REDEVELOPMENT PLAN FOR THE PUBLIC WORKS GARAGE SITE

Transcription

1 REDEVELOPMENT PLAN FOR THE PUBLIC WORKS GARAGE SITE Prepared for The City of Hoboken Prepared by Phillips Preiss Shapiro Associates, Inc. 434 Sixth Avenue New York, New York Shrewsbury Avenue Red Bank, New Jersey F Street, NW Suite 300 Washington, DC April 19, 2006

2 TABLE OF CONTENTS 1. Introduction...1 1A. Statutory Basis...1 1B. Description of Redevelopment Area Boundaries Description of Existing Conditions and Proposed Redevelopment Plan...4 2A. Block 1, Lot 1 Hudson Co. Improvement Authority...4 2B. Block 1, Lots 11, 12, 13, Willow Ave. LLC Goals of the Redevelopment Plan and Relationship to Local Objectives...6 3A. Redevelopment Plan Goals and Objectives...6 3B. Relationship to the Master Plan...6 3C. Relationship to the Zoning Code Land Use and Development Plan A. Existing Land Uses B. Specific Land Use & Development Goals C. Specific Land Use Provisions...11 Block 1, Lots 11, 12, 13, and Block 1, Lot Permitted Uses...11 Regulations for First Level of Uses...12 Bulk Standards...13 Parking & Loading...17 Design Standards...20 Signage...22 Green Architecture D. Streetscape Improvements...23

3 5. Redevelopment Actions A. Properties to be Acquired B. Other Actions C. Relocation D. Linkages Relationship to Other Plans A. Relationship to Master Plans of Adjacent Municipalities B. Relationship to the Hudson County Master Plan C. Relationship to the State Development and Redevelopment Plan General Provisions A. Easements B. Site Plan and Subdivision Review C. Adverse Influences D. Non-Discrimination Provisions E. Duration of the Plan F. Variance Requests Other Provisions Procedure for Amending the Approved Plan...29 LIST OF FIGURES Figure 1: Redevelopment Area Locational Context...2 Figure 2: Redevelopment Area Boundaries...3 Figure 3: Aerial Photo of Redevelopment Area...5 Figure 4: Existing Zoning...9 Figure 5: Building Envelope: Height, Setbacks, & Stepbacks...15 Figure 6: Parking Screened by Housing...18

4 1. INTRODUCTION 1A. Statutory Basis This redevelopment plan has been prepared for an area located on the north side of Observer Highway within the southern portion of the City of Hoboken in Hudson County, New Jersey. The area in question (heretofore referred to as the redevelopment area ) consists of two-thirds of a single tax block bounded on the west by Willow Avenue; on the south by Observer Highway; on the east by Park Avenue and the rear lot lines of properties fronting Park Avenue; and on the north by Newark Street. The redevelopment area s location within the City of Hoboken is shown in Figure 1. On February 22, 2006, the City Council of the City of Hoboken adopted a resolution directing the Planning Board to study the area in order to determine whether it was in need of redevelopment in accordance with the criteria specified in the Local Redevelopment and Housing Law (LRHL) at N.J.S.A. 40A:12A-5. The Planning Board subsequently directed Phillips Preiss Shapiro Associates, Inc., consultants to the City of Hoboken, to conduct such a study. The consultants submitted their report, titled Redevelopment Area Study for the Municipal Garage Site, to the Planning Board, which then held a public hearing was to determine whether the area should be designated in need of redevelopment pursuant to the LRHL. On March 20, 2006, the Planning Board adopted a resolution finding the area to be in need of redevelopment. The Hoboken City Council subsequently approved the Planning Board's determination, and on March 27, 2006 declared the area in need of redevelopment pursuant to N.J.S.A. 40A:12-6. The City Council then directed the consultants to prepare a redevelopment plan for the area in question. This plan is written pursuant to the LRHL at N.J.S.A. 40A:12A-7, which provides that no redevelopment projects shall be undertaken or carried out except in accordance with a Redevelopment Plan adopted by ordinance of the municipal governing body upon its finding that the specifically delineated project area is located in an area in need of redevelopment or an area in need of rehabilitation, or in both, as appropriate. 1B. Description of Redevelopment Area Boundaries As described, the redevelopment area is located at the southern end of the City of Hoboken, near the Jersey City municipal boundary, and includes Block 1, Lots 1, 11, 12, 13 and 14. The study area boundaries are shown on Figure 2. The western boundary of the study area runs along Willow Avenue for a distance of ±435 feet. Its southerly boundary runs along Observer Highway for a distance of ±200 feet, while the easterly boundary runs along Park Avenue for a distance of ±165 feet, and then along the rear lot lines of the properties fronting on Park Avenue for a distance of ±270 feet. The northern boundary of the study area is Newark Street for a distance of ±85 feet. 1

