In what may be the single largest leap forward so far in the development of the former Military Ocean Terminal, commissioners of the Bayonne Local Redevelopment Authority authorized agreements with four developers for portions of four development districts.
Perhaps the most significant to Bayonne taxpayers is the $81 million agreement with Bayonne Bay Ltd that would construct almost 725 condominiums and more than 500 townhouses on about 25 acres in the Bayonne Bay section of the former base in five construction phases.
This agreement replaces one abandoned by H. R. Horton in June, and according to BLRA Executive Director Nancy Kist, will generate $109 million from land sales when combined with an early agreement for rental housing with Trammel Crow earlier this year.
Bayonne Bay Developers LLC is a subsidiary of Atlantic Realty, which has several other large projects under construction in New Jersey, including a Transit Village project in Secaucus.
Jack Halpern, president of Bayonne Bay, said he was thrilled and said the project would provide a wide mix of units, sales and rentals. Each phase would be implemented as market conditions allowed.
BLRA Member and City Council President Vincent Lo Re called this “an important milestone” for Bayonne.
“We know where we were, where we are and where we’re going,” he said.
“Bayonne Bay Developers put forth a first rate proposal that mirrored our vision for the Bayonne Bay district,” said BLRA Chairman Howard Fitch. “And they posses the financial strength, technical expertise and creative vision to turn their proposal into a reality.”
Went back to the well of proposals
Bayonne Bay LLC was among ten development groups to submit proposals for the Bayonne Bay section last year. Earlier this year, the BLRA named a partnership of H.R. Horton and Trammel Crow as the tentative developers. In June, just prior to an agreement being signed, Horton withdrew, leaving the BLRA to revisit previous proposals.
Kist said that many of the proposals offered for the Bayonne Bay section featured elements that were better suited to other sections as laid out by the redevelopment plan.
This allowed the BLRA to give tentative approval to two other firms, Boraie Development LLC to develop part of The Landing District, and Taylor Real Estate Development Corp LLC to develop a portion of The Landing District and a portion of the Loft District.
The redevelopment plan established six districts, each with its own land use characteristic, and development densities, although envisioned as working together the way neighborhoods work together elsewhere in the city. The Bayonne Bay district is envisioned as a residential development centered on nearby water views and open space.
Kist said the proposals by Boraie and Taylor better fit the districts farther out on the Peninsula.
Boraie gets to develop most of The Landing
Boraie’s proposal she said fit with what was envisioned for the landing section, which is seen as “the meeting place” for the peninsula with retail, entertainment, and leisure activities near the water.
“The concept Boraie gave us was a better fit for the Landing,” Kist said.
Boraie was named conditional redeveloper for four of the five sections of the Landing District, opening discussions over the next few months aimed at hammering out a definitive agreement possibly as early as next February.
Under the terms of the agreement, Boraie will be allowed to build about 600 units of housing as well as commercial, retail and hotel space on about seven acres of land.
“We are here to do the work and it will be well done,” said Omar Boraie, one of the principle partners. “We like being a part of Bayonne.”
Taylor will rescue part of Bayonne’s past
For Taylor Real Estate Development Corporation President Bob Mazzuoccola, a conditional redevelopment agreement to develop in a portion of the Landing District and a portion of the Loft District is a little like coming home.
Mazzuoccola was born in Bayonne Hospital and his family once lived on 36th Street in Bayonne.
The Taylor proposal has the unique feature in that it will incorporate two of the largest existing buildings into its designs, saving for posterity some the rich history of the military base.
These two buildings were constructed to be bomb-proof, said BLRA Commissioner Henry Sanchez.
“It would cost millions to demolish them,” Sanchez said, although – after having worked at the base for decades – he said he was relieved that they would survive as a legacy to the past.
Taylor’s proposal would use about 14 acres which would convert the two buildings to mixed use facility featuring residential and commercial space, and would also construct a 22-story residential tower.
In what amounted to a friendly challenge to other developers, Mazzuoccola said he believed his company would have units on the market first, partly because they were converting two of the buildings rather than constructing them from scratch.
Fidelco will present project to the Planning Board this month.
Representatives from Fidelco, who received two approvals at for the Harbor Station District, took up Mazzuoccola’s challenge, since Harbor Station North – the first part of their project is slated to go before the Planning Board later this month.
In the first of two actions with Fidelco, the BLRA approved a project development agreement for Harbor Station North that would allow the company to build 447 housing units that includes a mixture of condominium flats, townhouses and stacked townhouses as well as 10,000 square feet of retail space. Fidelco will pay the BLRA $21 million for the land.
Harbor Station District is the portion of the MOTBY closest to existing residential Bayonne, and is bordered on the west by Route 440. Included in Harbor Station North links will consist of mid-rise housing, retail space, and park space adjacent to the 45th Street light rail station.
In a section action, the BLRA approved a letter of agreement that modified terms of an earlier agreement with Fidelco for Harbor Station South.
Harbor Station South – which is expected to move ahead after Harbor Station North is substantially completed would provide transit connections to the light rail station at 33rd street, development of a town square, and new civil and recreation facilities along with residential development.
In a statement released after the vote, Bayonne Mayor Joseph Doria, hailed the agreements as a boon for the City.
“The development planned for The Peninsula will create hundreds of jobs for Bayonne residents and tax relief for Bayonne’s homeowners,” Doria said. “The successful negotiation of these development agreements is a giant step forward toward a more prosperous Bayonne.”