/12 Construction
Permit (elevator devices): decommission of freight
elevator; 1/8/10 Construction Permit (electrical):
update for electrical-install power for scaffold-lift
on roof; 11/10/09 Construction Permit (building):
update-install netting at east section elevation, hang
scaffold, infill section with 10inch block; 10/14/09
Construction Permit (building, electrical): install
sidewalk bridge lighted approximately 350ft. at east
and north elevation.
None
ZONING VIOLATIONS
None
None
of previous industrial uses and historic fill. One
above ground and one below ground storage tank
are located on the property; however, neither
appear to have caused soil or groundwater
contamination. Soil contamination, related to
historic fill, exist on the property containing
PAH’s and metals which exceed levels permitted
by NJDEP. Groundwater contamination consists
of PCB’s, various PAHs, metals and fuel oil, all
of which exceed levels permitted by NJDEP. The
PAHs and metals is attributed to the site’s historic
fill; however, the source of the PCBs is unknown.
Notwithstanding, monitoring to confirm the
groundwater contamination was recommended
and if confirmed a CEA would be required. A CEA
will address groundwater contamination and a
deed notice and engineering controls will address
soil contamination. The Notice of Deficiency and
Workplan for remediation of the property was
CRIMINAL ACTIVITY
None
•
The building is substandard, unsafe, dilapidated and obsolescent such that it conducive
to unwholesome working or living conditions and is detrimental to the health, safety and
•
Since discontinuance of the industrial use, the building has fallen into such a state of
disrepair that it is untenantable. The building has been vacant since at least 2007 and may
have been vacant for 10 or more years.
•
The building façade and other components, such as the bulk head and roof top equipment,
are in a state of disrepair and are unstable.
126
Property 44
Property 44
1516-1532 Park Ave.
Block 134, Lot 3.2
•
The poor condition of the building façade and overall disrepair to the building exterior is
detrimental to the welfare of the community. Scaffolding along Park Avenue is evidence of
danger of falling building facade
•
Evidence of the poor condition of the buildings can be found in not only the building
inspections but recent construction permits such as those for elevator decommissioning.
•
A 2009 structural review performed by Careaga Engineering Inc. revealed that the building
has significant structural problems that threaten the health and safety of occupants and
pedestrians on the sidewalk along the building. The review found that the blocked up
window areas were not properly connected to the building and may fall out.
RECOMMENDATION
redevelopment.
View of Property from Park Avenue, during demolition
View of Property from the intersection of 16th Street and Willow Avenue
View of Property from Park Avenue, prior to start of demolition
Building along Park Avenue
127
1516-1532 Park Ave.
Block 134, Lot 3.2
Rooftop enclosure
Rooftop equipment
Building facade on Property interior
Building Interior
Building interior
Building interior
Building interior
128
Property 44
Property 45
1601-07 Madison Ave., 16th & Jefferson St.
Block 136, Lot 1
OWNER
Panam Co, LLC
48
500 16th St.
Hoboken, NJ 07030
46
47
47
45
None
°
0
30
60
T
31
32
34
120
Feet
ST
16TH
S
APPLICABLE
REDEVELOPMENT
CRITERIA:
PROPERTY USE
PROPERTY ACREAGE
Warehouse and distribution
0.43
PROPERTY CLASS
ZONE DISTRICT
4B
I-1
BUSINESS NAME
PERMITTED USE
Pan American Coffee
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Good
16TH
S
35
T
A one story masonry and one story brick building are located on this site. Both have roll-up doors and
building entrances facing 16th Street. The road right-of-way is used for materials storage as well as space
for a dumpster.
129
1601-07 Madison Ave., 16th & Jefferson St.
Block 136, Lot 1
APPROVALS
None
None
CERTIFICATES
7/27/09 Construction Permit (plumbing, fire
protection): water services connection in
Weehawken
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
None
ZONING VIOLATIONS
None
have a history of violations and the character of the site is not inconsistent with the industrial zone
RECOMMENDATION
130
Property 45
Property 46
16th & Jefferson St.
Block 136, Lot 6.1
OWNER
R.E. Office
48
1 Penn Plaza East
7th Fl.
Newark, NJ 07105
46
47
47
45
None
16TH
S
°
0
30
60
120
Feet
31
32
T
34
ST
APPLICABLE
REDEVELOPMENT
CRITERIA:
PROPERTY USE
PROPERTY ACREAGE
Railroad
0.93
PROPERTY CLASS
ZONE DISTRICT
5A
I-1
BUSINESS NAME
PERMITTED USE
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Good
Railroad right-of-way
131
35
16TH
S
T
16th & Jefferson St.