5 Study Area Figure 1: Redevelopment Area Locational Context Phillips Preiss Shapiro Associates, Inc. 2006

6 Figure 2: Redevelopment Area Boundaries 3

7 2. DESCRIPTION OF EXISTING CONDITIONS AND PROPOSED REDEVELOPMENT PLAN The redevelopment area is currently developed with the City of Hoboken s municipal garage, which occupies the bulk of the acreage, together with a small parking lot used in conjunction with the nearby Jefferson Trust building. The area surrounding the redevelopment area is predominantly residential, with some nearby industrial and commercial uses. The redevelopment area is comprised of contiguous tax lots. The lots are described as two separate parcels below based on the two separate owners of the assembled lots. 2A. Block 1, Lot 1 Hudson Co. Improvement Authority This property, owned by the Hudson County Improvement Authority, subject to a right of repurchase by the City of Hoboken, is ±1.1 acres in size and is located on Willow Avenue, at the intersection of Observer Highway. It has ±335 feet of frontage along Willow Street; ±200 feet of frontage on Observer Highway; and ±165 feet of frontage on Park Avenue. This property occupies approximately one-half of the block and is developed with the City of Hoboken municipal garage complex. This municipal garage structure fronts on Observer Highway and a portion of Park Avenue. The building partially encloses a paved open yard that is ±100 feet deep and ±260 feet long. The yard is surrounded by a chain-link fence. The property and the entire block are surrounded by sidewalks with a width of 18 to 20 feet. The property is completely devoid of landscaping. The City of Hoboken uses the property for the maintenance, parking and storage of its municipal vehicles, both usable and derelict. Police, sanitation and other City agency vehicles, including cars, trucks and other equipment, are maintained at this facility. A large number of municipal vehicles (including trucks, police cars and motorcycles) and impounded vehicles are stored in the garage and in the yard. A supply of road salt is stored in the yard as well. The facility is also used for the temporary storage of materials and items to be recycled. These include refrigerators, air conditioners and other equipment, as well as household recycling and hazardous materials awaiting transport. The complex is in operation from 5:00 AM to 8:00 PM, seven days a week. However, the police department uses the facility on a 24-hour per day basis, as needed. The garage structure is located on the southeastern portion of the property. It consists of an L -shaped structure comprised of two adjoining buildings totaling ±20,000 square feet in area. Overall, the buildings exterior frontages are in good condition, but for some sections of their façades. There are no windows on any portion of the façades, and the buildings outside walls are situated directly on the street line, providing no setback. The buildings occupy the property s entire Observer Highway and Park Avenue frontages. The yard is fenced along its Willow Avenue frontage, where there are two vehicular entrances. The yard is filled to capacity with parked or stored trucks and cars, and damaged and abandoned vehicles awaiting disposal. In addition, there are a number of dumpsters holding recycled materials on-site, three freight containers used to store equipment and materials, and, as indicated, a large mound of road 4

8 salt. There is also a small shed where refrigerators and air conditioners are being stored for disposal. Much of the recyclables and materials are stored on the ground in a haphazard fashion, and the yard is filled to capacity with vehicles and containers. 2B. Block 1, Lots 11, 12, 13, Willow Ave. LLC This ±0.2 acre property, owned by 83 Willow Avenue, LLC, is located at the corner of Willow Avenue and Newark Street. The property is fully paved and is used for accessory resident parking for the Jefferson Trust residential building on Newark Street, at the intersection of Willow and Newark (diagonally across from the property). The property has an access driveway on Willow Avenue, and is fenced along its two frontages. There is wall between the property and the residential building to the east, and fencing adjacent to the municipal garage property to the south. There is no formal landscaping on the property, although there are a few trees along its southern perimeter. Parking is striped for ±32 cars, including several tandem spaces. The property is maintained in good condition. Figure 3: Aerial Photo of Redevelopment Area 5

9 3. GOALS OF THE REDEVELOPMENT PLAN AND RELATIONSHIP TO LOCAL OBJECTIVES 3A. Redevelopment Plan Goals and Objectives The specific goals and objectives of the Redevelopment Plan with respect to Lot 1 are as follows: To provide for appropriate land uses that will eliminate blight, promote economic development and growth opportunities, and serve the needs of the community. To provide for an increase in the economic base of the redevelopment area and the entire City by redeveloping underutilized and non-productive properties. To minimize the negative impact of existing land uses in the redevelopment area on the surrounding neighborhood. To encourage the revitalization of the redevelopment area in a manner that is compatible with the character of adjacent properties and land uses. To capitalize on the existing strengths of the redevelopment area, including its proximity to a mass transit hub and major roads. To facilitate the relocation of the existing garage facility to a more appropriate location within the City. Under the Redevelopment Plan, the existing Lots 11 through 14 will continue to be regulated under existing R-1 zoning requirements. 3B. Relationship to the Master Plan The City of Hoboken s objectives with respect to the redevelopment of the municipality as a whole are expressed in the City of Hoboken Master Plan adopted in The Master Plan Land Use Element places the redevelopment area in the B-3 Business land use category. The following is noted regarding the B-3 designation: Permitted uses in this area should include a mix of land uses. Relatively intense development in terms of height or density as part of comprehensive redevelopment that includes public benefits, such as provision of open space, preservation of historic buildings, and/or creation of transportation improvements. The Land Use Element of the Master Plan does not specifically address the redevelopment area properties themselves. However, it makes the general recommendation that there be appropriate redevelopment of key underutilized sites. The Land Use Element is clear in recommending action to prevent the underutilization of scarce developable land, such as use for open lot parking, and includes a recommendation to prohibit the 6

