Calling it “discriminatory, unfair and unlawful,” a group of warehouse owners in the city’s would-be artist district have taken steps to block changes to the city’s zoning plan.
The proposed zoning amendments would forbid industrial or office uses of property in the warehouse area south of Newport, and instead allow only for the buildings to be partially for artists and partially for market-rate housing. But property owners would like the option of having offices in that part of town.
In the years since the city formally adopted the “WALDO” (Work and Live District Overlay) zone for artists in 1996, the value of the area has skyrocketed. The building owners now view the relics of Jersey City’s industrial past as prime spots for office space or “cyber hotels” – essentially housing for massive computer servers.
“WALDO,” said property owner Robert Lehrer, referring to the artist housing last week, “was sold to us as an optional alternative, but is now being forced upon us as a restrictive, exclusive and mandatory use.” Lehrer, the principal owner of a building at 350 Warren St., and a group of other owners have filed a “notice of protest” against the city that could require two-thirds of the City Council to approve the zoning changes.
It’s unclear whether the city would still take up the rest of the ordinance and leave out the WALDO section. Planning Board counsel Bill Netchert noted that the action by the owners could require six of nine council votes to approve the entire ordinance, which includes changes for zoning all over town.
In his address to the Planing Board Tuesday, Lehrer took note of the completion of Washington Blvd., connecting Harborside to Newport, hotels, Avalon Cove, Portofino and the scores of financial firms that now call Jersey City home.
Only one building there, 111 First St., houses artist space, but the head of ProArts, Charles Kessler, a proponent of WALDO, is seeking space in the 110 building and another yet-unnamed space.
The new zoning would allow the following: artists’ studios; buildings containing 51 percent “board certified” artists and 49 percent market-rate housing; schools limited to the instruction of the arts; and parking lots and garages to be used by WALDO tenants.
Mayor Bret Schundler has been a major proponent of the plan, and he had envisioned a flourishing artist community taking hold in the area. But others fear the district’s promise may never come to fruition.
“WALDO is a myth,” said Lehrer, “perpetrated by a few artists who want the area kept for their own use and development.” He noted that the 111 First St. building is the only one to house artists. “Is that what anyone would call an art district?” he asked. “I don’t think so.”
But Planning Board Chairman Jeff Kaplowitz, in a later interview, disputed the owners’ grievances.
“Sometimes,” he said, “you need zoning in place to say this is the best use of the property.”
“WALDO was a good idea in 1994,” Lehrer contended Tuesday. “Today it is an unnecessary burden and impediment.”
Hang on, slopey
Most of those familiar with the overhaul of the existing ordinance applauded it, though some Heights residents continue to work for restricted rules on construction near the Palisade Cliffs. That “steep slope” section of the plan got shelved this week from the overall ordinance. It will not be considered until 30 days from Tuesday, as the board chose to put the matter on hold after some residents like Riverview Neighborhood Association President Vito Brunetti protested against the zoning.
Clif Steinbring, who is spearheading groups interested in preserving views of the rocky outcropping, wants to see lower densities, buildings constructed further from the base and top of the cliffs, and a sliding provision that would leave room between the top of the buildings and the top of the cliffs.
“I think the specific items and issues are being negotiated in good faith, and there’s definite progress,” he said. Of the question of getting the matter resolved: “I think it can be accomplished in a short amount of time.”