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Thread: Harrison Redevelopment

  1. #1546
    Forum Veteran West Hudson's Avatar
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    Post Construction Update (Part II)

    The Hub
    Piling is just about complete for the first two buildings and pile caps & grade beams are about to go in. In the foreground you can see the circle that will connect South Fifth Street, Cifelli Drive, and the entrances to parking for the second and third phases of this community. There will be permanent surface parking lining the area between the buildings and the Northeast Corridor/PATH tracks, as well as on the opposite side by the Conrail tracks/Bank of America (but it will be concealed behind the buildings along the streets).




    Cape May Street Waterfront Park
    Trees between Cape May Street and the Passaic River have been cleared out and a few small structures have been demo'd. The site extends from across the street from Steel Works Phase II to behind the stadium (about three blocks). This is the park that will have food trucks, an outdoor biergarten, and fitness stations for exercise.



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    Last edited by West Hudson; August 12th, 2017 at 03:39 PM.

  2. #1547
    Forum Veteran West Hudson's Avatar
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    Thumbs up Updated Renderings for The Hub

    I can see a few unique features here that are a departure from the typical design elements of new buildings in Harrison - this will be the first project in Harrison to have glass curtain wall and also the first to feature arched windows, and there are some good recessed masonry areas, which will look cool with some lighting at night - but I feel they may have gone a little too strong on the industrial vibe of the design (all images courtesy of NK Architects):

    Looking east down Cifelli Drive:




    View from across FER Boulevard (pocket park/town square in the center, directly across FER from the Harrison Commons pocket park/town square):




    Site:



    Link to article: http://www.nj.com/hudson/index.ssf/2...n_harriso.html
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    Last edited by West Hudson; August 19th, 2017 at 12:36 AM.

  3. #1548
    Forum Veteran West Hudson's Avatar
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    Default Work Underway for Russo's Passaic Ave Village

    I passed by the site that sits across Passaic Avenue from Shoprite/BJ's the other day and noticed that construction has started on the new village that Russo Development has proposed. It will feature four large 3 and 4 -story buildings, gym, pool, and a waterfront walkway (sits between Passaic Avenue and the Passaic River), and will have a more suburban look to it (it is over a mile north of the PATH station, and that area in Kearny is definitely much more suburban than Harrison). Definitely a great replacement for the decaying factory buildings that sat there for so long!

    I can see this community as being geared more toward young families who are looking for a stepping stone to single family suburban homes. It's adjacent to a ton of retail, two major supermarkets, a major gym (L.A. Fitness), and fairly close to major highways and NYC/Jersey City. It will definitely be interesting to see what is built further south toward Harrison, where several more empty industrial sites exist. Russo expanded another community in Kearny a few years ago, so I'm wondering if they'll do the same here if this one is very successful.


    View from Passaic Avenue:




    Site Plan (current work is taking place on the right side of this; the area on the left where the tennis courts are still requires demo of existing buildings and will be part of the next phase):

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    Last edited by West Hudson; August 21st, 2017 at 10:14 PM.

  4. #1549
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    Default Harrison May Install Meters All Over Redev Area

    I'd encourage anyone who lives (or has tenants) in the redevelopment area to attend this meeting on Tuesday, September 5th. Alot of residents park on the streets in these areas and I have a feeling the developers are pushing this so that they can fill their garages and jack up their rates. The Town should absolutely build another mega-garage south of the PATH station to complement the one built in 2009 next to Harrison Commons; it's true that alot of surface lots have been lost to development, but the region also has a growing metro population who take the PATH from Harrison station (to me, that's enough of a reason by itself to build another parking center).

    Is a Harrison Parking Authority forthcoming?

    23 AUGUST 2017 BY RON LEIR | OBSERVER CORRESPONDENT

    HARRISON —
    Is there a Parking Authority in Harrison’s near future?

    Could be, town officials acknowledged, in the wake of taking legislative steps to generate more income from parking, both from curbside meters and from private lots.
    Whether the town will go down the path of a separate authority or a town-controlled parking utility may depend on the extent of enforcement activity and number of personnel needed for that effort, according to Mayor James Fife.