10 creation of new open parking lots. Where they exist, the Master Plan recommends shielding the parking area and vehicles from view. It states: Land in Hoboken is at a premium, and as such, there should not be surface parking lots taking up land solely for the storage of motor vehicles. Where new parking lots are necessary, they should be constructed as multi-level facilities that are masked in their appearance by other uses on the exterior. Further, to lessen the detrimental impacts of parking areas, the Land Use Element recommends that parking be hidden on the ground level of buildings. It states: Ideally, parking should be screened by residential or retail uses. Where these open lot uses already exist, however, the Master Plan recommends the following: Where surface parking lots already exist, additional trees and other plantings should be provided to soften their appearance. Street trees should be provided along street frontages, with shrubbery along parking aisles to block automobiles from view. Trees should also be planted on islands within larger parking lots. The Land Use Element further calls for the conversion of Observer Highway into a boulevard, stating that This street has the potential to be a defining gateway to Hoboken and that for this to happen, development on Observer Highway shall improve its appearance. Finally, beyond the Master Plan s general recommendations, the Community Facilities Element specifically recommends the relocation of the municipal garage complex that is located in the redevelopment area. It states: (The City Garage s) location along Observer Highway between Park and Willow Avenues is no longer appropriate for what is essentially an industrial use, with truck traffic and repair among other functions. Moving the garage to a larger site in the northwest corner of the City would allow for more efficient operations in an appropriate location, while enabling the City to reuse or sell the property upon which it is currently located. Accordingly, the Redevelopment Plan is consistent with the Master Plan for the City of Hoboken. 3C. Relationship to the Zoning Code The redevelopment area lies within two zoning districts: the I-2 Industrial zoning district and the R-1 Residential zoning district (Figure 4). The zone line bisects the study area east to west, dividing the municipal garage property (Block 1, Lot 1) between the two districts. The actual garage structure and a portion of the adjacent yard are located within the I-2 district. The remaining paved area on Lot 1 and the parking area on Lots 11, 12, 13 and 14 are located in the R-1 district. Permitted uses in the I-2 zone include food processing and distribution; manufacturing, processing and fabricating operations in fully enclosed buildings and pursuant to ordinance performance standards; 7

11 retail businesses; public uses; parks and playgrounds. Permitted conditional uses include manufacturing and processing operations pursuant to ordinance performance standards (with no requirement to be in fully enclosed buildings); automotive sales, service stations, garages; and public parking facilities and accessory uses not located on the same lot as the principal use. Accessory uses include off-street parking and loading; uses customarily incidental to principal permitted uses on the same tract; signs; and wireless telecommunications antennas. Bulk standards in the I-2 zone for non-residential uses require a minimum lot area of 5,000 square feet, minimum lot width of 50 feet and minimum lot depth of 100 feet. The required minimum front setback is 5 feet, the minimum rear setback is 15 feet, and the minimum side yard setbacks are 5 feet for each side. The maximum building height is 2 stories or 40 feet. Maximum lot coverage is 60% and the maximum FAR is Ordinance performance standards referenced above include the requirement for buffer areas along street and lot lines for new industrial uses where the I-2 zone abuts residential and special districts, and specifically indicates buffers are required along Park Avenue, Willow Avenue and Observer Highway. Permitted uses in the R-1 zone include residential buildings, and retail businesses and services. Permitted conditional uses include bars, restaurants, and sidewalk cafes, professional and business offices, home occupations, clubs and community centers, educational uses, public buildings, funeral homes, clinics, nursing homes, public parking facilities, utilities or public services. The R-1 zone permits accessory uses incidental to principal permitted uses. Bulk standards in the R-1 zone include a minimum lot area of 2,000 square feet, a minimum lot width of 20 feet, and minimum lot depth of 100 feet. The required minimum front setback is 5 feet and the maximum front setback is 10 feet. The minimum rear setback is the lesser of 30 feet or 30% of lot depth. The minimum side yard is 0 feet or 5 feet. The maximum building height is 3 stories or 40 feet. The maximum lot coverage in the R-1 zone is 60%. The development standards of the Redevelopment Plan shall supersede the provisions of the I-2 and R-1 zoning districts unless otherwise indicated. Where there is a conflict between specific use, bulk or other development provisions of the Redevelopment Plan and the I-2 and R-1 zoning districts, the provisions of the Redevelopment Plan shall apply. 8

12 Figure 4: Existing Zoning 9

13 4. LAND USE AND DEVELOPMENT PLAN 4A. Existing Land Uses Residential uses adjoin the redevelopment area to the north and east. To the west, the Neumann Leather factory complex includes light industrial, commercial tenants as well as artists studios. New Jersey Transit railroad facilities are located to the south of the redevelopment area across Observer Highway. Hoboken Terminal, a major transportation facility that is served by commuter rail, light rail, heavy rail, local bus, ferry and taxi modes of transportation, is located about five blocks beyond the railroad facilities to the east. 4B. Specific Land Use & Development Goals The Redevelopment Plan is intended to accomplish the following objectives: Replace the low-intensity, unattractive, municipal public works facility with a high-quality residential development that complements the neighborhood. Permit up to 240 multifamily units; Along Observer Highway and Willow and Park Avenues, allow up to 10,000 to 15,000 square feet of ground floor retail, community services, artists studios, or certain other uses, to provide convenient shopping and services to the surrounding community; Take advantage of the proximity of PATH and other transit service to allow a reduction in typical parking ratios, to between 0.75 and 1 space per residential unit; Screen all structured parking from view of streets. Along Willow and Park, locate aboveground structured parking behind residential dwelling units or other active uses. Along Observer Highway, locate above-ground structured parking behind similar active uses or screen with architectural treatments; Minimize height and building bulk through ground-floor setbacks, upper-story stepbacks, and variations in building massing; Encourage creative design and architecture, particularly a pedestrian-friendly and visuallyinteresting street-level presence through ground-floor treatments, architectural detail, and ground-floor entrances. Allow development on Lots 11 through 14 consistent with the existing R-1 zoning district. 10

