unpublished, February 12, 2005

Dear Councilman Del Boccio:

This letter requests that you and the other members of the City Council vote in opposition to DR-183, scheduled for a final vote at the March 2 meeting. DR-183 is an ordinance amending the NW Redevelopment Plan and aims to legitimize a developer’s proposal for 800 Jackson Street that violates the redevelopment/zoning standards for that district, substantially increasing permitted densities. Attached are a letter dated May 4, 2004 from George Warrington, Executive Director of New Jersey Transit to Mayor Roberts and two images (“westview” and “southview”) that compare existing conditions at the site to a scale model of the project as proposed last spring.

As you know, there was a great public outcry over this 800 Jackson Street project last spring. As a result, Mayor David Roberts repeatedly promised that the project would not move forward and agreed to secure the site for open space. The Mayor also promised to work with our respective groups to ensure the success of this endeavor. After these assurances had been given throughout the past year, we were shocked to learn several weeks ago that the project was again before the City Council.

First, this ordinance must fail because it is in violation of the City Council Resolution dated August 13, 2003 designating Metro Stop Enterprises, LLC as the developer of this site. This resolution necessitates a proposal that conforms to the zoning requirements of the NW Redevelopment Area. Because the developer has never presented a project to the City Council that conforms to the zoning criteria, he has failed to meet the requirements to be designated as the developer of this site.

800 Jackson is the site of the new 9th Street light rail station. New Jersey Transit’s Executive Director, Mr. Warrington, in his letter of May 4, 2004, states, “Unfortunately, the proposal at 800 Jackson Street threatens to visually and physically isolate the new station.” The “southview” image depicts this problem, showing the station wedged between the rear wall of the building’s parking garage and the Palisades cliffs. Warrington goes on in his letter, “From a security perspective, the location of the proposed building wall at the property line and its close proximity to the platforms impacts law enforcement’s ability to monitor the platforms.” The security risk for light rail riders mandates a reconsideration of this proposal. The City of Hoboken cannot ignore the concerns of commuters using this train and the reservations of New Jersey Transit which operates the Hudson Bergen Light Rail Train System.

The project also directly contradicts Hoboken's Master Plan adopted in April 2004. This new Master Plan recommends that this land be preserved as public open space. (Also, please note the so called “park” proposed as part of this project is actually a side yard to the building, not a real park. The 30% open space proposed is normally a minimum requirement for a project rather an added public benefit.) By building on this site, a terrible precedent will be set and the other Master Plan recommendations for open space are likely to be ignored as developers seek to usurp the land for additional projects. The Master Plan also advises against approving monolithic projects such as this and instead recommends building new neighborhoods that are in scale and character with existing Hoboken.

The “westview” image depicts the devastating impact of this building on the Palisades cliffs. As you can see, Hoboken's view of the Palisades would be entirely blocked for a 300 foot length. The Palisades is an important natural landmark that defines Hoboken's western border and is also included in the City’s corporate seal. The project also fails to conform to height limitations set by Jersey City's steep slope ordinance and a resolution passed last spring by the Jersey City Municipal Council.

We would like the opportunity to sit down with you and discuss these matters in greater detail. We will be in touch with you shortly. We look forward to your support in rejecting this ordinance. This same letter is also being sent to the other eight members of the City Council.

Ron Hine, FBW; Leah Healey, HPO; Becky Hoffman, HCA; Ann Graham, POG; Helen Manogue, QLF and Monya McCarty, RNA
Hoboken/Jersey City