Clarke Caton Hintz Architecture Planning Landscape Architecture To: From: City of Hoboken Planning Board Michael Sullivan, ASLA, AICP Elizabeth McManus, PP, AICP, LEED AP MEMORANDUM Re: Revisions to the Southwest Area Redevelopment Study (January 5, 2012) 100 Barrack Street Trenton NJ 08608 clarkecatonhintz.com Tel: 609 883 8383 Fax: 609 883 4044 Date: February 27, 2012 Four revisions to the Southwest Area Redevelopment Study were identified and discussed at the February 24, 2012 Planning Board Hearing. The revisions are minor corrections to the report and do not represent substantive amendments. The below list identifies each revision and location in the report. Enclosed with this memo is each revised page as well as the Southwest Area Redevelopment Study, dated January 5, 2012, which incorporates each of the below items. 1. Page 44 (Property 14): The map at the top of the page is revised for consistency with the report text; the label, Lot 2 is corrected to state Lot 3. 2. Page 62 (Property 19): The map at the top of the page is revised for consistency with the report text; the label, Building 4 is corrected to state Buildings 5-7. John Clarke, FAIA Philip Caton, FAICP Carl Hintz, AICP, ASLA John Hatch, AIA George Hibbs, AIA Brian Slaugh, AICP Michael Sullivan, AICP 3. Page 93: The list of properties recommended for inclusion in the redevelopment area is corrected for consistency with the Recommended Redevelopment Area map on page 94 of the report. The bullet point referring to Property 19 at the bottom of the page is corrected to state Part of Property 19 (Buildings 5-7): Block 6, Lots 1 through 7. The bullet previously stated Property 19 (Building 4): Block 6, Lots 1 through 7. 4. Page 97: The Recommended Rehabilitation Area map is revised to correctly reflect the report text which indicates the entirety of the study area (streets and tax blocks), as well as properties, are included within the recommended rehabilitation area. Please do not hesitate to contact this office with any questions you may have. C. Brandy Forbes, AICP, PP, Director of Community Development Annette Chaparro, Planning Board Secretary Ron Morgan, Esq., Planning Board Counsel (Parker McKay) Andrew Hipolit, PE, CME, PP, Planning Board Engineer (Maser Consulting,) John Hatch, AIA (Clarke Caton Hintz) Howard Cohen, Esq. (Parker McKay) Craig Hermann, PE, CME, PP (Maser Consulting) W:\5000's\Hoboken\5934_Hoboken SW Redevelopment Study\120223 Revised Final\120227 Memo.docx
SECTION 7 : APPLICATION OF CRITERIA TO THE STUDY AREA PROPERTY 14 ADDRESS: 3-5 Henderson Street BLOCK: 139.1 LOT: 3 OWNER RCD Enterprises, LLC 1 Henderson St. Hoboken, NJ 07030 LOT 3 APPLICABLE REDEVELOPMENT CRITERIA: NONE DESCRIPTION This irregularly shaped lot (approximately a triangle) fronts onto Henderson Street and provides access to several lots and parking lots that front onto Newark Street. It is.26 acres. The lot contains several structures, including a two story brick structure and a one story concrete block structure. The brick structure has most recently been used as an office, although vacant as of the writing of this report. The one story concrete block building is without windows and has a loading dock and a steel entry door facing Henderson Street. It is used as accessory storage. As an accessory storage building, the lack of windows do not negatively impact the working conditions created by the building. The building uses are permitted in the I-2 district. PROPERTY LOCATION 44 HOBOKEN : SOUTHWEST AREA REDEVELOPMENT STUDY JANUARY 5,2012
SECTION 7 : APPLICATION OF CRITERIA TO THE STUDY AREA PROPERTY 19 ADDRESS: Jackson Street BLOCK: 6 LOTS: 1 through 29 LOT 7 LOT 6 LOT 5 LOT 4 LOT 3 BUILDINGS 5-7 LOT 2 APPLICABLE REDEVELOPMENT CRITERIA: LOT 1 D BUILDINGS 5 THROUGH 7: LOTS 1 THROUGH 7 Fronting on Newark Street at the southwestern gateway from Jersey City, this is a series of one -story buildings that are physically connected to the other buildings on the block and owned by the same entity (the building on Lot 5 extends into Lots 9 and 10). The structures are occupied by auto repair contracting, building contractor management and metal working businesses, which are permitted in the I-2 district. Although unattractive, the structures are in fair to good condition, structurally. These are active businesses with parking, loading and access directly from Newark Street. The building configurations and locations appear to be consistent with many of the industrial buildings in the district. PROPERTY LOCATION 62 HOBOKEN : SOUTHWEST AREA REDEVELOPMENT STUDY JANUARY 5,2012
SECTION 8 Consideration of the Redevelopment Area Twenty-six (26) of 35 (74%) of the properties identified in the Study Area satisfy the criteria for a determination of an area in need of redevelopment, based on an examination of the site and building conditions, or are recommended to be included in one or more redevelopment areas to ensure the effective redevelopment of the properties which do meet the criteria. These properties consist of 4.7 acres, which represents 26.7% of the property acreage within the Study Area. This comprises groupings of lands that would form a cohesive redevelopment area. Of the 26 properties recommended for inclusion in one or more redevelopment areas, 12 properties, consisting of 1.48 acres, satisfy the redevelopment criteria. The criteria found to be applicable to the Study Area include criteria A, B, and D. The majority of properties found to meet the criteria meet criteria B and/or D. Private interests have proceeded with redevelopment proposals in the Study Area, related to individual properties, in an ad hoc manner, through the Zoning Board of Adjustment. However, these are piecemeal and unreliable in their outcome, lacking in any comprehensive planning that could balance the need to address the deleterious conditions with private property rights and overall civic interests. With the tools afforded to Hoboken through the Local Redevelopment and Housing Law, such a comprehensive approach can be undertaken. Therefore, it is recommended that the Study Area, as modified within this preliminary report, be designated an Area in Need of Redevelopment pursuant to the NJ Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-1 et seq.). The properties recommended for inclusion in the redevelopment area include the following: Property 2: Block 3, Lots 1.1 and 2 Property 3: Block 3, Lots 3 through 6 Property 4: Block 3, Lots 8 and 9 Property 5: Block 3, Lots 10 and 11; Block 3.1, Lot 1 Property 6: Block 3.1, Lot 2 Property 7: Block 3.1, Lot 3 Property 9: Block 3.2, Lots 6 through 9 Property 10: Block 3.2, Lot 10 Property 11: Block 3.2, Lot 11 Property 12: Block 3.2, Lots 12 and 13 Property 13: Block 3.2, Lots 13 and 14; Block 139.1, Lots 1 and 2 Property 14: Block 139.1, Lot 3 Property 16: Block 8.1, Lot 1 Part of Property 19 (Buildings 5-7): Block 6, Lots 1 through 7 Property 20: Block 9, Lot 6 Property 24: Block 12, Lot 9 Property 25: Block 12, Lot 8 Property 26: Block 12, Lot 10 Property 27: Block 12, Lot 11 Property 28: Block 12, Lot 12 Property 29: Block 12, Lots 1 through 7 and 12 through 18 Property 30: Block 14, Lot 1 Property 31: Block 23, Lot 1 Property 33: Block 11, Lots 1, 2 and 3 (including Lot 2 B01 and B02 billboards) Property 34: Block 11, Lots 4 through 8 Property 35: Block 11, Lot 9 93
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