14 4C. Specific Land Use Provisions BLOCK 1, LOTS 11, 12, 13, AND 14 The above parcels shall be regulated according to the Plan but utilizing the use, bulk, density and parking requirements articulated for the R-1 zoning district. All other applicable standards (such as facade, signage, etc.), as set forth in the City of Hoboken Zoning Ordinance, will also apply. BLOCK 1, LOT 1 Permitted Uses PRINCIPAL PERMITTED USES ON ALL LEVELS OF BUILDINGS Multifamily residential units are permitted on all levels of buildings, inclusive of a full range of dwelling unit sizes from studios to three-bedrooms. Facilities associated with residential buildings such as private resident gyms, private resident meeting rooms or recreation rooms, or management offices (but not mechanical, laundry, trash rooms or other service-type rooms) SECONDARY PERMITTED USES ON FIRST LEVEL OF BUILDINGS The following uses are permitted only on the first level of building(s). The first level definition and specific regulations are described in the next section. Retail and business services (maximum floor area of 2,000 square feet per individual use) Restaurants and cafes (maximum floor area of 2,000 square feet per individual use) Artist work studios, workshops and galleries Studios, including dance, rehearsal, exercise and music studios Health clubs Family day care Child care centers Clubs, community centers, and community meeting rooms PERMITTED ACCESSORY USES The following uses are permitted as accessory to the principal and secondary permitted uses. Off-street parking (for principal uses, as well as parking available for public use). o Any number of levels of structured parking are permitted fully below grade; one level of parking is permitted at or above grade. 11

15 o The street-facing perimeter of any at-grade or above-grade level of parking shall be located behind active uses (primary or secondary permitted uses) or an architecturally-detailed facade, as discussed further below in the section on Parking. Signs Bicycle storage rooms or areas Sidewalk seating for cafes and restaurants Parks, playgrounds, plazas, courtyards, gardens, and other recreational open space, either private or open to the public Back room facilities associated with residential buildings, such as mechanical, laundry, trash rooms, or other service-type facilities Other accessory uses customarily incidental to principal permitted uses and on the same tract Regulations for First Level of Uses GOAL OF FIRST LEVEL REGULATIONS The first level of building and parking areas is defined as the lowest level with a finished floor elevation within four (4) feet of grade, measured with respect to the grade at the closest public sidewalk. The goal of the first level regulations is to maintain a relationship between buildings and the street, with active uses and windows close to the sidewalk rather than blank walls or large expanses of parking. The ideal situation is for the first level of buildings along Willow and Park Avenues and Observer Highway to have residential uses (defined earlier as primary uses). However, in recognition of possible flood-related constraints, certain non-residential uses (defined earlier as secondary uses) are allowed as alternatives on the first level. 1 Furthermore, in recognition of the spatial constraints of the site, active (primary or secondary) first level uses are optional on the first level along Observer Highway; parking is permitted to come to the front setback, but must be disguised with architectural detailing identical to the building above. OBSERVER HIGHWAY FRONTAGE Primary or secondary permitted uses are recommended, but not required, along the first level of buildings along Observer Highway. Where no active uses are provided, exposed at-grade or abovegrade parking shall be screened behind active uses or architectural detailing (as described in Section on Parking Location and Screening below). 1 The redevelopment plan area falls within Zone A5 of the 100-year flood as defined in FEMA s Flood Insurance Rate Maps (FIRM maps). The Base Flood Elevation in this area is 10 feet (referenced with respect to the National Geodetic Vertical Datum of 1929). The grade of the site has not been determined. 12

16 WILLOW AVENUE AND PARK AVENUE FRONTAGES Primary or secondary permitted uses are required along the first level of buildings along Willow and Park Avenues. The finished floor of the first level of any residential (primary) uses shall be between two (2) and four (4) feet above grade. The finished floor of any non-residential (secondary) uses shall be no higher than four (4) feet above grade. Bulk Standards Bulk standards for new construction shall be according to the following criteria. The bulk standards provided herein regulate the building envelope and shall supersede all bulk, density, area and height provisions of the City of Hoboken Zoning Ordinance. YIELD The maximum floor area ratio (FAR), excluding floor area devoted to parking, shall be 6.0. The maximum number of dwelling units shall be 240. A mix of residential unit sizes is permitted and encouraged; however, the gross average unit size (incorporating hallways, stairs and elevators, lobbies, laundry, and other interior common areas) shall be at least 1,100 square feet. Up to 10,000 square feet of retail or other permitted non-residential uses are allowed on the first level along any and all streets. o If flood control regulations preclude residential uses on the first level along Willow and/or Park Avenues, non-residential (secondary) uses shall be provided on the first level along these streets. In that case, the maximum amount of retail is increased to 15,000 square feet. BUILDING COVERAGE & LOT DIMENSIONS The maximum building coverage is as follows: On the first level, the maximum building coverage (ratio of building area to lot area) is 95 percent. On levels two and higher, the maximum building coverage is 85 percent. On levels eight and nine, the maximum building coverage is 25 percent The following lot dimensions apply if Block 1, Lot 1 is divided into separate tax lots. Lot area, minimum: 2,500 square feet Lot width, minimum: 50 feet (as measured along any street frontage) Lot depth, minimum: 100 feet 13