    One ordinance introduced July 24 by the Town Council proposes to blanket the area around the PATH station and Red Bull Arena with 500 new parking meters and/or kiosks.
    At the same time, another ordinance, also introduced at last month’s council meeting looks to tighten control over collection of an existing parking tax on privately-operated lots.
    Here’s a list of streets where Harrison intends to install the additional meters/kiosks:


    • Cifelli Drive (Middlesex St.), both sides, from S. Frank E. Rodgers Blvd. to S. Second St.
    • S. Third St., both sides, from Railroad Ave. to Burlington St., and between Bergen and Essex Sts.
    • Burlington St., both sides, from S. Third to S. Second.
    • Essex St., both sides, from First St. to S. F.E. Rodgers Blvd., and from Seventh St. to S. F.E. Rodgers Blvd.
    • Dey St., both sides, from Harrison Ave. to Warren St., and between Warren and Bergen.
    • S. F.E. Rodgers Blvd., both sides, from Harrison to Bergen.
    • Ann St., in the vicinity of the cul-de-sac, adjacent to the Harrison Public Library.
    • S. Fifth St., both sides, from Sussex St. to Essex.
    • Town Parking Lot under Rt. 280, bounded by S. F.E. Rodgers Blvd., Essex, S. Fifth and the Pennsylvania Railroad.
    • Railroad Ave., south side, from First to S. F.E. Rodgers Blvd.
    • First St., both sides, between Warren and Railroad.
    • S. Second St., both sides, from Essex to its termination south of Burlington.
    • Warren St., both sides, between Dey and First; and beneath the Rt. 280 viaduct.
    • Bergen St., both sides, between First and the Passaic River; and under the Rt. 280 viaduct.
    • Sussex St., both sides, under the Rt. 280 viaduct.
    • Pete Higgins Blvd. (Sixth St.), both sides, between Guyon Drive and Cape May St.
    • S. Fifth St., both sides, between Guyon and Cape May.
    • Riverbend Drive, both sides, between S. F.E. Rodgers Blvd. and Pete Higgins Blvd.
    • Crucible Drive, both sides, between S. F.E. Rodgers Blvd. and Pete Higgins Blvd.
    • Guyon, both sides, between S. F.E. Rodgers Blvd. and Pete Higgins Blvd.
    • Town Parking Lot, north of Red Bull Arena.
    • Cape May N., westerly extension, both sides.
    • N. F.E. Rodgers Blvd., both sides, from Harrison Ave. to the Kearny line.
    • Harrison Ave., both sides, from Passaic Ave. to Schuyler Ave.
    • N. Third St., both sides, from Harrison Ave. to Cleveland Ave.
    • Town Parking Lots under Rt. 280, bounded by Harrison Ave., Hamilton St., N. Second St. and Rt. 280 Ramp A.



    Designated parking hours and parking fees are to be determined.

    Failure to pay for parking is punishable by a fine of “not less than $25, nor more than $50” for each violation.

    The ordinance is up for a public hearing by the Town Council Sept. 5 at 6:30 p.m. in the council chambers at Town Hall.

    Town Attorney Paul Zarbetski, who doubles as municipal clerk, said he’s in the process of getting prices on meters and kiosks and deciding whether to go for a state contract or for regular bids.

    Zarbetski said the town favors an electronic device “where you punch in your license plate” and the machine “remembers how much time you put in” and prints out a receipt.
    “We’re talking to the professionals about the timing aspects,” he said.

    Curbside parking around the PATH station, the waterfront redevelopment area and Holy Cross Church, in particular, is at a premium these days and some parking lots have been displaced by the redevelopment activities, said Fife.

    Another indication of the week-day vehicular crush is that, typically, “the county [Harrison Parking Center] deck [just behind the PATH] is full by 7:30 a.m.,” Zarbetski noted.
    If the ordinance is adopted next month, Zarbetski said the town is targeting the new meters to be installed and working “by the end of the year.”

    Meanwhile, the town is gearing up to get a more precise accounting of the money taken in by private parking lot operators which Harrison taxes at the rate of 15% of the total gross.

    Right now, the town gets a quarterly parking tax return from the lot owners, Zarbetski said, but, under a proposed amended ordinance, that would switch to a “monthly” filing of the tax.

    And, to that end, the ordinance calls for a joint count of all vehicles parked on a given lot to be conducted by a representative of the lot operator and a “town agent.”
    Failure to comply can result in a fine of up to $250 for the lot operator.

