Harrison Redevelopment

[West Hudson]

Looks like the plans released a few years ago (which called for 345 units and three phases of development over the course of several years) have been re-worked. Hopefully this one isn't a third iteration of SteelWorks...that area could use something fresh and different.

Here's what Phase I of the original proposal looked like (very similar to SteelWorks/Cobalt):



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PLEASE TAKE NOTICE THAT the Town of Harrison Planning Board (the "Board") will hold a hearing on February 27, 2019 at 6:30 P.M. at the Town of Harrison Town Hall, located at 318 Harrison Avenue, Harrison, New Jersey 07029, for the purposes of reviewing and taking action on the application of Block D Partners Urban Renewal I, LLC ("Applicant") as described more fully herein for development of certain property having a street address of 1100 S. Fifth Street and known on the official tax map of the Town of Harrison as Block 138.04, Lot 1 (the "Property"). The Property is bounded by Fifth Street, Riverbend Drive, Crucible Drive, and Pete Higgins Boulevard. The Property located within the Residential District of the Waterfront Redevelopment Area, and is commonly referred to as Parcel D.

Applicant seeks amended preliminary and final major site plan approval for the development of the Property with a five (5) story mixed-use building containing approximately 399 residential units, approximately 4,624 square feet of commercial space for either retail or a restaurant use, approximately 396 parking spaces located in an on-site parking structure that is partially below-grade, and various associated amenities, including a pool, common areas, and a rooftop lounge (the "Application"). Approximately 45 spaces of on-street parallel parking are proposed as well. Applicant previously received approval for a mixed use project on the Property, which was memorialized in Resolution #13-07(a) dated September 28, 2016.

Applicant seeks relief from the requirements of the Waterfront Redevelopment Plan as amended and supplemented to permit the following deviations: greater setbacks along Crucible Drive and Fifth Street than permitted; fewer parking spaces than required for off-street residential parking; fewer parking spaces than required for off-street commercial parking; enclosure on the rooftop for elevator and stair access, where no enclosure is permitted; exposed foundation greater than thirty-six (36") inches; a loading and refuse collection area on Riverbend Drive where same is not permitted; greater number of signs than permitted; greater total sign area than permitted; greater area of vertical signs than permitted; internally illuminated signage where same is not permitted; lower street lights than permitted; transformers are exterior to the building, where Plan requires interior or vaulted transformers; utilities are to be buried on a schedule set by PSE&G, where the Plan requires all utilities to be buried; intervals for street trees greater than permitted in specified locations; horizontal window groupings with mullions narrower than required; glass balcony doors where doors are required to be or appear to be constructed of planks or raised panels; and encroachment of a ramp along Riverbend Drive into the right of way. Should the Board deem it necessary, the Applicant also seeks de minimis exceptions from the requirements of the Residential Site Improvement Standards ("RSIS") for fewer parking spaces than required and smaller parking spaces than required.

Applicant also seeks any additional variances, deviations, design exceptions/waivers, submission waivers, interpretations, modifications of prior imposed conditions, and other approvals reflected on the filed plans (as same may be further amended from time to time without further notice) and as may be determined to be necessary during the review and processing of the Application.

When the Application is called, interested parties may appear at the hearing or any adjournment thereof either in person or by attorney, ask questions, and present evidence and offer statements or documentation that may be relevant to the Application. The hearing may be continued without further notice on such additional or other dates as the Board may determine. The Application, maps, plans and related supporting materials are available for public inspection in the office of the Secretary to the Board, Town of Harrison Town Hall (basement), 318 Harrison Avenue, Harrison, New Jersey, and may be examined during regular business hours, which are typically Monday through Friday, 9 am to 4:30 pm., or such other hours as set by the Town of Harrison.

[West Hudson]

It appears that the design has been reworked a bit...I'm interpreting this as an overall site layout similar to Building 1 (300 Somerset); basically that project will be more or less in the shape of a U, with the building running five stories for the full length of the block along RR Ave, but a courtyard facing south and creating a wide gap along Cifelli (with a one-story enclosed connector along Cifelli between the two ends of the U). It also sounds like in place of some of the retail space, there will be a cafe owned/operated by the developer.