17 BUILDING DIMENSIONS Height Except as provided for below, the maximum height allowed across the entire redevelopment area is seven (7) stories and seventy-five (75) feet, relative to the grade of the lot. The southeast corner of the redevelopment area is permitted an additional two (2) stories of height, up to nine (9) stories and ninety-five (95) feet, in the area that is within 100 feet of the right-of-way of Observer Highway and within 125 feet of the right of way of Park Avenue. See Figure 5, Building Height, Setbacks, and Stepbacks. Stepbacks also apply at certain levels, as described below under Building Setbacks. Rooftop mechanical equipment is permitted to exceed the permitted building height, subject to the provisions set forth herein and of the Hoboken Zoning Ordinance. Length and Width Large buildings exceeding 100 feet along any side shall be designed to appear as a series of small buildings, so as to give the impression that no individual building exceeds 100 feet in length and width. Structured parking deck(s) may connect between adjacent buildings for circulation purposes. BUILDING SETBACKS AND STEPBACKS Figure 5, Building Envelope: Height, Setbacks, and Stepbacks, also sets forth the required setbacks and stepbacks along all street-facing frontages. Street-facing Setbacks and Stepbacks Buildings shall be oriented to face streets. The rear of a building is not permitted to be adjacent to or face a street. Any portion of a building facing a street is termed street-facing and is considered the front of a building. Rooftop mechanical equipment shall be set back at least ten (10) horizontal feet from uppermost streetfacing façade planes. At-grade / First Level Stepbacks Along Observer Highway, the first level shall be set back between three (3) and ten (10) feet from the street in order to create a landscaped area. Along Willow and Park Avenues, the first level shall be set back between three (3) and seven (7) feet from the street in order to create a landscaped area. Setback areas shall be attractively landscaped with plants and/or paving. If the front setback depth is three (3) feet or less, landscaping shall be provided within an at-grade garden area. If the front setback is more than three (3) feet, a landscaping planter is allowed as an option to an at-grade garden. Low fences, walls, and gates characteristic of Hoboken may be provided along the front of the landscaped area, not to exceed three (3) feet in height. 14

18 N E W A R K S T R E E T Property lines Zero foot (0 ) side setback allowed along boundary with Lot foot rear setback allowed along boundary with Lot 16 Minimum 5 foot side setback at rear of side yard line Level 1: 3 to 7 foot setback from Willow W I L L O W A V E N U E P A R K A V E N U E Minimum 25 foot rear setback along boundaries with Lots 17, 18, 19, 20 0 foot side setback allowed along first 40 feet of boundary with Lot 20 Level 1: 3 to 7 foot setback from Park Levels 2 to 5: 0 to 10 foot stepback from Willow 1 MAX HEIGHT 7 stories / 75 feet Levels 2 to 5: 0 to 10 foot stepback from Park Levels 6 & 7: additional 3 foot stepback from 5th floor 125 Levels 6 & 7: additional 3 foot stepback from 5th floor 100 MAX HEIGHT 9 stories / 95 feet Levels 8 & 9: additional 5 foot stepback from 7th floor O B S E R V E R H I G H W A Y Level 1: 3 to 10 foot setback from Observer Hwy. Levels 2 to 5: 0 to 10 foot stepback from Observer Hwy. Levels 6 & 7: additional 3 foot stepback from 5th floor Levels 8 & 9: additional 5 foot stepback from 7th floor Note: This figure represents the building envelope and is provided for ease in visualizing the height, setback, and stepback regulations. It does not indicate the outlines or size of an actual building. Additional regulations from the Redevelopment Plan apply, and would further reduce the size and scale of any actual buildings. Figure 5: Building Envelope: Height, Setbacks, and Stepbacks

19 Middle Floors 2 through 5 There is no minimum stepback for floors two through five with respect to the property line at streetfacing frontages. (All or any portion of floors two through five are therefore permitted to overhang level one, and extend to the front lot line.) The maximum stepback in these locations is ten (10) feet. Floors 6 and 7 Stepbacks Along street-facing frontages, the sixth (6 th ) and seventh (7 th ) floors shall both be stepped back a minimum of three (3) feet with respect to the fifth (5 th ) floor in order to create a datum line that relates to the surrounding existing buildings by emphasizing the five-story height. Acceptable stepback methods are a flat three (3) foot stepback or a pitch with 1:1 or shallower slope. (Note that the 6 th and 7 th floor stepbacks are measured with respect to the 5 th floor, not to the street-facing property line.) Penthouse Floors 8 and 9 Stepbacks Floors on levels 8 and 9 are referred to as penthouse floors. Along street-facing frontages, any penthouse floors shall be stepped back a minimum of an additional five (5) feet from the level below, so as to create a noticeable datum or roofline at the top of the seventh (7 th ) floor. (Note that the penthouse is measured with respect to the level below, not to the street-facing property line.) Side Setbacks Side setbacks occur at interior lot lines perpendicular to streets, in particular at the boundary with Lots 11 and 20. Along Lot 11 and between any new buildings created within Lot 1, there is no minimum or maximum side setback; zero lot line setbacks are permitted. Along Lot 20, a zero (0) foot side setback is allowed within forty (40) feet of the property line at Park Avenue; farther back from the street, a minimum five (5) foot side setback shall be provided along Lot 20. Rear Setbacks Rear setbacks occur at the boundary of Lot 1 with Lots 16 through 20. The minimum rear setback from Lots 17, 18, 19, and 20 shall be equivalent to a line extending twenty-five (25) feet back from and parallel to the line of Lots 18, 19, and 20. There shall be no minimum rear setback from Lots 16; a zero lot line setback is permitted. SEPARATION BETWEEN BUILDING BAYS A minimum of fifty (50) feet separation shall be provided between opposite sides of residential structures at the interior of the Lot 1, in order to provide light and air to residential units facing the interior of the lot. 16

