The Hoboken Planning Board further reviewed the Monroe Properties LLC project at 914-930 Monroe St., which is still a ways off from a vote after hours of testimony at last week’s meeting with the next hearing scheduled for next month.
By Daniel Ulloa/Hudson County View
The applicant is seeking to develop the property with approximately 674 residential rental units, 481 parking spaces, and approximately 50,650 square feet of proposed retail space, which is part of the Western Edge Redevelopment Plan.
Neighboring Union City filed a lawsuit against the project in February 2023, claiming the 151-foot building would impact the views, and therefore the quality of life, of residents.
Attorney Phil Lamparello, who represents Union City, was curious about the width of the driveways into the complex.
Engineer Trevor Curtis said there would be temporary drop-off areas on Monroe Street to minimize the rideshare, as well as delivery and Amazon drivers, going inside the complex.
“What is the plan for someone to move in and out?” Chair Frank Magaletta asked.
“I was going there,” Lamparello noted, indicating they thought the driveway would be too narrow for vehicles to enter and exit.
“Move-ins and move-outs are thoroughly coordinated with the building,” Curtis replied.
Lamparello then asked him if the Hoboken Fire Department trucks could travel in and out, to which Curtis said they have not been able to coordinate with the department yet.
“Would a fire truck be able to get access?” Magaletta asked, with Commissioner Jim Doyle, also a councilman-at-large, expressing similar concerns before Magaletta also asked about ambulances.
Curtis said there will be two difference entrances and they’d have no issue making changes as needed.
“We’re happy to work with the city on safety,” Monroe Properties attorney Cameron MacLeod said.
Magaletta then opened Curtis up to questions from members of the public in attendance.
“How come you come so unprepared to answer the questions?” Edna Bocanegra asked.
“This is not the first time Hoboken has seen the design. This whole redevelopment has gone through a number of … designs. It’s an agreed-upon design and layout,” Curtis answered.
“How come the answers are not there about fire safety? Bocanegra pressed, to which Magaletta reiterated that they are waiting to hear from the fire department.
“I have no issue working with the city,” Curtis repeated.
MacLeod argued they were going down a rabbit hole and added they would address any concerns raised by the city.
“Isn’t this a preplanned action where you would have a structural engineer involved?” Juan Aguilera asked.
“It’s not really his area,” Magaletta said.
Architect Frank Minervini then described the plan with a Google Earth image displayed.
He explained that the building would also be certified to comply with LED high environmental standards and would be built in three stages.
Overall, there would be 121 studios, 287 one-bedroom apartments, 198 two-bedroom apartments, and 68 three-bedroom apartments. Minervini said 67 units would be affordable housing, to comply with the 10 percent mandate.
The majority, 40, will be two-bedroom apartments, while 14 will be three-bedroom apartments. Additionally, seven will be studios and six will be one-bedroom apartments.
Minervini further explained it would be a complex of buildings with retail on the bottom. He said the design would minimize the shadow looming over certain properties.
“This is a very low portion of Hoboken,” Minervini noted, adding that there is parking as part of the complex. He also asserted that this would alleviate some of the concerns about emergency vehicles getting to the building.
Furthermore, Minervini said the design reflects the industrial history of the city, which is consistent with the redevelopment plan, as well as parking designated for electric vehicles.
Lisa Lomelo, the attorney for the Doric Community Association in Union City, was curious about the height of the building and how tall it measures from sea level. She also asked about the roof top and other accessories that would obstruct their views.
“What type of fire suppressions will be on the roof? Lomelo asked.
“That’s yet to be determined,” Minervini replied.
“What’s on top of the green roof? Lomelo continued.
“It’s seed and soil,” Minervini replied.
Lomelo asked if they did a neighborhood impact plan and if they had done anything to measure potential noise levels.
“There’s nothing significant in this building that would cause vibration,” Minervini stated, though Lomelo didn’t believe that.
“Is there anything that could have been done to lessen the effect of the height on the Doric?” she asked.
“That is based on an assumption. I cannot answer that question,” Minervini responded.
The room was full of people from the Doric Community Association who wanted to question Minervini.
However, they did not get a chance since the meeting was adjourned at about 11:15 p.m. when it was clear they would not get anywhere close to a vote. For example, MacLeod noted he has a planner who has yet to testify.
As a result, the Hoboken Planning Board agreed to resume hearing the case on November 12th.
Will this development eventually push out ShopRite across the street ?
Most likely yes.
No.
Shop-Rite is fine
A two story building and a block long on grade parking lot is not viable in Hoboken.
It will be redeveloped to maximize the full potential of the property.