I received this email from the Hoboken Rail Yards task Force on the 4th Ward Candidate's views on NJ Transit development:
Hi Kurt.
I realize you've likely rec'd this and that the 4th Ward is looking more and more like a temporary war zone.
HOWEVER, speaking of lasting impact, not heat of the moment, the Rail Yards redevelopment will directly impact the Ward's future. Actually, there's a big chance much of the Rail Yards will be in the 4th Ward.
Meanwhile the impacts include:
• Construction process elements, from noise, debris, air quality
• Traffic, both during the construction and permanently, as some new workers/residents may or will use cars, even at peak hours
• Many 4th Ward residents could live in shadows if the buildings go too high.
• Many or most 4th Ward residents will "have to" or "be lucky to" pass by and through the Rail Yards development on their way to PATH, the ferry, NJT Trains or simply in new-found walks around town.
Accordingly we had both candidates weigh in on the process and future of the full 52 acres. Their feedback is attached.
We'd appreciate your coverage of their statements. All the best.
4th Ward Candidates’ Views on Development of NJ Transit Site
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| Concept of Initial plan from NJ Tranist regarding bus terminal area |
Hoboken, NJ – Oct. 27, 2010 – After the 4th Ward Candidates Forum hosted Oct. 13 by the Hoboken civic organizations People for Open Government and Quality of Life Coalition, the Hoboken Rail Yards Task Force approached each candidate, Timothy Occhipinti and Michael Lenz, for a fuller statement of their views on development plans for the New Jersey Transit property, which is partially bounded by the 4th Ward. As the official redevelopment agency for the city, the City Council will have decision-making power over any proposals for the area, which has been designated as an area in need of redevelopment.
The Hoboken Rail Yards Task Force, a group of concerned community members who are working together to help ensure an open and community-based approach to developing this important piece of land, directed the following question to each of the candidates:
The Master Plan recommends preserving the view corridor of the historic Terminal building, avoiding construction over the tracks and limiting the height of any development on the property to be consistent with surrounding areas.
As the City and NJ Transit begin planning for this area, we are interested in your view on the appropriate planning process and specific parameters. The latter would include, but not be limited to: height in stories, height in feet and/or height relative to other buildings, number of employees in related offices, number of new residents in related residential buildings, mix of residential/commercial office and other uses, and pacing of the development.
Question:
What is the appropriate scale and use for non-transit development on the NJ Transit property?
The candidates’ responses, in their own words:
Mike Lenz: My views on development on the NJ Transit site mirror my views on Hoboken development generally: development must enhance the neighborhood ambiance of our town and must not increase the burden on taxpayers, worsen congestion, or aggravate flooding or parking problems.
Step one is standing firmly against NJ Transit’s claim – supported by state legislation proposed by State Senator Sarlo – that it has the right to develop non-transit projects without local approval. Mayor Zimmer has insisted that NJ Transit sign an Interlocal Agreement making clear that Hoboken has final say over non-transit development of the site. She has stated she won’t agree to let NJ Transit build a single building until that agreement is signed. I fully support the Mayor’s strong and unequivocal position.
As for what kind of development I would consider acceptable in that area, new development should conform to the existing character of the neighborhood, and have overall density levels no higher than the north side of Observer Highway. The project should be at least 50% office/incubator/commercial with a continuous street-level retail presence to provide jobs and minimize cost and congestion. The residential portion should emphasize family housing, with an ample supply of three-bedroom apartments.
“Give backs” that benefit and enhance the neighborhood should include a substantial contribution toward the cost of acquiring and building the Southwest Park. We should follow the open process that the Administration and the City Council has adopted for all redevelopment projects, to ensure that we’ve received and incorporated community input.
Tim Occhipinti: We need NJ Transit to serve Hoboken before Hoboken serves NJ Transit. The original LCOR/FXFOWLE “Vision” for Hoboken was a disaster. I hope nothing like that is ever proposed again because it would not have my support. I believe the people of Hoboken must have sole authority to determine what non-transit development looks like in our town. I would oppose any effort to remove or undermine our home rule on zoning matters. I would support every effort to legally prepare the City of Hoboken to protect its rights on this issue, and will personally go to Trenton to spread that message if needed.
As for the proposed office building, I attended the informational meeting regarding the proposal and was not satisfied with the lack of details from NJ Transit. They claim it will be “no taller than the W Hotel,” and reports say 17 commercial stories (which are taller than residential stories). I am not comfortable with 17 stories, well over 200 feet tall, on the corner of Hudson Street and Hudson Place. I don’t like the precedent it sets for adjoining properties, not only on NJTransit land, but also on the open parking lot on Observer between Hudson and Washington.
I do, however, believe a plan for additional, modern office space on that triangle should be considered, but only if it will improve the current pedestrian situation at the PATH entrances and Bus Terminal. However, I do not support what NJTransit has proposed for the Bus Terminal. It’s not appropriate and ends the entry/exit pattern onto Observer Highway, dumping more bus traffic onto our already congested roads. This is a deal breaker.
I am running to put the 4th ward first. That means any proposal for additional development must also improve the quality of life for residents of the 4th ward. NJTransit’s original proposal for 45-story residential towers lining Observer Highway from Washington to Henderson would have been a crushing blow to the already overburdened downtown road and sewer system.
Any new development on Observer Highway must put Hoboken’s infrastructure needs first. I know what I love about Hoboken’s small-scale character, but I am not a Planning professional. I can’t write up a proposed Redevelopment Plan for you. I will rely on Hoboken’s planners, engineers and other professionals – NOT NJTransit’s – to help guide us through the process of determining the Hoboken-led plan for all NJTransit properties.
About the Hoboken Rail Yards Task Force:
The Task Force was formed in the wake of the third public meeting held by the City to present the NJ Transit Rail Yards redevelopment plan, when it was made clear that the designated planners, FXFOWLE, had incorporated none of the feedback expressed by members of the community at the previous two meetings. The group advocates development of the rail yards in a scale and manner that complements the larger community it will be joining. New development at this crucial site will impact Hoboken for many generations.
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4th Ward Candidates’ Views on Development of NJ Transit Site