20 Parking & Loading PARKING RATIOS This plan recognizes the area s proximity to the excellent transit service at the Hoboken Terminal, as well as the walkable nature of downtown Hoboken, with housing, retail, and civic services very close at hand. 2 Accordingly, the amount of land devoted to off-street parking is restricted. Residential Parking Ratios The minimum parking ratio for residential uses shall be 0.75 spaces per unit and the maximum parking ratio shall be 1.0 spaces per unit. Non-Residential Parking Ratios No off-street parking is required for any retail or other non-residential uses. PARKING ACCESS All residential parking spaces shall be provided off-street in a common facility that is available for shared use by tenants, visitors and the general public. A key-operated tenant-only elevator may be provided for security purposes. Garage entries and driveways are prohibited on Observer Highway. PARKING LOCATION AND SCREENING All off-street parking shall be in structured parking underneath buildings or landscaped courtyards; open surface parking is prohibited. Along the Willow Avenue and Park Avenue frontages, any at-grade or above-grade structured parking shall be located behind active uses, as described further below. Along Observer Highway, greater flexibility in terms of screening at-grade or above-grade parking is permitted. Parking Levels along Willow and Park At-grade or above-grade parking is permitted to extend to the front setback (minimum 3 feet from property line) along Willow or Park Avenues only between zero (0) and four (4) feet above grade. The pattern of any garage windows openings (between 0 and 4 feet above grade) shall align vertically with the pattern and/or spacing of residential bays and windows above. Windows shall be glazed and translucent, but not transparent or tinted. Decorative metal grilles maybe used in combination with glazing on garage openings 2 The walkable and highly accessible nature of Hoboken is reflected in its residents travel behavior. The 2000 Census showed that 57 percent of the City s population commutes to work by public transportation. Furthermore, about 38 percent of the households in Hoboken do not own a car, and 48 percent own only 1 car. These figures are Citywide averages; on a site that is only five blocks from the Hoboken Terminal, lower automobile reliance may be expected. 17

21 Any parking areas above four (4) feet above grade shall be fully hidden behind primary or secondary permitted uses. Such uses shall be at least 30 feet deep. Figure 6, Parking Screened by Housing, depicts a first level of housing used to screen parking areas. Parking Levels Along Observer Highway At-grade or above-grade parking is permitted to extend to the front setback (minimum 3 feet from property line) along Observer Highway only between zero (0) and four (4) feet above grade. The pattern of any garage windows openings (between 0 and 4 feet above grade) shall align vertically with the pattern and/or spacing of residential bays and windows above. Any parking areas more than four (4) feet above grade shall be screened from view using one of the two options described below. Figure 6: Parking Screened by Housing 18

22 Option 1: Screening with Primary or Secondary Active Uses Exposed parking areas shall be screened with primary (residential) or secondary (retail or other nonresidential) permitted uses, similar to the approach described above. Residential uses shall have a first level finished floor grade of between two (2) and four (4) feet above grade. For non-residential uses, as described above under Secondary Permitted Uses, the first level finished floor grade shall be between zero (0) and four (4) feet above grade. Option 2: Screening with Architectural Treatment Exposed parking areas along Observer Highway shall be articulated according to the following standards: The façade shall be broken into 20 to 50 feet structural bays, using elements similar to those established for Building Massing, set forth in a section below. The parking level shall be designed to read as a base to the building, using glazed windows and other elements similar to those established for Building Massing, set forth in a later section below. Windows shall be glazed and translucent, but not transparent or tinted. The façade shall disguise any ramps or sloping levels of the parking garage so that they appear level. The façade shall use the same type and quality of materials as the residential portion above. The pattern of garage window openings shall align vertically with the pattern and/or spacing of residential bays and windows above. Exceptions An exception to the screening requirement is made for garage entrances and exits, which are permitted to be fully exposed to street-facing frontages along Willow and/or Park Avenues. Garage entrances / exits and garage curb cuts shall not exceed twenty (20) feet in width. No more than one garage entrance or exit, and accompanying curb cut, shall be provided on each of the three surrounding streets. Garage entrances / exits and driveways are prohibited on Observer Highway. Bicycle Storage Each building shall provide secure a lockable storage room for residents bicycles within the building. 19

