LETTER: Hoboken’s Garage B plan showcases when ‘politics outweighs planning’

In a letter to the editor, Hoboken 2nd Ward Councilwoman Tiffanie Fisher, a candidate for mayor, gives her take on why the Garage B plan showcases when “politics outweighs planning.”

Dear Editor,

Hoboken is at a breaking point – we are running out of space. Our population is growing rapidly and we have a choice: make smart, long term development decisions or continue making politically driven decisions that will leave us without the resources our community needs.

The proposed Garage B redevelopment, which the City Council is set to vote on this Wednesday, is an example of what happens when today’s politics outweighs planning for our city’s future.

A Rushed, Piecemeal Approach

The Garage B plan isn’t comprehensive redevelopment—it focuses on a single site, proposing a 25-story affordable housing tower over a municipal garage at Garage B (Hudson between 2nd & 3rd Streets) and the problems are clear:

• It doesn’t add up financially. Even if the city gives this valuable land away for free, a fully affordable building of this scale would still require a massive tax break/PILOT—diverting funds from schools, shifting costs to taxpayers, and straining the city’s budget when we should be prioritizing infrastructure and essential services.

• The city doesn’t control the air rights. The air rights above Garage B belong to MarineView 5, which hasn’t been included in discussions and may result in litigation. Developing half a block without a coordinated plan for the entire area makes little sense.

• It ignores bigger needs. The city owns multiple properties in the area, including the police station, which needs upgrades. Instead of rushing one project forward, we should take a step back and plan holistically.?

• It disregards our community’s parking needs. Garage B serves 825 active parking spaces, and shutting this down for construction while the city’s other garages are also planned for repairs is irresponsible and ignores one of the top quality-of-life concerns for many residents.

• It’s poor urban planning. Large, all-affordable housing towers aren’t best practice. Mixed-income developments lead to stronger, more integrated communities.

• It’s too big for the neighborhood. At 25+ stories, it would be four times taller than nearby buildings and nearly twice the height of the Waterfront Corporate Center.

Despite these issues, the City Council pressed ahead and voted 5-3 to introduce the plan (Council President Doyle and Councilman Presinzano joined me in voting NO).

Last night, the Hoboken Planning Board determined the project is not consistent with the Master Plan, citing excessive height and a lack of cohesive planning, among others. The only dissenting vote came from Mayor Bhalla’s designee.

Before the City Council votes tomorrow, we must first decide whether to override the Planning Board’s recommendation—something we rarely do. I hope my colleagues won’t this time.

Hoboken Is Running Out of Space—We Need Smarter Planning

With a pipeline of ~6,300 new residential units already approved/soon to be approved, Hoboken’s population will increase by 13,000 people—20% in just a few years. That includes an estimated 1,500 more children.

Where will we build new schools? Where will kids (of all ages) play sports? How will our aging infrastructure handle this kind of growth?

These, and more, are the questions we should be answering before we approve more projects—not after.

What Does the Community Actually Want?

My Urban Planning Survey (344 respondents) reinforced what we already know: residents want thoughtful, balanced development. Their top priorities include:

• Parking solutions (39%)

• Better public transportation (35%)

• More recreation & sports facilities, including a pool (34%)

• More parks & open spaces (34%)

• Public safety upgrades (34%)

• New schools & education facilities (32%)

A staggering 89% of respondents worry that we’re running out of space for these essential needs. And 80% oppose the current Garage B plan—not because they oppose development, but because they want it done the right way. Click HERE for the full results.

A Better Way Forward

This growth is happening whether we plan for it or not—so the question is, are we making the right choices now to support it?

Instead of rushing forward with this campaign driven project, we should:

• Prioritize the 700+ affordable units already approved instead of forcing an unworkable project

• Develop a real plan for the entire area, including Garage B, MarineView 5, the police station, and other city-owned properties.

• Repair Garage B now for $1.7M (city estimate), extending its life by 10 years to prevent major parking disruptions until a new uptown garage is built, the midtown garage is repaired, and 916 Garden is restored.

• Ensure real community engagement, so residents shape the future of this neighborhood before decisions are made—not after.

• Work with MarineView 5, which owns the air rights, to explore a better plan that benefits the entire area and avoid costly litigation.

This Isn’t About Stopping Development—It’s About Doing It Right

Hoboken is growing. The only question is: will we grow smartly or haphazardly?

It’s time to run our city better. We have a chance to get development right in Hoboken—before it’s too late.

Tiffanie Fisher
Hoboken City Councilwoman