The Zoning Board voted 7-0 last Thursday night to deny 23 variances a developer sought in order to demolish an old factory and build anew.
A surprised contingent of artists and small business owners from the Neumann Leathers buildings celebrated as the unanimous vote came down shortly after midnight. The decision concluded a series of eight meetings that brought out numerous expert witnesses for both the applicant, Trammell Crow Residential, and the objectors, the Neumann Leathers Tenants Association (NLTA).
Trammell Crow planned to build a five-story residential building with a pedestrian plaza, ground floor retail, and a separate and donated artists’ building, but could not persuade the board that they should be exempt from city zoning regulations for the triangular section of land that lies on Observer Highway between Newark Street and Willow Ave.
Objections sustained
Tom Newman, a cabinet maker and chairman of the NLTA, who is also a former councilman, spoke before the board about the light industrial businesses that make up 75 percent of the workforce in the buildings.
Artist Tim Daly spoke on behalf of the artists and musicians who make up the other 25 percent of the employment base.
Chris Mehos, owner of Systems Group in Neumann Leathers, also spoke. His company designs and constructs sets for television shows, like the set they recently built for the Major League Baseball Network broadcast center in Secaucus.
He said the space he operates in at the factory is “too unique” as a business incubator to tear down. His company, like others there, has made significant upgrades to their facilities on site over the years and would not be able to find similar work space any where else in Hoboken.
Systems Group tried to find space elsewhere, but places like the Monroe Arts Center “didn’t have what we needed,” he said. The Monroe Arts Center, one of the only other remaining artist space providers in the city, recently filed for bankruptcy.
Compelling commentary during the public portion came from former City Council President Richard Del Boccio, who said that now would be the worst time to eliminate the jobs that exist in the numerous old factory buildings.
“Here [at Neumann Leathers] we have an opportunity to keep industry in Hoboken,” Del Boccio said. “Very, very few opportunities remain. If there’s ever a time to keep jobs in the city, it’s now.”
Later resident Ines Garcia-Keim told the board that she came on behalf of her eight year old son who, in the future, wants to record his first record at one of the music studios that have been built on site.
But NLTA attorney Ira Karasick asked the board to put emotion aside and weigh the facts: had Trammell Crow proved the need to stray from the zoning guidelines that regulate development in that part of the city?
Surprising to many, the seven voting members were unanimous in their response, although some left the door open for future demolition.
Board in agreement, but…
Members of the board who spoke cited different reason as to why Trammell Crow did not convince them.
Commissioner James Perry said he feared Hoboken would lose the “creativity and diversity” in workforce that Neumann Leathers provides.
New commissioner and City Council candidate Michael Novak, who owns an environmental consulting firm, said he wasn’t convinced the site contamination – mercury and other contaminants were found – was as bad as the applicants made it sound.
Chairman Dominic Lisa and Commissioner Joe Crimmins said the buildings need to come down, but not in this case.
“As much as I would like to see the building go down, I don’t think the board should support these variances.”
Commissioner Randall Underwood simply said, “It’s a historical building in Hoboken.”
Non-voting board member Tony Soares agreed with Karasick that the criteria for variances hadn’t been met.
Now what?
After the vote, Rich Murphy of Trammell Crow said his team will regroup and decide whether or not to appeal the decision.
“We beat off the doomsday Trammell Crow plan, but there’s work to be done.” – Tom Newman
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“[The board] had hesitations and trepidations,” he said, adding: “The onus is on us now – and the city council – to move forward with a positive plan. We beat off the doomsday Trammell Crow plan, but there’s work to be done.”
Timothy J. Carroll may be reached at tcarroll@hudsonreporter.com.