    Zarbetski said the town has no reason to believe that there may be under-reporting by lot operators but “we’re just massaging the procedure” for the optimum outcome.

    Financial records provided by town CFO Gabriela Simoes Dos Santos show the town pocketed $242,790 in 2013, $260,541 in 2014, $247,525 in 2015 and $327,220 in 2016.

    Currently, according to Zarbetski, there are a total of about 1,800 parking spaces town-wide subject to the tax, excluding the county deck as the county does not pay the tax.
    This ordinance is also up for a hearing Sept. 5.

    Link:
    http://www.theobserver.com/2017/08/is-a-harrison-parking-authority-forthcoming/
    Last edited by West Hudson; August 23rd, 2017 at 09:46 PM.

  5. #1550
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    Thumbs up Demo about to Begin at PSEG Substation Site

    To support all of the new development in town, PSEG is building a new substation that will replace an existing one-story office building with a new two-story equipment building. This project is at the corner of South Fifth Street and Bergen Street, across the street from the Lampworks site and just two blocks down South Fifth from the existing PSEG substation. The new two-story building will contain switchgear and the rest of the site will contain transformers and lightning masts. I haven't seen any renderings but I'm under the impression that this will look similar to their substation further up the street, with industrial architecture to fit into the neighborhood. There will be new trees planted along the perimeter of the site but I'm not sure if they're required to install the new street lamps that we see around all of the other new developments.

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  6. #1551

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    Any word on the ordinance and if the new meters will be installed all over the redevelopment area?

  7. #1552
    Forum Veteran West Hudson's Avatar
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    Default

    Quote Originally Posted by a320 View Post
    Any word on the ordinance and if the new meters will be installed all over the redevelopment area?
    I'm not entirely sure but I noticed that new striping for parking has appeared in areas that didn't have it before, so I'm guessing the answer is yes. The big question is will residents with permits in the redevelopment areas have the meter charges waived? Or will they have to pay the same for street parking as commuters pay? Hoboken and Downtown Jersey City charge a nominal yearly fee (~$100/yr) for residential permits so I'd be pretty shocked if Harrison starts charging residents $5/day for street parking.

  8. #1553
    Forum Veteran West Hudson's Avatar
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    Thumbs up Ironstate Expands Harrison Presence with Purchase of GeoChem Site

    This is big. From NJBiz:

    “Pegasus and Ironstate still have a commitment to the town of Harrison,” Fife said. “Two more buildings plus the geochemical site, which was maybe the major eyesore of the town. And it’s gone and Pegasus and Ironstate have purchased it.”

    The site is adjacent to BNE's Water's Edge buildings between First Street and the Passaic River. I think the site has been approved for four major buildings spread across four city blocks. It will be interesting to see the scale of what they propose and the timeframe for development.

    Link:
    http://www.njbiz.com/article/20170920/NJBIZ01/170929985/ironstate-pegasus-open-urby-development-in-harrison

  9. #1554

    Default

    Read an article today that made the case for Amazon to build their second headquarters in Newark. It has the infrastructure, universities, strategic location and low cost. They also already have a presence in the city when they bought Audible. That would definitely be a major development if it does work out!

    -----JT-----

  10. #1555
    Forum Veteran West Hudson's Avatar
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    Default

    ^^Amazon just announced that they signed for 360k sf at Manhattan West for a satellite office, which is only 20 mins away from downtown Newark via NJT, so that would add some synergy too. But the competition for their HQ2 is so intense right now, and I've read that Denver and Boston are in the lead unfortunately...but here's to hoping!

  11. #1556
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    Thumbs up Russo Development Breaks Ground on Passaic Ave Village

    The design has apparently changed from what was presented to the Planning Board several months ago, and now looks like a larger version of what they built at Vermella Crossing. The buildings have essentially the same exact design (which looks decent, and I don't think this low-quality rendering does the development justice...).

    From NJBiz:

    Russo Development breaks ground on Kearny development

    By Mario Marroquin, September 26, 2017 at 10:43 AM

    From left are Councilwoman, 1st Ward Marytrine De Castro, Kearny Councilmember 1st Ward Albino Cardoso, Mayor Alberto Santos, Ed Russo, Mike Pembroke,Chris Minks, Amanda Soler, Diogo Santos, Russo Development. - (RUSSO DEVELOPMENT)

    Commercial developer Russo Development was joined by Kearny Mayor Alberto Santos and members of his administration at the official groundbreaking ceremony for Vermella West, a 280-unit apartment community on Passaic Avenue.