23 LOADING There is no requirement for loading spaces for residential or non-residential uses. Off-street loading areas are prohibited. Trash and recycling storage areas shall be enclosed and located a minimum of 10 feet from any street or property line. Design Standards BUILDING MASSING Horizontal Massing: Base, Middle and Top In order to minimize the impacts of building bulk and height, building facades adjacent to streets shall provide for a differentiated building mass consisting of a base, middle, and top, as follows: Base Middle Top The base of the building shall be defined on the first one or two levels. The base of the building shall be detailed in order to relate to pedestrians on the sidewalk. To visually ground the building, the base of the building should appear heavier than the upper levels, through materials and material dimensions. For example, stone or masonry block appear heavier than brick or wood. The middle of the building shall be distinguished from the base and top by horizontal belt courses or cornices; and/or changes in material, masonry or fenestration pattern. The top of a building shall be defined as the top floor or the roofline. The roofline of the building shall be emphasized with a parapet wall and/or balustrade or deep cornice with a minimum 8-inch projection. Vertical Massing: Bays The facade plane of the building shall be broken into 20 to 50 foot-wide vertical bays. Bays shall be distinguished through elements such as columns, pilasters, gutters or expansion joints, changes in facade plane, size and rhythm of window spacing, pattern of balconies, and/or variation in surface material and pattern. The vertical bays should extend through all above-ground stories of the building, including parking levels, but may exclude any upper stories that are set back at least ten feet from the primary facade plane. 20

24 The pattern of any retail or other non-residential façade areas should relate to the building s vertical bay pattern. Balconies Simulated or Juliette balconies (or balustrades) are permitted. Juliette balconies shall be of open metalwork, guarding a fully-functional exterior door, and shall be detailed to match any other true, recessed balconies in the same facade. Balconies over two (2) feet in depth (measured perpendicular to the façade plane) that face a public street shall be entirely recessed within the primary façade plane. Balconies and terraces are encouraged for units that face the interior of the building. BUILDING TRANSPARENCY Entries Residential Entries A minimum of one building entrance leading to upper-level units shall be provided on each of the three bounding streets. These shared entries shall be located directly along and facing the street. Alternately, shared residential entries may be located off a major courtyard with frontage onto one of the three bounding streets. The courtyard shall be at least fifty (50) feet in width (measured perpendicular to the street), attractively landscaped and well-lit. In addition, at least one-half of any first level residential (i.e., primary uses) units facing Willow Avenue shall have individual unit entrances onto the street, with stairs and stoops leading up to the finished floor elevation. Stairs and stoops to first level residential units shall project perpendicularly from the street-facing façade. Non-Residential Entries Each of any non-residential businesses (i.e., secondary uses) or spaces shall have its own individual entrance from the sidewalk. Mall-style interior entrances are prohibited for these uses. Design Building entries shall be clearly visible and distinguished from the rest of the front facade through projections, recessions and/or material changes. The distinguishing features of such entries should be vertically articulated through all levels of the building. Windows Window size and proportion are allowed to vary in order to complement a variety of building styles. The percent of the façade area of each level of buildings devoted to windows shall be as follows. First Level Windows For a non-residential uses, storefront-style plate glass windows shall occupy at least 70 percent of the façade area 21

25 For residential uses or parking areas disguised with architectural detailing, residential windows shall occupy at least 40 percent of the façade area Upper-Level Windows Along Observer Highway and along Willow and Park Avenues within 100 feet of the Observer Highway frontage, windows shall occupy at least sixty (60) percent of the residential portion of the façade area. Along Willow and Park Avenues, more than 100 feet from the Observer Highway frontage, windows shall occupy at least thirty (30) percent of the residential portion of the facade area. MATERIALS The following material requirements apply to all façades. Stone, masonry, brick, wood, and glass, as well as cast iron, steel, aluminum and other types of metal are preferred primary materials for façades. However, no more than three different materials should be used as primary materials on the building facade. Security grates, access panels, and garage window grilles should be enlivened with artwork, decorative tiling or ornamental ironwork where possible. Materials should be extended around corners and extensions in order to avoid a pasted-on appearance. All building facades adjacent to or easily visible from a public street, walkway, or open space should exhibit the same degree of architectural detailing as the building s adjacent facade. Reflective or tinted glass is prohibited. Signage The following apply to signage for any non-residential (secondary) uses: Building design shall provide a logical space within the first level, above any retail or commercial storefronts, doors, or windows, for retail signage. Signage shall be placed so as not to obscure the structural or architectural elements of the building. Building-mounted signs shall only display information about the businesses or residences located on the property. Internally illuminated signs shall not have a white or light-colored background or signboard. Sign illumination shall not cast light into residential windows Freestanding signs are prohibited. Other regulations pertaining to signs shall be pursuant to Article IX of the City of Hoboken Zoning Ordinance, as specifically provided for the City s residential zones. 22

26 Green Architecture ROOFTOP DECKS & LANDSCAPING All rooftop areas shall be designed to meet one of the following two requirements: Be designed to be LEED-qualified. LEED goals for roofs include reducing the heat island effect and minimizing impervious surfaces. Provide resident access and landscaping as follows: o o Between 25 and 50 percent of the rooftop area shall be devoted to deck areas accessible to all building residents; The remainder of the roof area shall be attractively landscaped to provide a visual amenity and to provide shade and insulation for the building below. LEED CERTIFIABLE-DESIGN It is highly recommended that buildings be designed so as to achieve Certified LEED status or higher (i.e., Certified, Silver, Gold or Platinum) as determined in accordance with the U.S. Green Building Council s Leadership in Energy and Environmental Design (LEED) Green Building Rating System. (see 4D. Streetscape Improvements All existing above-ground utility wires and facilities shall be relocated underground, and any new utility wires shall be located underground Where existing trees do not exist, street trees shall be planted, at approximately 30 feet on center, along the curbside edge of the public sidewalk on the three bounding streets. Exceptions to the 30-foot spacing are allowed for curb cuts to parking areas and lobby entrances. Bicycle locks shall be provided outdoors at each shared building entry, within 20 feet building entrances. Bicycle locks may be located on public streets or within building setbacks. 23