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Variance

TOWN OF HARRISON PLANNING BOARD
LEGAL NOTICE



RE: CJUF II Harrison Holdings, LLC
Block 99, Lot 4.01
Block 101, Lots 1.02 and 1.03
Angelo Cifelli Drive, NJRR Avenue, Second Street, Third Street and
Burlington Street
Harrison Commons - Buildings 4, 5 and 6
Harrison, New Jersey

Please be advised that, on Wednesday, March 27, 2019 at 6:30 p.m., a hearing will be held before the Town of Harrison Planning Board at the Municipal Building, 318 Harrison Avenue, Harrison, New Jersey on the application of the undersigned for amended preliminary and final site plan approval, as well as certain bulk variance and/or design waiver relief, at a mixed use project known as Harrison Commons, Buildings 4, 5 and 6 also known as Block 99, Lot 4.01 and Block 101, Lots 1.02 and 1.03 as shown on the Town of Harrison Tax Map. The applicant seeks to amend the previously granted preliminary and final site plan approval as it pertains to Building 4, by increasing the residential density from 336 to 387 units; by decreasing the retail area from approximately 3,696 square feet to 2,480 square feet; and to reduce the amount of parking in the structured garage by 11 spaces. The applicant is also proposing to provide space for a cafe to be operated along Angelo Cifelli Drive. The Applicant also will be seeking the following relief from the 2012 Waterfront Redevelopment Plan requirements:

1. Relief for insufficient residential and non-residential parking; and
2. A de minimis exception for residential parking as per RSIS standards.
3. Relief for the maximum building setback along both Angelo Cifelli Drive and Railroad Avenue.
4. Building height - 3 to 7 stories is required where the Applicant is proposing approximately 140 feet of the building fronting along Angelo Cifelli Drive as a single story walkway/pavilion.

In addition, the applicant requests that the application be deemed amended to include a request for any additional bulk variances, approvals, deviations, interpretations, de minimis relief, RSIS relief, design waivers or exceptions which are determined to be necessary in the review and processing of this application, whether requested by the applicant, the Planning Board and its professionals, or otherwise.

Any person interested in this application will have the opportunity to address the Planning Board at the aforesaid meeting to be held on Wednesday, March 27, 2019 at 6:30pm in the Municipal Building, 318 Harrison Avenue, Harrison, New Jersey. All information relating to this application is available for inspection in the office of the Construction Department at the Municipal Building during normal business hours. You may participate in the public hearing in accordance with the Rules of the Harrison Planning Board.

[West Hudson]

From RE-NJ.com:

The developers, Eastone Equities and Accordia Realty Ventures, say they are eyeing a spring delivery for the initial 205 units at Harrison Yards, which is rising at 700 Frank E. Rodgers Blvd. The first phase will also include 8,000 square feet of retail space, seeking to capitalize on its location adjacent to the Harrison PATH station.

“We are very excited to announce a new residential destination in an incredible, vibrant neighborhood with great places to live, dine, play and enjoy life,” Haoran Hu, Eastone Equities’ director of investments, said in a prepared statement. “Our immediate access to mass transit includes the adjacent brand new Harrison PATH Station, Amtrak, with major highways and Newark Airport, just minutes away. It will help solidify Harrison Yard’s position as a prime residential community with condo-level finishes at a more affordable rental price point.”

The developers also have approvals for a second phase on an adjacent site. Expected to break ground early next year, the plan calls for another 435 apartments and 8,000 square feet of retail, the joint venture said, with expected completion in the second quarter of 2022.

Amenities for the residential complex will include a rooftop garden, fitness center, pedestrian-and pet-friendly walkways and more than 600 parking spaces. Eastone and Accordia also touted the ability for commuters to be in Lower Manhattan in 20 minutes and in Midtown in 35 minutes.



“Our aim is to offer an affordable alternative residential community outside of Manhattan by developing a well-equipped living space that enhances the lifestyles of the residents of all ages,” Hu said. “Rents will be about half the price of the average rental price of Manhattan properties and especially now, with rents rising in Manhattan and Jersey City.”

He added that the average apartment size of Harrison Yards is about 15 to 20 percent larger than that of similar properties in the local market.

“It is a great alternative for those who value both the energy of the city as well as the spaciousness in their home,” Hu said.

The Marketing Directors is overseeing the leasing effort at the project.

Eastone and Accordia took over the development, previously known as The Hub at Harrison, last fall when construction was partially complete. The latter cited its longtime interest in Harrison, which goes back more than 20 years when the town was laying the groundwork to redevelop 250 acres of blighted industrial buildings along the Passaic River.

“We followed this site closely, and loved the idea of making this a 24-7 destination,” said Accordia Principal Joseph Romano, who, along with his partner, Jason Bogart, worked as consultants to the Harrison Redevelopment Authority in 2007.

