A concerned citizen had this to say about last night's zoning board meeting on the 38 Jackson project:
"The applicant for 38 Jackson asked to suspend his application to make amendments to enhance the plan and make it more in line with what the public has been calling for. The attorney mentioned specifically that this will involve the removal of 1 floor, so that the plan is now down to 11 floors. This happened after 2 full days of testimony, and 2 1/2 hours into the 3rd day of meetings. "
Another source has this to say:
"38 Jackson was withdrawn last night, after 2.5 hours of meeting time, by the applicant. They plan to make "significant" amendments to the plan. The board agreed to allow them to withdraw, but also specified that whenever they submit a fully revised set of plans and documents, the clock would start over; they will not remain in the que based on their earlier filing."
Looks like there will be more to come on this project and that the changes to the plan will be significant according to my other source.
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| 38 Jackson Street Building |
Update 9/23/2010:
This note was sent in from a 4th Ward resident recapping Tuesday's meeting. There will be a special meeting next Tuesday September 28th to continue this application by the zoning board:
"This past Tuesday night, the Zoning Board continued the hearing on the variance request for the proposed 348-unit condo project located at 38 Jackson. This was a continuance from the first meeting which took place back in July. During the meeting, the applicant’s traffic consultant was questioned by the attorney representing the applicant, followed by questions from the Board and general public. A special meeting was scheduled for next Tuesday, September 28, to hopefully complete the hearing on this request.
The traffic consultant testified that the proposed 348-unit building will have minimal impact on traffic. He also mentioned that he believed this development would result in a reduction in traffic congestion.
It seemed as if the Board will make every effort to complete this hearing at next Tuesday’s special meeting. The applicant still has another 3 expert witnesses that will testify, each followed by questioning from the Board as well as members of the public. Afterwards, members of the public will have the opportunity to share with the Board their thoughts on the proposed development. This will be followed by a discussion by the Board, and then hopefully a vote."
- 4th Ward Resident
Update 9/21/2010 The meeting is tonight at 7PM in the City Hall Basement.
Here is the updated Agenda:
RESOLUTIONS
1) PRELIMNARY & FINAL SITE PLAN- KNOWN AS BLOCK 112 - DENIED
{1301-1315 Madison Street}
{1300-1308 Jefferson Street}
{1301-1315 Madison Street}
{1300-1308 Jefferson Street}
{1310 1326 Jefferson Street}
{1317-1327 Madison Street}
2) 1400 Clinton Street Amended Preliminary Site Plan
HEARINGS
1) 822 Hudson St. (continued from 8/17/10)
Applicant: 829 Garden St. Condo. LLC
Roof Decks Attorney: Brian Kappock
C Variance only
Architect: Minervini-Vandermark (VOTE ONLY)
2) 38 Jackson St. (continued from 7/20/10)
Applicant: International Realty, LLC
Preliminary Site Plan Attorney: R. William Potter
C & D Variances
Architect: Beyer Blinder Belle (hear by 07/23/10)
3) 609 Monroe St. (carried from 8/17/10)
Applicant: 609 Hoboken Realty LLC
Minor Site Plan Attorney: Robert Matule
C & D Variances
Architect: Minervini-Vandermark
4) 222 Jackson St.
Applicant: Joohyun Pyune
Amended minor site plan
Attorney: Robert Matule C and D variances Architect: Minervini-Vandermark
Update 9/20/2010:
A Fourth Ward resident sent me this update for tomorrow's zoning board meeting on the 38 Jackson development site:
"Well, it's been 2 months and the variance for 38 Jackson Street is now back on the Zoning Board's agenda. This Tuesday, the 21st, the Zoning Board will hear the request for the 348-unit variance.
Note that at this meeting, the developer's planner, engineer, and traffic consultant are scheduled to make their presentation to the board. Members of the public have the right to question each of these individuals, as well as make general statements afterwards during the public portion.
Whether you're for or against this project, I encourage you to come out and have your voices heard. The mere size of this proposed project makes it very significant to all of us here in the 4th Ward, 2nd District, and I believe the thoughts of the public should be addressed.
The meeting this Tuesday begins at 7pm in the bottom floor of City Hall, directly across from where you pay parking tickets. The agenda calls for 2 quick votes on some resolutions, followed by a vote for another variance application. I'm guessing the Board will move to the 38 Jackson variance by 7:30pm."
