February 1999

Hudson River Club Adds to Growing Pains in Hoboken

In the past several years, the City of Hoboken has approved major development projects totaling 3,092 housing units and 1.7 million square feet of commercial space. All of these projects are currently under construction except for the South Waterfront which is scheduled to begin this spring. The projects are as follows:

The Hoboken Zoning Board is considering a new proposal for 22-story twin towers that would be Hoboken’s tallest buildings, 238 feet high. Developer Sandford Weiss has submitted this application for the Hudson River Club at 1600 Park Avenue. The towers would contain 351 residential apartments and 22,309 square feet of commercial space comprised of a bar-restaurant, health club and retail space. A 3-story parking garage, providing a base for the towers, covers 82% of site.

Residential developments and health clubs are not permitted uses for this zoning sub-district. Restaurants and retail space are allowed only as conditional uses. The zoning ordinance limits buildings to 8 stories in height and 65% lot coverage. Thus, the applicant is requesting two use variances and a variety of other variances including one for the additional 14 stories of height and another for the additional 17% in lot coverage.

Added to the other Hoboken projects listed above, the Hudson River Club will cause the number of housing units in Hoboken to grow by 20%. The traffic study undertaken for the developer by Michael Maris Associates assumes an annual growth rate of 1%. The number of trip generations for the retail space at the Hudson River Club was reduced by 50% to reflect walking trips. The traffic study considered only two intersections along 14th Street: Park Avenue and Willow Avenue. Maris Associates ignored the additional intersections east on 14th Street: Garden, Bloomfield, Washington & Hudson. This study also ignored the two problematic intersections directly north of this project in Weehawken which approach the Lincoln Tunnel: 19th and Park, and 19th and Willow. Nevertheless, three intersections studied by these traffic engineers were found to have “unacceptable” levels of service.

The zoning requires 572 parking spaces for this project. Based on the 300 sq. ft. per space standard in Hoboken’s ordinance, this project is providing only 383 spaces. The developer claims in his application that he will be able to provided the 567 spaces by utilizing valet parking.

The developer of this project is represented by attorney John O’Donnell, a close associate of Mayor Russo. O’Donnell has represented numerous other developers before Hoboken Planning and Zoning Boards, including the Century Tower project.

In his application, the developer states, “The proposed project is intended to be a landmark building for the northern entrance to the City of Hoboken. The proposed project will provide an exciting architectural entrance to the City. Testimony will show that the proposed project will convert presently vacant land on a forgotten outskirt of the City and convert this land into an exciting gateway into the municipality.”