    The development, consisting of four residential buildings and 15,000 square feet of amenity space is the second residential development by Russo in Kearny and the second phase of the Vermella complex.

    "We are very pleased to break ground on another exciting project in the town of Kearny," Michael Pembroke, executive vice president of Russo Development, said. "Kearny is a strong residential community with convenient access to major employment hubs in Newark, Jersey City and New York, and Vermella West will provide new rental housing at a competitive price which is scarce in this area.”

    The project, located at 113 Passaic Ave. is adjacent to several new retail projects in Kearny, including a BJ's Wholesale-anchored retailer center that houses ShopRite, LA Fitness and Sarku Japanese Restaurant, to name a few.


    A rendering of the development going up in Kearny. - (RUSSO DEVELOPMENT)

    “Vermella West will advance the town of Kearny’s vision to bring continued development and vibrancy to the Passaic Avenue Redevelopment Area which is along one of main corridors in our Town” Santos said. “The site was formerly occupied for industrial use however it had been vacant for several years, and this project is the result of proactive steps taken by Kearny in collaboration with Russo Development to encourage redevelopment of this area.”

    Vermella West, according to Russo Development, is slated for completion for Fall 2018.

    The first phase of the development, Vermella Crossing, was completed in 2015. In Kearny, Russo Development also completed Saw Mill Park, a 350,000-square-foot industrial project that is home to Pepsico and HD Smith Wholesale Drug Co.

    “Distinguished among the wave of residential developments in northern New Jersey, Vermella signifies distinctive living experiences in urban locations which are competitively priced for a broad range of households seeking new housing,” Adam Pasternack, Russo’s senior vice president, said. “This project will continue the Vermella brand started by Russo Development in 2012 and will complement our other residential projects built or under construction in outstanding communities including Harrison, Lyndhurst, Kearny, Hackensack, Verona, Union Township, Garwood and others.”

    Link: http://www.njbiz.com/article/2017092...ny-development

  12. #1557
    Jersey Patriot JCMAN320's Avatar
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    Thumbs up Groundbreaking and Ribbion-cutting

    Residential Rental Community with 286 Units Breaks Ground in Harrison
    By Jersey Digs - September 27, 2017



    Yesterday, Advance Realty and DeBartolo Development, along with Harrison city officials, celebrated the groundbreaking of a new 286-unit building in Harrison. The project, currently referred to as Block F, is the next phase of the Riverbend District – a revitalization plan that will bring restaurants, bars, entertainment, and culture to the 35-acre neighborhood.

    Once complete, the Riverbend District will be home to eight buildings spread across six city blocks which will house approximately 3,000 apartments as well as 100,000 square feet of premium retail space. The location is adjacent to the Red Bull Arena, just across the Passaic River from Newark, and an 18-minute ride on the PATH train to NYC.

    After the groundbreaking, a ribbon-cutting was also held to celebrate the opening of Steel Works, another rental community in the same area.

    “Both the construction of this new building and opening of Steel Works represent critical milestones in the town of Harrison’s ongoing revitalization,” said Harrison Mayor James A. Fife. “We are thrilled to add these state-of-the-art apartments and amenities to our already vibrant community, and look forward to the new energy and resources the rapidly developing Riverbend District will bring.”

    https://jerseydigs.com/harrison-rent...bend-district/

  13. #1558
    Forum Veteran West Hudson's Avatar
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    Thumbs up 600+ Unit Clark Thread Mill Redevelopment Moving Forward

    ^^Certainly lots of ground breakings this year and even more proposed developments. The project below (redevelopment of the massive factory complex on Passaic Ave across from Top's Diner) was originally proposed back in the late 1990's and is finally coming back to life. This project is just two blocks north of The George (built in 2011) and about five blocks north of the Hampton Inn (built in 2004); also just a few blocks south of the Russo project above.

    Clark Thread mill redevelopment inching closer

    27 SEPTEMBER 2017 BY RON LEIR | OBSERVER CORRESPONDENT

    EAST NEWARK –
    Almost there.

    East Newark has applied the next-to-last technical touch to the proposed conversion of the old Clark Thread mill to an apartment complex with some retail.

