A Caven Point Redevelopment Plan for the Liberty Watch development by Port Liberte dominated the discussion at last night’s Jersey City Planning Board meeting, which lasted around four-and-a-half hours.
By Daniel Ulloa/Hudson County View
The plan is to build 168 condo and townhouse units in 19 buildings that will be four stories tall. There will be two spaces per unit, for a total of 336 spaces, and 80 guest parking spaces for a total of 416. Among those will be 12 electric vehicle (EV) spaces.
Commissioner Patrick Stamato said he has been involved in discussions as a Port Liberte resident and therefore wanted to recuse himself from the proceedings.
“This is actually the third time we’re here,” noted attorney James McCann, who was present on behalf of applicant, Pulte Homes of NJ.
Attorney Martin Cabalar noted that he represents the Port Liberte Homeowners Association (HOA), which is against the project.
Board Chair Christopher Langston noted that Hudson County Commissioner and mayoral candidate Bill O’Dea (D-2) was there and wanted to give him the courtesy of speaking first since he is an elected official.
O’Dea noted he met with residents who have flooding and stormwater concerns, along with maintenance questions.
“Addressing community concerns is critical,” he began.
“Obviously we’ll take testimony, but we’ll get into the commissioner’s questions,” Langston clarified before noting that Ward E Councilman James Solomon, another mayoral candidate, was given the courtesy to have the floor early.
The downtown councilman argued the Caven Point Redevelopment Plan should have been re-examined several times over since it was first passed in the 1980’s.
“The world changes in 30 or 40 years. The expiration date properly serves as a kind of leverage point to kind of force the governing body and the city to reassess zoning after multiple decades….,” he argued.
Solomon added he had concerns about the waterfront walkway and nearby residents had brought up several other unrelated issues.
“I don’t see any more mayoral candidates,” Langston joked before the public hearing moved on.
Professional engineer Bryan Waisnor then explained the site covers 9.5 acres bordered by Liberty National Golf Course and Port Liberte.
“Any development of the site will require it to be raised,” he explained, noting that the land is in the Caven Point Redevelopment Plan, which was last revised in October 2022.
“It’s a self-contained community. It’s not intended to share amenities with other communities.”
Waisnor added there will be a four-foot-high fence around the community, contending that they plan to make it especially sustainable against possible storm flooding, noting that upsized pipes are included in the plan for this purpose.
“Is this a public road?” Langston asked.
“It’s a private road,” Waisnor replied.
“How is it maintained?” Langston continued.
“ … Pulte Homes would maintain all the roadways in the property,” McCann responded.
He added that their homeowners association would be responsible for maintaining the grounds once enough units are sold.
“So, there’s no sidewalks that connect to the neighboring associations at all?” Langston asked, to which Waisnor said the sidewalks only connect to Chapel Avenue.
“Is there anything that requires this to be a condominium?” questioned Board attorney Santo Alampi, noting that he believed some units could be rentals.
“The applicant, Pulte Homes, is building this only as a condominium, and there is no chance it will be a rental project,” McCann answered to, which Alampi said that seemed fine as long as Pulte owns it.
McCann further stated that Pulte has already been designated the project redeveloper by the Jersey City Redevelopment Agency, who noted this will be condominiums.
Vice Chair Dr. Orlando Gonzalez said he examined the traffic study, which was conducted when school was not in session.
“He’s reading a traffic report submitted by the HOA Counsel … I can have the traffic expert testify directly,” McCann interjected.
“If you have a traffic witness, absolutely,” Gonzalez said.
“We would like the opportunity to cross examine,” Cabalar noted.
Commissioner Vidya Gangadin noted there is an existing dog run.
“My understanding is the current owner of the property has allowed it to be there temporarily … The dog run will be eliminated,” McCann responded.
The current owner of the property, New Liberty Urban Renewal, wants to negotiate with the HOA counsel, he asserted.
“It’s not the applicant’s obligation … to continue to allow that dog run to be there … or to replace it,” McCann added.
Langston was curious about the proposed pond drainage and required water filters.
“This site is not developable without those devices, correct?” he asked, to which Waisnor said there is planned filter to address waste before it is drained into the pond.
“What if this water that’s treated? Does it do something to the existing water?” Gonzalez asked, to which Waisnor said the filter would take care of debris.
Traffic Engineer Kerry Pehnke explained she conducted a traffic study on September 6th and the findings show that the proposed development would not significantly impact traffic.
“We expect any traffic related to a school to be very minimal,” she added.
Gonzalez noted there is a sports field nearby, along with the Hudson House, which is a popular wedding venue.
“If there’s a game there … I’m at the marina and there’s a line of cars coming in: You can’t get in … I’m not sure that’s really accurate,” he pushed back.
Pehnke said they usually analyze rush hour traffic and that there’s no way to account for the scenario he was describing.
“It’s concerning to me,” Gonzalez pressed, prompting a woman in the crowd to shout in agreement.
“ … What if the study did prove this created a significant impact? Is there something that could be done … to offset the impact?” Alampi questioned.
McCann reiterated that there is ample parking in the plan, with 416 spaces to keep the streets clear.
To that end, Cabalar said he had a civil engineer, traffic engineer, and professional planner ready to refute the applicant’s case.
“I’d say call it a night,” McCann said at nearly 10 p.m.
Langston agreed, scheduling the next hearing in the case for October 28th.