Block 136, Lot 6.1
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
None
None
The property does not meet the redevelopment criteria. The property is in good condition, the property
does not have a history of violations and the character of the site is not inconsistent with the industrial
zone which it is located.
RECOMMENDATION
132
Property 46
Property 47
Block 136, Lot 7; Block 137, Lot 1; Block 138, Lot 1
OWNER
North Hudson Sewer
Auth. c/o Leanza
48
255 Rte. 17 S.
Hackensack, NJ
07601
46
47
47
45
16TH
S
None
16TH
S
31
°
0
33
30
60
N ST
34
ERSO
APPLICABLE
REDEVELOPMENT
CRITERIA:
49
T
T
16TH
S
35
T
37
120
Feet
PROPERTY USE
PROPERTY ACREAGE
Office building and sewer plant
4.86
PROPERTY CLASS
ZONE DISTRICT
15C
I-1
BUSINESS NAME
PERMITTED USE
North Hudson Sewer Authority
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Good
38
16T
This site consists of one and two story brick buildings as well as a parking area and various facilities uses in
the sewer treatment process. The buildings and site are well maintained.
133
Block 136, Lot 7; Block 137, Lot 1; Block 138, Lot 1
APPROVALS
None
CERTIFICATES
replace sewerage pumps; 2/7/11 Construction
Permit (building, electrical): replace existing
ultraviolet system; 1/21/11 Certificate of
Occupancy: install rooftop solar panels at
5 buildings; 11/18/10 Construction Permit
(plumbing): permit update for plumbing only
process sewerage pipe; 10/27/10 Construction
Permit (electrical, fire protection): replace two
process pumps; 7/7/10 Construction Permit
(electrical, fire protection): install fire alarm
system; 1/7/10 Construction Permit (elevator
devices): decommission of one hydraulic elevator;
1/29/08 Construction Permit (electrical): install
temporary annunciator panel and fire alarm;
plumbing, fire protection): install rooftop solar
panels on buildings.
1/20/11 Notice and Order of Penalty: occupancy
prior to certificate of occupancy.
ZONING VIOLATIONS
None
None
None
CONTAMINATION
This Property was listed on the NJ DEP Known
Contaminated Sites list; however, a no further
action letter has been issued.
CRIMINAL ACTIVITY
None
site does not have a history of violations and the character of the site is not inconsistent with
the industrial zone which it is located.
RECOMMENDATION
134
Property 47
Property 48
1629 Jefferson St.
Block 137, Lot 15.2
OWNER
R.E. Office
1 Penn Plaza East
7th St.
Newark, NJ 07105
48
46
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
47
47
45
°
0
30
60
120
Feet
PROPERTY USE
PROPERTY ACREAGE
Railroad
0.02
PROPERTY CLASS
ZONE DISTRICT
5A
I-1
BUSINESS NAME
PERMITTED USE
NJ Transit
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Good
Railroad.
135
1629 Jefferson St.
Block 137, Lot 15.2
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
None
None
The property does not meet the redevelopment criteria. The property is in good condition, the site does
not have a history of violations.
RECOMMENDATION
136
Property 48
Property 49
1600-1614, 1616-1628 Clinton St.
OWNER
PSE&G Corporate
Partners
80 Park Plaza,
6th Floor
Newark, NJ 07102
52
D ST
47
CLIN
TON
S
GRAN
T
49
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
°
16TH
S
37
0
30
60
120
Feet
51
53
50
T
38
41
PROPERTY USE
PROPERTY ACREAGE
Substation
1.72
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
PSE&G
Yes
FORMER USE
PROPERTY CONDITION
Not applicable / unknown
Good
The site consists of an electrical substation. A small single story building is located on the site and appears
to be used for equipment and/or storage. A perimeter fence is located along the property lines. Portions of
the site are buffered from view with plantings.
137
1600-1614, 1616-1628 Clinton St.
APPROVALS
ZONING VIOLATIONS
None
None
CERTIFICATES
9/15/09 Construction Permit (building): installation
of structural steel to support process electrical
equipment at the Hoboken Substation, the work
includes steel for two circuit switches and bus
supports; 12/4/09 Construction Permit (building):
installation of three temporary construction trailers;
06/10/02 Construction Permit (building) install 5
signs.