27 5. REDEVELOPMENT ACTIONS The Redevelopment Plan provides for a number of actions in support of the overall plan objectives: 5A. Properties to be Acquired To implement this redevelopment plan, the City of Hoboken intends to exercise its option to reacquire Lot 1 from the Hudson County Improvement Authority. Should Lots not be privately improved in accordance with this redevelopment plan, the City reserves the right to acquire same. 5B. Other Actions In addition to the demolition, new construction and acquisition described above, several other actions may be taken to further the goals of this plan. These may include, but shall not be limited to: Clearance of abandoned, deteriorated, obsolete structures or uses or structures, or remains of structures, on underutilized land areas, where necessary. Construction of new structures or other improvements. Provisions for public infrastructure necessary to service and support new development. Environmental remediation. Vacation of public utility easements as may be necessary for redevelopment. 5C. Relocation Implementation of the Redevelopment Plan may require the displacement and relocation of uses located within the redevelopment area. The City will comply with the requirements of the New Jersey State relocation statutes and regulations as applicable, and will provide all benefits and assistance required under the statute. 5D. Linkages The plan recognizes that the redevelopment area provides opportunities to develop supportive linkages to areas of Hoboken surrounding the redevelopment area. Uses in the neighborhoods adjacent to the redevelopment area include residential, commercial and industrial developments. Hoboken s primary commercial district is located a short distance from the redevelopment area. These areas will provide services for the residents of the new development, as well as residential and worker populations that will potentially utilize any commercial uses located within the redevelopment area. In addition, a range of public transportation options are provided within walking distance of the redevelopment area at Hoboken Terminal and at bus stops on Observer Highway and Washington Street. The proximity of the redevelopment area to public transportation and major roads will enhance its attractiveness to prospective redevelopers. 24

28 6. RELATIONSHIP TO OTHER PLANS 6A. Relationship to Master Plans of Adjacent Municipalities The City of Hoboken is bordered by three New Jersey municipalities: Jersey City, Union City and Weehawken. None of these communities directly abuts the redevelopment area. Redevelopment of the area consistent with Redevelopment Plan goals will not have any adverse impact on adjacent municipalities. 6B. Relationship to the Hudson County Master Plan The City of Hoboken is located in Hudson County. The Hudson County Master Plan was adopted in February The General Goals of this plan are as follows: To improve the overall quality of life in Hudson County. To provide for the economic revitalization of the County s commercial and industrial base. To preserve the character of existing well-established neighborhoods. To improve the transportation network. To increase the tax base. The Hudson County Master Plan is therefore substantially consistent with the City s efforts to revitalize the redevelopment area, as expressed in the Redevelopment Plan. 6C. Relationship to the State Development and Redevelopment Plan Among the State Plan s intentions is to revitalize the state s existing urban areas by directing growth and development to those areas. On the State Plan Policy Map, the redevelopment area is located in the Metropolitan Planning Area, which is identified in the State Plan as an appropriate location for much of the State s new growth. By virtue of its excellent access and prominent location, the area is by all measures an appropriate location for new growth. The redevelopment plan will facilitate growth in this area. The Redevelopment Plan is intended to foster the redevelopment of a small but underutilized portion of Hoboken. It is the goal of the Redevelopment Plan to place into productive use less than fully productive lands and structures. In particular, the redevelopment effort will focus on the redevelopment of an underutilized area consistent with the goals, strategies and policies of the State Plan. 25

29 7. GENERAL PROVISIONS 7A. Easements No building shall be constructed over a public easement in the redevelopment area without prior written approval of the Engineer of the City of Hoboken. 7B. Site Plan and Subdivision Review Prior to commencement of construction, site plans for the construction and/or rehabilitation of improvements within the redevelopment area, prepared in accordance with the requirements of the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.), shall be submitted by the applicants for review and approval by the Planning Board of the City of Hoboken so that compliance with the Redevelopment Plan can be determined. Any subdivision of lots and parcels of land within the redevelopment area shall be in accordance with the requirements of this Redevelopment Plan and the subdivision ordinance of the City of Hoboken. No construction or alteration to existing or proposed construction shall take place until a site plan reflecting such additional or revised construction has been submitted to, and approved by, the Planning Board. This pertains to revisions or additions prior to, during and after completion of the improvements. 7C. Adverse Influences No use or reuse shall be permitted which, when conducted under proper and adequate conditions and safeguards, will produce corrosive, toxic or noxious fumes, glare, electromagnetic disturbance, radiation, smoke, cinders, odors, dust or waste, undue noise or vibration, or other objectionable features so as to be detrimental to the public health, safety or general welfare. 7D. Non-Discrimination Provisions No covenant, lease, conveyance or other instrument shall be affected or executed by the City Council of the City of Hoboken or by a developer or any of his successors or assignees, whereby land within the redevelopment area is restricted by the City Council of the City of Hoboken, or the developer, upon the basis of race, creed, color, or national origin in the sale, lease, use or occupancy thereof. There shall be no restrictions of occupancy or use of any part of the redevelopment area on the basis of race, creed, color or national origin. 26