    The mayor and Borough Council did that Sept. 13 when they voted to approve a redevelopment agreement with East Newark Towne Center (AKA: Alma Realty of Long Island City, N.Y.), the designated redeveloper of the former factory.

    The vote was 4-0, with council members Hans Peter Lucas and Jose Silva absent.

    On the advice of special counsel Anne S. Babineau, the governing body conditioned that consent on a review of the certificate of insurance provided by the firm for coverage.
    Just to be sure, Babineau said, she will confer with the borough’s insurance consultants to ensure that the submission conforms to the proper form used for an “environmental insurance policy.”

    Another check will be made by the experts, she said, to verify the financials earmarked for professional fees (such as bond counsel, etc.) and fees for the “redevelopment professionals” (such as planning consultant Robert Cotter).

    As of now, Babineau said, “it looks like we have enough money to cover [those categories].”

    With the signature of the redeveloper secured for the agreement, Babineau said, and once the technical hurdles are cleared, “we should be ready for action.”
    As for Alma’s wherewithal to cover the costs associated with the project, Babineau said it appears that the redeveloper’s “financial condition is stronger than when we first met them [in 2007].”

    She produced an “updated professional experience” submitted by the company detailing its more recent redevelopment track record, including the $77.6 million Taffee Place Lofts, a conversion of five former light-manufacturing factories to 330 residential loft apartments and 25,000 square feet of retail space in the Bedford-Stuyvesant section of Brooklyn, N.Y.

    Alma – the same firm now at work converting the former SoHo hospital building in Belleville into luxury apartments – says it has “spearheaded over $800 million worth of construction projects in the last 15 years and has always completed its projects.”

    Borough Councilman Ken Sheehan Sr. asked whether the redeveloper agreement mandates the use of union labor on the project. Babineau replied there was no such condition included and borough attorney Neil Marotta added that, “There is case law that we could not provide that requirement in [the agreement].”

    Babineau said there was a note of irony in the fact that, essentially, the agreement the governing body was now sanctioning is, in essence, “the same agreement we had [with Alma] back in 2009,” with the exception of some amendments dealing with the size of the apartments.

    The big holdup, she recalled, was the dispute about whether Alma should receive a tax abatement or PILOT (payment in lieu of taxes) for the project. The borough refused to grant one and finally got its way.

    Next – and presumably final step in the paperwork process – will be for Alma/ENTC to apply to the Planning Board for site plan review which, according to Babineau, should happen “shortly.” At that point, ENTC will be producing engineering/design plans for the project, she said.

    “After that,” Babineau said, “we’re talking about proceeding in [construction] phases,” starting from the Central Ave. section of the block-long complex of buildings along Passaic Ave., and moving east.

    Plans call for more than 600 apartments to be built.

    There is to be demolition of some of the smaller structures and garages on site but, for the most part, the lion’s share of the project will involve interior work including partitioning, plus installation of new windows and cleaning/painting of the exterior façade.


    Link: http://www.theobserver.com/2017/09/c...nching-closer/

    Last edited by West Hudson; September 27th, 2017 at 10:56 PM.

  14. #1559

    Default Golden Brick Development

    On March 29, 2017 West Hudson announced on this site a mid size development by Golden Brick. This development will be a 36 unit apartment building located at 730-738 Harrison Avenue next to the baseball field. This project is moving along very quickly. The old gas station on this site has been torn down. The concrete foundation and cinder block walls are already up. Everywhere you go in Harrison, there seems to be construction going on.

  15. #1560
    Forum Veteran West Hudson's Avatar
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    Thumbs up

    ^^That is really great news dennis200dz! That building should be a great addition to Harrison Ave. - I can't wait to see the finished product. It's great that we have some mid-sized buildings like this in the mix. There's also the new Kennedy school that should be starting construction soon at the corner of Harrison Ave at Washington Street.

    And a few blocks down from those two developments, there's some scaffolding and netting up around the Extra Space Storage building at 412 Harrison Ave. I think it would make for a great loft conversion (and it's relatively close to the PATH station, so it would make sense to convert it to residential). I'm not sure if that's the plan, but perhaps if it doesn't happen now, it eventually will. Below is a photo of what it looks like:


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    Last edited by West Hudson; September 28th, 2017 at 08:48 PM.

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