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
Two crimes occurred between 2008 and 2011. Oct.
30, 2010: Vandalism; Jul. 28, 2010: Motor Vehicle.
None
The property does not meet the redevelopment criteria. The property is in good condition, the site does
not have a history of violations and the use is permitted.
RECOMMENDATION
Property as viewed from the intersection of 16th Street and Clinton Street
138
Property 49
Property 50
OWNER
Century Case Goods
Co., Inc.
52
200 Lexington Ave.
New York City, NY
10016
16TH
S
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
50
T
16TH
S
°
38
0
53
WILL
OW
CLIN
51
AVE.
TON
S
T
49
30
60
120
Feet
T
41
44
PROPERTY USE
PROPERTY ACREAGE
Medical Office
0.34
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Hoboken Dialysis
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Good
This lot consists of a single story masonry structure and parking lot. The building entrance faces the
parking lot at the interior of the site. The building and site are well maintained.
139
APPROVALS
None
None
ZONING VIOLATIONS
CERTIFICATES
Construction Permit: Block 12/10/07 install
generator as per plan, dca prior approval of Oct
1, 2007-(diesel fuel tank in part of the generator);
nstall one concrete pad for future generator as
per plan and zoning approval of 3/12/07; 2/22/07;
re-surface existing parking area as per plan with
existing drains; 12/15/06 install 2 signs as per sketch
and zoning approval of 12/11/06; 11/27/06; relocate
one ejector pit and pump; 3/3/05; update-change of
contractor for plumbing and electric; 1/31/05 add
sprinkler heads in expansion rooms and relocate
sprinkler riser; 1/7/05 interior alteration-addition
of three treatment stations as per plan (D.O.H)
approval; install sign as per sketch and zoning
approval of 11/15/04 approx 48 sf.
None
None
None
CONTAMINATION
No information
CRIMINAL ACTIVITY
None
in good condition, does not have a history of violations and the character of the site is not inconsistent
RECOMMENDATION
Building and parking lot from Property interior
140
Property 50
Property 51
1607-21 Clinton St.
Block 141, Lots 4 through 11, 20 through 22, 25 through 27
OWNER
Extra Space Properties Twenty Five
PO Box 320099
52
Alexandria, VA 22320
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
16TH
S
°
53
WILL
OW
CLIN
51
AVE.
TON
S
T
49
50
T
38
0
30
60
120
Feet
41
PROPERTY USE
PROPERTY ACREAGE
Self storage
0.80
PROPERTY CLASS
ZONE DISTRICT
4A
I-1
BUSINESS NAME
PERMITTED USE
Extra Space Storage
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Good
This site consists of a four story masonry structure with first floor parking accessible from Clinton Street.
The building and site are well maintained.
141
1607-21 Clinton St.
Block 141, Lots 4 through 11, 20 through 22, 25 through 27
APPROVALS
None
None
CERTIFICATES
7/2/02 Certificate of Occupancy: 4 story
commercial building, “storage”; 2/17/02
Construction Permit: install new rooftop solar
panels.
6/7/02 Notice and Order of Penalty: five signs were
installed without necessary permits.
ZONING VIOLATIONS
None
CONTAMINATION
The property is listed on the NJ DEP Known
Contaminated Sites List due to groundwater
contamination. The cleanup is ongoing through
participation in the LSRP program.
CRIMINAL ACTIVITY
One crime occurred between 2008 and 2011. Jul. 26,
2010: Larceny/Theft.
None
is in good condition, the site does not have a history of violations and the character of the site is not
RECOMMENDATION
Building and parking lot along Clinton Street
Property along Willow Avenue
142
Property 51
Property 52
1622-28 Willow Ave.
OWNER
PSE&G Corporate
Partners
52
80 Park Plaza, 6th Fl.
Newark, NJ 07102
16TH
S
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
50
T
16TH
S
°
38
0
53
WILL
OW
CLIN
51
AVE.
TON
S
T
49
30
60
120
Feet
T
41
44
PROPERTY USE
PROPERTY ACREAGE
Vacant land
0.46
PROPERTY CLASS
ZONE DISTRICT
4B
I-1
BUSINESS NAME
PERMITTED USE
Not applicable
Not applicable
FORMER USE
PROPERTY CONDITION
Unknown
Fair
This property has no improvements. Abandoned containers and construction debris the Property.
Homeless population has been observed on the Property.
143
1622-28 Willow Ave.
