The awning of the Issyra art gallery’s pokes out from the Neumann Leathers Building along Observer Highway. Issa Sow, the curator, steps out into the sunlight to take a break. His white and brown cat weaves through his legs.
Sow, who was born and raised in Senegal and moved to Hoboken three years ago with his wife and children, has read up on the city’s draft to rehabilitate the factory that houses his gallery.
“I think it’s a good to maintain the history of this place. People need art. They need creativity,” he said, standing in a room with oil canvas work draped on the wall and West African sculptures surrounding him.
The mid-19th century complex once served as a leather tanning factory. Nestled between Newark Street and Observer Highway, its developers have, in the past, floated the idea of turning it into residential housing.
But a proposal drafted by the city – to use the building as an “art hub” — will be offered for a first vote during this Wednesday’s City Council meeting on Nov. 4.
“I think it’s a good to maintain the history of this place. People need art.” – Issa Sow
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Council will vote
The draft, available at www.hobokennj.org/docs/communitydev/Neumann-Leathers-Redevelopment-Plan-Draft-10-15-15.pdf, seeks to also add retail spaces and extension of the street grid at Grand Street. In addition to green infrastructure like rooftop gardens and decks, the city would like to reduce localized overflow conditions because the area is in the city’s most vulnerable flood zone.
The City Council already voted in 2014 to designate the area as “in need of rehabilitation”, but did not approve a plan.
While the city does not own the building, the proposal lets the current owners and potential developers know what the city would likely approve for that spot.
The proposed Rehabilitation Area, as outlined by the draft, is 11.59 acres primarily made up of Block 2 (2.96 acres) which is a large triangular property bound by Observer Highway, Willow Avenue, and Newark Street.
The only construction currently at the area is that at 301 Newark St., which once contained a three story mixed-use building. The owners are currently completing construction of a seven-story mixed-use building there. This building, which was approved in 2014 and will include 15 residential units, will be grandfathered in with the redevelopment plans.
Baby steps
Where it once produced leather goods, the complex is currently occupied by a range of artisans, architects, niche manufacturers, and vendors. The Neumann Leathers Tenants Association (NLTA) was formed in 2008 to advocate for maintaining the complex’s creative footprint.
“We just got the draft this week and still digesting it, but I think the response so far has been quite positive,” said Tom Newman who co-chairs the association with Tim Daly. “I think it’s an important thing for Hoboken. This is an example of a development project that’s not residential nor food or beverage. This is preserving a part of Hoboken’s history.”
According to the NLTA, 30 small businesses with more than 200 employees and 60 artists and musicians had leased space in the 200,000 square-foot complex in 2008. Property owners did not respond by press time to inquiries over the number of tenants currently at the property.
“The plan physically preserves and renovates a building that can facilitate the industrial art uses and also maintains a rent level that permits those kinds of tenants to stay,” said city spokesman Juan Melli.
Those looking for evidence of Nuemann Leather’s impact when it’s come to sustaining the arts need look no further than the upcoming 35th Annual Hoboken Artists Studio Tour. Among the 100 artists on the tour, nearly 50 will showcase work at Nuemann Leathers.
Tenants of the complex have always been opposed to the rezoning of the property. In 2005, they – as well as civic organizations like the NLTA – were successful in fending off the then-owners’ request to alter the area’s zoning from industrial to commercial. The change would have meant the building’s demolition and construction of two mixed-use buildings as part of the owner’s vision at the time.
Later in 2009, the development firm Trammel Crow proposed building a series of high-rise condominiums on the property after meeting with the building manager and the then-owner Bill Bernheim. However, the Zoning Board of Adjustment unanimously shot down the variances requested for the deal.
In September of 2014, the property was purchased by Norman and Bruce Weisfeld, Tony LoConte and Tony Hector for $25 million, according to public records. The property owners have said publically they intend to keep the lion’s share of the Neumann Leathers’ current tenants.
Norman Wesifeld emphasized that the plan is the “city’s draft.”
“We did have a meeting with the city and this is their final draft,” he said over the phone, noting that it was too premature in the planning to go into depth. “We’re still waiting on our architect for analysis. But we are looking to get this done”
Although it’s unclear why Bernheim decided to sell the property at the time he did, some have speculated it was related to Hoboken’s recent revaluation, which increased the assessed value of Neumann Leathers by nearly $8 million. The increased value translated to more in tax bills.
Since residents may find them confusing due to the similar wording, in past interviews Melli has clarified the difference between areas in need of redevelopment versus rehabilitation.
“The redevelopment designation provides additional tools like the acquisition of property through the use of eminent domain and the ability to provide long-term tax abatements,” he said in an email. “A rehabilitation designation only allows the use of short-term tax abatements.”
Additional details on the differences are available at www.state.nj.us/dca/divisions/dlgs/programs/au_docs/40a_12a_1.pdf.
Rough draft
The 75-page draft outlines plans for the complex, which began producing leather goods in 1863. Residents are encouraged to review the plan ahead of making public comments at upcoming meetings.
City officials said the planner interviewed all the property owners (in addition to adjacent property owners) during the planning.
The industrial look of the factory is something the city seeks to build upon, rather than replace, with façades that work with the current furnishing.
The draft said future uses could include audio recording studios, an entertainment cinema, restaurant/bars (strictly on the first floor), roof gardens, and green roofs if the building is structurally sound enough.
Another subsection of the draft says power over future decisions in regard to variances on the property will come in the form of an amendment to the redevelopment plan adopted by the City Council.
“Neither the Planning Board nor the Zoning Board of Adjustment shall grant any deviations from the terms and requirements of this Redevelopment Plan, including the granting of any ‘c’ or‘d’ variances,” states the draft on page 51.
If the council approves it, it would come up for a final vote at a future council meeting.
Steven Rodas can be reached at srodas@hudsonreporter.com.