With undeveloped land becoming increasingly rare near the Hudson River waterfront, Hoboken developers continue to look west. One developer met with a council subcommittee this past Thursday and is offering to build a park “as soon as possible” if the city lets them erect a four building, six-story residential complex on land they already own.
Michael Sciarra of Ursa Development proposed the park, as well as the residential/retail buildings, to be built at 13th Street between Madison and Monroe, where a warehouse that Sciarra owns sits now.
The name Ursa may sound familiar to those who follow development in town, as they were one of the developers designated years ago to build housing in the Northwest Redevelopment Zone. They were later chosen by the city to develop eight blocks in the Western Edge Redevelopment Zone, but that development never happened. Activists blocked the plan with a 2008 lawsuit, saying it didn’t include enough green space and that there were problems with the selection of developers. In 2008, an Appellate Court upheld a lower court’s decision that declared the city’s deal with Tarragon/Ursa “arbitrary and capricious” and in violation of the State Redevelopment Law.
Forbes said the city must first review all components of the plan.
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Sciarra said last week that the pool would have been built if Hoboken enacted a redevelopment plan.
For now, the development, as well as the pool, remains stalled. The city has been reformulating a plan for the Western Edge, and will once again go out to bid to potential developers.
“I waited four years to build that community center and pool and the town never enacted a redevelopment plan,” he said.
But Ursa is promising two new givebacks if the city lets them build the new housing: 50,000 square feet of open space, as well as 50 units of affordable housing.
The recreational space would be built first and deeded to the city for free, according to Sciarra. He said in a best-case scenario for him, the park could be completed by the summer 2011, but he recognizes that it may take longer.
Thursday meeting
Ursa presented the plan to the city’s Development Subcommittee, headed by Councilman Tim Occhipinti, in an Economic Development and Open Space Acquisition meeting on Thursday.
In exchange for the park, Sciarra’s property on 13th and 14th streets between Madison and Jefferson would be brought into the Northwest Redevelopment Zone, so Ursa can build residential buildings there. Currently, the area is zoned for non-residential use.
Ursa’s park proposal, as presented to the subcommittee, would place the athletic fields on 11th Street between Madison and Monroe. The proposal also calls for four six-story residential buildings including 50 affordable housing units with at least one story of retail and parking in the area of 13th and 14th streets between Madison and Jefferson.
A 10,000 square foot open space area would also adjoin with the 14th Street Viaduct Park currently under construction by the county. According to officials, the construction of the 14th Street Viaduct and park space underneath will be completed by 2014.
A home run?
Sciarra compares his proposal to “a high curve ball” being lobbed to City Hall. But Hoboken appears to be not ready to swing at his pitch just yet. All redevelopment matters in the city require several steps.
Community Development Director Brandy Forbes said that the city must first review all components of Ursa’s plan to make sure “what [the city] is looking at would be appropriate.” She could not comment on any potential merits or drawbacks to the plan because it is still in its infancy.
Mayor Dawn Zimmer, who first became involved in city issues because of a redevelopment proposal in the southwest part of town, was asked last week about her feelings on the proposal or the possibility of a swimming pool being replaced by the proposed park.
“My priority is to ensure that the city has qualified redevelopment counsel [in other words, an attorney to handle redevelopment issues] so that the community gets the givebacks it deserves through the redevelopment process,” she said in a statement. “I urge the City Council to approve the redevelopment counsel contract on the agenda this week.”
A tradeoff
“I believe the city has a great need for recreational space because there’s no place for these kids to play,” Sciarra said. “[A park that the city is planning for] 16th Street is a terrible location and it’s not ready. This is much closer to everyone’s home. It’s a big square field.”
Sciarra said he hopes the project would be a “partnership between the local government and the business community.”
Sciarra said he believes it’s tougher to get things done now because of “the polarization of local politics.”
With six of the nine City Council positions up for election this May, Mayor Dawn Zimmer’s allies and opponents on the council have been fighting during meetings.
“They’re creating a situation where it’s difficult to get anything accomplished,” Sciarra said. “We need to try to work together to create projects that benefit the community. The greatest project is recreational space; that’s what the town needs desperately and there’s nothing on the horizon. We own the land and we can work now diligently toward getting it done.”
Western side of town receiving attention
Several redevelopment studies for the west side of town are in different stages of completion.
A new Southwest Redevelopment study is due to the council within the next few weeks. The study, which was awarded to Clarke Caton Hintz in late June 2010, was expected to be presented to the council in January, but has been delayed.
The Western Edge plan, which has been formally introduced and withdrawn twice already, is a sleeping giant. The study area, 11.4 acres on Jefferson, Madison, and Monroe streets, from Ninth Street to 14th Street, was officially designated as an area in need of redevelopment in July 2007. However, the original proposal was rejected by those who believed it didn’t contain enough open space.
In September, Mayor Dawn Zimmer’s Western Edge plan did not receive the proper approvals from the City Council, so members of the public were invited back in December to contribute more input. Forbes said in December that she hopes to unveil the plan again to the public before it is presented to the council.
Within 45 days after it is presented, the council can then ask the Planning Board for its recommendation. The board will tell the council whether or not the plan should be approved. If approved, the plan will be proposed as an ordinance which, if adopted by the council, would establish the new rezoning as law. Then the city would seek developers who will bid to build according to the plan.
Ray Smith may be reached at RSmith@hudsonreporter.com