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
None
None
The property does not meet the redevelopment criteria. The property is in fair condition, is developable
and does not have a history of violations .
RECOMMENDATION
144
Property 52
Property 53
OWNER
Willow Investments, LLC
500 16th St.
52
Hoboken, N J
07030
APPLICABLE
REDEVELOPMENT
CRITERIA:
None
16TH
S
°
53
WILL
OW
CLIN
51
AVE.
TON
S
T
49
50
T
38
0
30
60
120
Feet
41
PROPERTY USE
PROPERTY ACREAGE
Storage / warehouse
0.11
PROPERTY CLASS
ZONE DISTRICT
4B
I-1
BUSINESS NAME
PERMITTED USE
Unknown
Yes
FORMER USE
PROPERTY CONDITION
Unknown
Fair
A 2 story concrete block building is located on the property. A roll-up door and building entrance face
Willow Avenue. Graffiti is located on the building facade.
145
APPROVALS
None
None
CERTIFICATES
None
None
CONTAMINATION
No information
None
CRIMINAL ACTIVITY
ZONING VIOLATIONS
None
None
The property does not meet the redevelopment criteria. The property is in fair condition, the site does
not have a history of violations and the use is permitted.
RECOMMENDATION
Property as viewed along Willow Avenue
146
Property 53
SECTION 8
Consideration of the Redevelopment Area
Ten of 53 (19%) of the properties identified in the Study Area satisfy the criteria for a determination of an area in need of redevelopment, based on an examination of the site and
building conditions, or are recommended to be included in one or more redevelopment areas to ensure the effective redevelopment of the properties which do meet the criteria. These
properties consist of 4.94 acres, which represents 16.4% of the property acreage within the
Study Area. This comprises groupings of lands that would form a cohesive redevelopment
area. Of the 10 properties recommended for inclusion in a redevelopment area, seven properties, constituting 4.37 acres (88%), satisfy the redevelopment criteria. The criteria found to
be applicable to the Study Area include criteria A, B, and D.
Private interests have proceeded with redevelopment proposals in the Study Area, related
to individual properties, in an ad hoc manner, through the Zoning Board of Adjustment.
However, these are piecemeal and unreliable in their outcome, lacking in any comprehensive planning that could balance the need to address the deleterious conditions with private
property rights and overall civic interests. With the tools afforded to Hoboken through the
Local Redevelopment and Housing Law, such a comprehensive approach can be undertaken.
Therefore, it is recommended that the Study Area, as modified within this preliminary report, be designated an “Area in Need of Redevelopment” pursuant to the NJ Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-1 et seq.).
The properties recommended for inclusion in the redevelopment area include the following:
•
Property 26: Block 125, Lots 1, 2, 5, 6
•
Property 27: Block 125, Lots 3, 4
•
Property 28: Block 125, Lot 7
•
Property 29: Block 125, Lot 8, VIACOM 1057, VIACOM 1058
•
Property 30: Block 125, Lots 9, 10
•
Property 39: Block 133, Lots 1, 2, 3, 4, 5, 7, 8, 9
•
•
Property 41: Block 133, Lots 10, 11, 12, 13, 14, 15, 16, 17
•
Property 42: Block 134, Lots 1, 3.01
•
•
Property 44: Block 134, Lot 3.2
147
SECTION 8: CONSIDERATION OF THE REDEVELOPMENT AREA
148
SECTION 9
Consideration of the Rehabilitation Area
The LHRL (N.J.S.A. 40A:12A-1 et seq.) permits an area to be designated in need of rehabilitation
if the area meets one or more of the following criteria:
1)
A significant portion of structures in the area are deteriorated or substandard; there is a continuing pattern of vacancy, abandonment, or underutilization of properties in the area; and a
“persistent arrearage” of property tax payments; or
2) More than half the housing stock in the delineated area is at least 50 years old, or a majority
of the water and sewer infrastructure in the delineated area is at least 50 years older and is in
need of repair or substantial maintenance.
In approximately 1979 the City, as a whole, was designated an area in need of rehabilitation.
As permitted by the LHRL (N.J.S.A. 40A:12A-14b), this designation remains in effect. The City
recognizes this designation; however, the applicability of the criteria to the Study Area has been
reassessed for the purpose of transparency in the public process.
