Three residential high-rises with ground floor retail space may replace an Amazon facility on Hoboken’s western edge, an area that has seen a boost in residential development in recent years.
The trio of buildings at 930 Monroe St. would top out below the Palisade cliffs and host about 675 units, the developer said at a community meeting the city hosted last week. Developer Lou Madigan would also build a 1.5-acre park nearby and bike infrastructure as part of Hoboken’s intended “green circuit” — in exchange for approval of 282 more units that the base maximum.
Many residents who participated in the meeting said they were impressed by the look of the renderings, but raised concerns typical of new projects in Hoboken — parking availability, flooding resilience and community benefits.
Several city councilmembers, meanwhile, have said that the $15 million the developer plans to provide for the creation of a neighboring park and bike infrastructure doesn’t justify exceptions made that would allow buildings of that scale.
The triangular property at 930 Monroe is sandwiched between the Hudson-Bergen Light Rail tracks and Shoprite. The proposed buildings would be 11 stories tall, with the eastern portion of each sitting lower, creating a tiered look. The maximum height would be 116 feet, which is the same as the Vine Apartment building adjacent to the property.
The park would be sit about a block south at 800 Monroe St., currently an empty property that the city would acquire through a land deal with another developer.
Madigan said he plans to provide about 0.6 parking spaces per unit and 100 spaces for the public.
“We think we’re in the ballpark for what’s right for this site,” Madigan said at the community meeting.
Councilman Michael Russo said he believes the community givebacks — including the park and bike infrastructure development — are not enough of a benefit to the city as a whole to justify allowing for this many new units.
“This is definitely a non-starter for me,” Russo said.
Councilwoman Tiffanie Fisher has echoed his feelings on social media, and also said she is concerned that Union City’s interests in maintaining its clifftop views are swaying the future of this site too much.
Union City Mayor and state Sen. Brian Stack is a cosponsor of a state bill that would limit the height of development below the Palisade Cliffs. Madigan said he has spoken to the mayor about his project.
“That a mayor in a surrounding city is impacting our developments is a real problem,” Fisher said.
Councilman Phil Cohen, meanwhile, showered mostly praise on the project, saying a beautifully designed building in that area is, alone, a benefit to the community. He also warned that taxpayers would have to front the money for the park if developers don’t.
In a statement, Madigan noted that he has not requested any tax breaks, arguing that while neighboring 7 Seventy House provided more dollars in public benefits it also was given a payment in lieu of taxes agreement.
“We believe our project has many public benefits including closing a high-volume industrial warehouse, and replacing it with much needed retail,” Madigan said. “We’re providing (40,000 square feet) of open space as required by the redevelopment plan, 10% affordable housing and excess stormwater detention which are all public goods. We also are committed to spending $15 million in public right-of-way improvements including the Green Circuit and a new park across from the Metro Stop Condos.”
In addition to the $15 million devoted to the park and green circuit, John Clifford, principal of S9 Architecture, which designed the project, touted other components of the plan as assets to the community. A 50,000-square-foot facility in the private development with a pool, gym, co-working space and podcasting rooms would be available to the public through a membership-based system, he said.
Green roofs and a 355,000-gallon storm water management system would help alleviate flooding, and 10% of the units would be designated affordable, in alignment with city requirements.
Residents shared excitement about the park and what it could potentially include, such as tennis courts, as well as concerns about everything from available parking to density.
One resident who lives in that part of town, said 675 units could be “devastating” to the area, which recently welcomed the 424-unit 7 Seventy House.
“That has already added to the density of this area, so to add an additional 300 units would have been already a lot, but then to exceed that and to add additional bonus units, I’d really encourage … the council to really think about that,” they said.