Below is the person's writeup after the last meeting in July 20, 2010 for some background:
During last night’s Zoning Board meeting, the Board got to hear on the 348-unit variance request at 38 Jackson Street. Dennis Shah, whose family owns the property, as well as his attorney and 2 architects, spoke about the project. Members of the Board and public were allowed to question each of these individuals. No decisions were made as the application was carried to September 21st.
At the September meeting, it is expected that the developer’s planner, engineer, and traffic consultant will make presentations. Once again, members of the public and the Board will have the opportunity to question them. There will then be a public portion where members of the public can get up and offer their opinions on the application, and make their case either for or against granting such variances.
The application itself calls for the redevelopment of an entire City block. Some of the details include:
- Principal Use – Industrial zone to Residential
- Lot Coverage – 60% to 96.5%
- Building Height – 2 stories to 13 stories and
- 40 feet to 135 feet Floor Ratio – 1.25 ratio to 6.26 ratio
It would be owned by the developer and would be available to rent for a variety of purposes. All in all, these givebacks equated to approximately 7,000 sqft. However, as one member of the Zoning Board mentioned, if these variances were granted, the allowable square footage would increase from about 100,000 to 600,000. Therefore, by allowing the developer to utilize an additional 500,000 sqft, the community would in return receive about 7,000 sqft worth of givebacks. This specific Zoning Board member didn’t seem too impressed by that tradeoff.
Another topic of high discussion was the unit breakdowns of the proposed development. Currently, the developer has the breakdown being: 19 Studio, 170 1-BRs, 139 2-BRs, and 20 3-BRs. Several members of the public and Board discussed their desire to have a larger amount of 3-bedroom units. The architects’ response was that these are planning details that could be addressed at a later point. Not sure if they were referring to later when the Planner speaks, or later as in after the application process. Lastly, many members of the public were concerned about the potential traffic problems that a development of this size could produce. Mr. Shah passed on discussing this issue, as did both architects. This should be brought up during September’s meeting when the traffic consultant speaks.
Here is a business lookup on International Realty:
International Realty LLC
Agent- Mr. H K Shah 38 Jackson St. Hoboken
President- H. Shah 38 Jackson St. Hoboken
Vice President- Dennis Shah 38 Jackson St. Hoboken
Secretary- Minesh Desai 38 Jackson St. Hoboken
Original Post 7/20/2010: At tonight's Zoning Board meeting a Hoboken Journal reader has informed me that the Zoning Board will be hearing a request for variances for a 350-unit condo building at 38 Jackson.
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| 38 Jackson Street Project up for Variances |
The reader states:
"There are serious questions to be asked about granting this many variances, such as: Will this sudden supply of 350 units have any effect on existing property values; how will this impact traffic in the Southwest (something the developer's traffic consultant will attest to being deminimis); will this type of development throw a curve ball at the southwest traffic study currently being conducted by the county; and how will this affect the future of the 6-acre park we are all working so hard to make a reality?"
Hoboken Zoning Board meetings are held in the basement at City Hall and start at 7 PM.
Here is the agenda:
HOBOKEN ZONING BOARD OF ADJUSTMENT
REGULAR MEETING JULY 20, 2010
7:00 PM CONFERENCE ROOM OF CITY HALL
OPEN PUBLIC MEETINGS ACT NOTICE
PLEASE TAKE NOTICE that the Zoning Board of Adjustment will hold its ‘Regular Meeting’ on Tuesday, July 20, 2010, at 7:00 p.m., in the Conference Room at 94 Washington Street, Hoboken, New Jersey 07030.
HEARINGS
822 Hudson St. (Continued from 6/15/10)
Applicant: 829 Garden St. Condo. LLC roof decks
Attorney: Brian Kappock C variance only
Architect: Minervini-Vandermark (VOTE ONLY)
503 Monroe St. (continued from 6/15/10)
Applicant: 503 Monroe St. LLC Minor site plan
Attorney: Robert Matule C & D variances
Architect: Minervini-Vandermark (VOTE ONLY)
38 Jackson St. (carried from 6/15/10)
Applicant: International Realty, LLC preliminary site plan
Attorney: R. William Potter C & D variances
Architect: Beyer Blinder Belle (hear by 07/23/10)
AND ANY SUCH MATTERS THAT MAY COME BEFORE THE BOARD ◦