An analysis of this the Study Area, including application of the criteria for a rehabilitation area as
described above, was completed by Andrew R. Hipolit, PE, PP, CME of Maser Consulting. The
analysis and findings are contained in a memorandum dated January 3, 2013. We recommend
designation of a rehabiliation area consistent with the conclusions of the Maser Consulting
Memorandum which finds the following:
“a. The water system and the combined sanitary/storm sewer system are over 50 years old.
b. Due to water main breaks that interrupt water service to City residents, as well as the water mains
being replaced by United Water, it is clear that the water system will benefit from a rehabilitation
program.
c.
Due to repeated flooding of the Study Area because of the undersized combined sanitary/storm
sewer system, it is clear that the combined sanitary/storm sewer system will benefit from a rehabilitation program.
d. Due to the fact that NHSA is planning a rehabilitation project for the forty-eight (48) inch reinforced concrete outfall pipe consisting of the installation of a pipe liner confirms that a program of
rehabilitation can be expected to prevent further deterioration and promote the overall development
of the community.
e.
The rehabilitation programs for both the water and sewer systems will prevent further deterioration
and promote the overall development of the community by further protecting the health, safety, and
welfare of the City.”
149
SECTION 9: CONSIDERATION OF THE REHABILITATION AREA
150
SECTION 10
Subsequent Procedural Steps
Upon receipt of this preliminary investigation, the Planning Board is required to hold a
public hearing. Notices for the hearing are required to be published in the newspaper of
record in the municipality once each week for two consecutive weeks and a copy of the notice
mailed to the last owner of record of each property within the proposed Redevelopment
Area.
Once the hearing has been completed, the Planning Board may make a recommendation to
the City Council that the delineated area, or any part, should or should not be determined
to be a Redevelopment Area. The governing body may then adopt a resolution determining
that the delineated area, or portion, is a Redevelopment Area. Notice of such a determination is then sent to each objector, if any, who has sent in a written protest. The next part of
the process is the creation of a Redevelopment Plan to guide development within the delineated area.
As previously stated, the creation of a Redevelopment Plan is the second planning document in the redevelopment process. The Redevelopment Plan is required to be adopted by
an ordinance of the City Council before any project is initiated. Under N.J.S.A. 40A-7.a, the
Redevelopment Plan is required to address the following:
1.
The plan’s relationship to local objectives as to appropriate land uses, density of
population, and improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements.
2. Proposed land uses and building requirements in the project area.
3.
Adequate provisions for temporary and permanent relocation, as necessary, of residents in the project area.
4. Identification of any property within the Redevelopment Area which is proposed to
be acquired.
5.
The relationship of the plan to the master plans of contiguous municipalities, the
master plan of the county in which the municipality is located, and the State Development and Redevelopment Plan.
6. Pursuant to N.J.S.A. 40A:12A-7c, the Redevelopment Plan must also describe its
relationship to pertinent municipal development regulations.
151
SECTION 11
References
City of Hoboken Master Plan, adopted April 2004
City of Hoboken Reexamination Report, 2010
City of Hoboken Zoning Ordinance
Construction Permits issued by the City of Hoboken, January 2002 through May 2012
Daily Activity Detail Report, prepared by the City of Hoboken Police Department, 2008
through 2011
Executive Summary of Environmental Conditions, Block 125, prepared by Dresdner Robin, dated
May 15, 2012
May 15, 2012
May 15, 2012
Fire code violations issued by the City of Hoboken, January 2002 through May 2012
Health code violations issued by the City of Hoboken, January 2002 through May 2012
Existing Water and Combined Sanitary / Storm Sewer Study, prepared by Maser Consulting,
dated January 3, 2013
Memorandum of Agreement Application for Nonresidential Properties for Spina’s Autobody at
1501-1504 Park Avenue, dated September 14, 2007
Motor vehicle accident data for the City of Hoboken, 2008 through April 2011
