The Jersey City Planning Board approved a 17-story skyscraper with 15 percent affordable housing and a hotel on 14th Street outside the Holland Tunnel, 597 Marin Boulevard or 166 4th Street, at last night’s meeting.
By Daniel Ulloa/Hudson County View
The applicant is the Namdar Group and Project attorney Chuck Harrington noted the proposal is in the Jersey Avenue Light Rail Redevelopment Plan zone by the Newport light rail station. Currently the site is an Exxon gas station next to a Holiday Inn hotel.
Harrington explained they want to create 344 residential units with 15 percent affordable housing. There will also be a hotel, which will have 371 rooms, and it will be a U-shaped building with approximately 4,270 square feet of retail space.
He further stated that they are utilizing the Affordable Housing Overlay(AHO) to make the building 17 stories instead of 14, which then requires 15 percent affordable housing.
He noted there would be 52 affordable housing units with five studios, five one bedrooms, 27 two bedrooms, and 15 three bedrooms.
Designer Ian Burton said the plan also includes some 186 bike storage spaces. Additionally, there will be containers to collect stormwater during a severe storm.
Board Chair Vidya Gangadin noted the area flooded recently.
“We’ve submitted and had some initial conversations with the DEP (state Department of Environmental Protection), and that’s under review,” Burton noted.
“It seems like the intention is for people in this building to mostly cycle to get around, or walk, take Ubers. As someone who lives in this neighborhood … Marin Boulevard is terrifying,” noted Commissioner Eleana Little, also the Ward E councilwoman.
She also inquired if they were considering extending the existing bike lane.
“Between 14th and 12th?” Harrington sought to clarify.
“ … It just feels very hostile as a cyclist, and I never use that route,” Little replied.
“We can look to extend it from um 14th to 12th Street,” Harrington said.
Commissioner Andy Kaplan, also the city’s Department of Infrastructure director, noted that the project does not exclusively deal with city-owned land.
“The jurisdiction of 14th Street as well as Marin from 14th through 12th Street is that of the Port Authority … But there have been conversations between the city and the Port Authority about completing the bike lanes,” Kaplan stated.
“The applicant would agree to partake in those communications,” Harrington added.
Commissioner Irene Barnaby highlighted that the project calls for less planted trees than what is required.
“Will there be payment in lieu of trees if you will?” Little asked.
“Yes, absolutely,” Harrington responded.
“Could you explain the difference between the hotel and the residents?” Commissioner Chris Capers questioned.
Project Architect Christina Attiyeh explained there would be different entrances for the residential section and the hotel, which are kept separate throughout.
“Is the hotel run privately?” Gangadin asked.
“It’s probably going to be the same property manager,” Attiyeh answered.
Kaplan then asked about the types of units in the hotel and the residential spaces.
Attiyeh said the hotel units are similar to residential studios. She explained there would be 114 studios, 146 studio alcoves, 36 one bedrooms, 33 two bedrooms, and 15 three bedroom units.
“I assume the developer is looking to do short-term rentals?” Commissioner Samuel Conaway asked.
“I think they’re set for long-term stays,” Harrington answered.
Commissioner Bhavin Patel asked if that meant a year-long stay, with Harrington expressing that it would be more like two weeks to a month.
Patel also asked if they could convert the hotel to condos, to which Harrington said that was not allowed.
Conaway believed the total number of units, including the hotel, was 715. So, he was unhappy that the number of affordable housing units was merely 15 percent of residential units.
“It just seems like smoke and mirrors,” he declared.
“All the three-bedrooms are going to be affordable,” Harrington argued.
“Has there been a study how well hotels do in that area?” Conaway asked.
“You have the Holiday Inn next door,” Harrington said.
“That’s a name brand people know,” Conaway replied.
“I know they’re doing well. They’re a client of mine. It’s my understanding that the hotels downtown are all thriving,” Harrington continued.
Conaway then asked the market rate price and the income levels for the affordable units.
Harrington said he did not have projected rents available yet, however, he noted that seven of the 52 affordable housing units will be 30 percent or lower below the Area Median Income (AMI).
That would include one studio, one one bedroom, three two bedrooms, and two three bedrooms.
Further, 19 units will be available to those between 30 and 50 percent of AMI. Of that, there would be two studios, one one bedroom, 10 two bedrooms, and six three bedrooms.
Finally, 50 to 80 percent of AMI will include two studios, three one bedrooms, 14 two bedrooms, and seven 3-bedrooms.
Vice Chair Elizabeth Wick asked where hotel guests with a car would be directed.
“Parking is not required at all under the redevelopment plan,” Harrington said, to which Wick further stated that there should be a plan for that.
“That’s something I can certainly look into. They can inform them of public garages in the area,” Harrington said.
Conaway said it would be difficult for a family in a three-bedroom apartment to live without a convenient car.
Wick suggested that the hotel should market that parking will be difficult.
“I think it’s a great comment for ownership to take back,” Harrington replied.
“This developer has had some other issues with projects in Jersey City, where they’ve had … some stop work orders,” Little noted.
“And there’s been some issues with subcontractors and issues with backpay, I was wondering if this is something you’re speaking to the developer about?”
“They’re fully aware of them. They did have that issue … They have discussed that with their general contractor,” Harrington replied.
Commissioner Pat Stamato asked if everything had been corrected, to which Harrington said yes.
“Are they using different people? Or is the same general contractor?” Conaway asked.
“That is not the subject of this,” Supervising Planner Matt Ward interjected.
“Everything with the applicant’s past history is not our concern,” Board attorney Santo Alampi added.
He noted they have limited jurisdiction and called their parking questions “inappropriate.”
“I was honestly torn on this one. But after redirecting myself … I will vote yes,” Little said.
“I do have some safety concerns, but it’s outside our purview, so I’m going to vote aye,” Capers noted.
“This one was a difficult one. I would have loved to see more affordable housing units in this one,” Gangadin stated before voting yes.
The Jersey City Planning Board ultimately approved the application 8-1, with Conaway voting no.