New Jersey Department of Environmental Protection Known Contaminated Sites In New Jersey
Reports, Site Remediation Program
Notice of Deficiency / Workplan Approval issued by the New Jersey Department of Environmental Protection, for Alorna Coat Corp., dated December 20, 2010
Notice of Deficiency / Workplan Approval issued by the New Jersey Department of Environmental Protection, for Burlington Coat / 1502 Willow LLC, dated December 20, 2010
Planning Board and Board of Adjustment decisions for projects which have not been constructed
Pre-demolition Hazardous Materials Survey, 1415-1425 Willow Avenue, Block 125, Lot 7 (Stahl Soap
Factory), Draft, prepared by Dresdner Robin, dated April 2009
Pre-demolition Hazardous Materials Survey, 1427-1429 Willow Avenue, Block 125, Lot 8(HBG),
Draft, prepared by Dresdner Robin, dated April 2009
152
SECTION 11: REFERENCES
Pre-demolition Hazardous Materials Survey, 1430 Park Avenue, Block 125, Lots 9 & 10(Enterprise),
Pre-demolition Hazardous Materials Survey, 1500 Willow Avenue, Block 133, Lots 6(Car Wash),
Pre-demolition Hazardous Materials Survey, 1500-1504 Park Ave, Block 134, Lot 2(Spina Autobody),
Pre-demolition Hazardous Materials Survey, 1501-1507 Clinton Street & 1502-1530 Willow Avenue,
Block 133, Lots 1-5 & 7-17 (Burlington Coat), Draft, prepared by Dresdner Robin, dated April 2009
Pre-demolition Hazardous Materials Survey, 1503 Willow Avenue and 1506-1514 Park Ave, Block 134,
Lots 1 and 3.1 (Macy’s), Draft, prepared by Dresdner Robin, dated April 2009
Pre-demolition Hazardous Materials Survey, 1516-1532 Park Ave, Block 134, Lot 3.2 (Tootsie Roll),
Preliminary Assessment Report / Site Investigation Remedial Action Workplan, 1500-1504 Park Avenue, Block 134, Lot 2, prepared by Dresdner Robin, dated September 2007
Preliminary Assessment Report / Site Investigation Remedial Action Workplan, 1501-1507 Clinton
Street and 1502-1530 Willow Avenue, Block 133, Lots 1-5 & 7-17, prepared by Dresdner Robin, dated
April 2007
Preliminary Assessment Report / Site Investigation Remedial Action Workplan, 1516-1532 Park Avenue, Block 134, Lot 3.2, prepared by Dresdner Robin, dated April 2007
Preliminary Assessment / Site Investigation Remedial Action Workplan (Reports) Approval, issued
by the New Jersey Department of Environmental Protection, for 1500 Willow Avenue, Hoboken,
Hudson County, dated February 3, 2010
Preliminary Assessment Report, 1427-1429 Willow Avenue, Block 125, Lot 8, prepared by Dresdner
Robin, dated March 2007
Preliminary Assessment Report, 1428-1430 Park Avenue, Block 125, Lots 9 and 10, prepared by Dresdner Robin, dated September 2007
Preliminary Assessment Report, 1501-1503 Willow Avenue & 1506-1514 Park Avenue, Block 134, Lots 1
& 3.1, prepared by Dresdner Robin, dated May 2007
Preliminary Assessment Report, Block 125, Lot 7, 1413-1425 Willow Avenue, prepared by Dresdner
Robin, dated January 2008
Preliminary Assessment Report, Block 133, Lot 6, 1500 Willow Avenue, prepared by Dresdner Robin,
dated November 2007
Site Investigation and Remedial Action Workplan, 1427-1429 Willow Avenue, Block 125, Lot 8, prepared by Dresdner Robin, April 2007
Site reconnaissance and soil and groundwater investigation findings for Stahl Soap Corporation, prepared by Dresdner Robin, dated December 14, 2007
153
SECTION 11: REFERENCES
Soil Investigation for Stahl Soap Corporation, prepared by Dresdner Robin, dated March 7,
2008
Structural review for the Alorna and Burlington Coat Factory Properties, prepared by Careaga Engineering Inc., dated May 29, 2009
Summary of soil and groundwater investigations for Block 125, Lots 7-10, Hoboken, NJ, prepared by Dresdner Robin, dated October 5, 2007
Summary of soil and groundwater investigations for Block 133, Lots 1-17, Hoboken, NJ, prepared by Dresdner Robin, dated October 5, 2007
Summary of soil and groundwater investigations for Block 134, Lots 1, 2, 3.1 & 3.2, Hoboken,
NJ, prepared by Dresdner Robin, dated October 5, 2007
Summary of soil and groundwater investigations for Stahl Soap Corporation, 1413 Willow
Avenue, Block 125, Lot 7, prepared by Dresdner Robin, dated December 14, 2007
Traffic Counts prepared by KS Engineers, 2004
UST Closure / Site Investigation Report for 1427 - 1429 Willow Avenue, Block 125, Lot 8, prepared by Dresdner Robin, dated November 2007
Zoning code violations issued by the City of Hoboken, January 2002 through December 2011
154

North End Area Redevelopment Study

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