Link: https://re-nj.com/developers-eye-spr...t-in-harrison/

[towerpower123]

Harrison Developments from 3 weeks ago

Harrison PATH Station

Harrison Station and URBY

The new parking garage for monthly parking for URBY has spectacular views over Harrison and Newark

The last building of the Harrison Station is now doing soil testing

501-599 1st Street

1 Harrison Avenue

[towerpower123]

Part 2 of Harrison Developments from 3 weeks ago
100 Harrison Avenue

112 Harrison Avenue renovation

201-215 Cleveland Avenue (behind Economy Supply)

106-108 North 3rd Street

This parking lot is supposed to be replaced with a new school

111 Frank E Rodgers Boulevard

45 South 5th Street

400 South 5th Street, still no progress

501 Bergen Street

700 Frank E Rodgers Blvd

The new real-time arrivals screen for PATH

All of these images are from 3 weeks ago on 3/24/2019. See my blog, https://urbanismvsmodernism.blogspot.com/

[West Hudson]

The famous diner that people from all over North Jersey go to is going to get demolished and replaced with a new (presumably larger) building. My guess is that besides increasing capacity, the owners (who own the neighboring St. George residential building) plan to integrate it with the industrial architecture of the area a bit more (or at least that's what I'm hoping for...). I have a feeling that they might also be trying to free up more land for another residential building...will post renderings if I can find any.

Applicant: Tops Diner
Location: 500 Passaic Avenue East Newark(Block 13, Lots 1, 2, & 22)

An application to raze the existing diner, relocate it, and construct a new diner with 159 parking spaces.

Link: http://www.hudsoncountynj.org/wp-con...-no-notice.pdf


Interesting fact: Time Out New York ranked Tops Diner the best diner in the U.S. in 2017.

[West Hudson]

Here you have it...I'm surprised they didn't go with something a bit more like Urby, but perhaps they'll do that with Block A or B. Although the design looks a bit plain, if they do the oversized factory windows and masonry detailing, this one should look pretty classic. I feel like the metal/concrete paneling on SteelWorks & Cobalt Lofts was a bit overdone, but this design appears to have a lot of brick which I think is a good step up.

[section08]

I think this article is appropriate for the Harrison thread, since the new apartment buildings AKA "stumpies" AKA "toothpick towers" being built here all have the same aesthetic. Also mentioned is New Jersey's plan to limit the height of these "urban stick buildings" to 3 stories, and other restrictions.

https://www.bloomberg.com/news/featu...-look-the-same

[dennis200dz]

I think this article is appropriate for the Harrison thread, since the new apartment buildings AKA "stumpies" AKA "toothpick towers" being built here all have the same aesthetic. Also mentioned is New Jersey's plan to limit the height of these "urban stick buildings" to 3 stories, and other restrictions.

https://www.bloomberg.com/news/featu...-look-the-same

I also read this same Bloomberg Article on the web. The apartment buildings being built in Harrison are far superior and more interesting architecturally than many new apartment buildings being built in other places. For example, I saw some rather new nondescript apartment buildings in Bloomfield. The buildings being built in affluent towns such as Montclair can be interesting architecturally. The buildings in Harrison are designed to attract affluent millennials and others; hence, they are more interesting architecturally.

[section08]

I also read this same Bloomberg Article on the web. The apartment buildings being built in Harrison are far superior and more interesting architecturally than many new apartment buildings being built in other places. For example, I saw some rather new nondescript apartment buildings in Bloomfield. The buildings being built in affluent towns such as Montclair can be interesting architecturally. The buildings in Harrison are designed to attract affluent millennials and others; hence, they are more interesting architecturally.

I don't think the point of the article is that they look the same (they're not "interesting architecturally" enough to differentiate from others), but that they're built nationwide with the same cheap materials. NYC has a ban on these buildings. And now NJ plans to impose height limits because they catch fire easily. HFD already had to visit these buildings quite a few times since going up. Just spend a day on the Harrison FB forum to hear all the complaints.

[West Hudson]

The design of the pocket park between SteelWorks and Cobalt Lofts has been re-worked and seems to have some nice features. They'll be including a few cobblestone paver areas (in addition to brick paver areas), several outdoor cafe tables, and a spot for a future concession stand.

[section08]

Bayonne Box version 2019. Corner of Davis & Hamilton.

[sleiveen]

Has anyone been in Harrison since first new development River Park (built in 2007)? How has the town changed since? I lived in the River park @ Harrison for only one year 2008-09, and have been entertaining the idea of returning, either renter or owner.

[sleiveen]

what happened to this thread -- any updates?

[vajt]

There was a recent New York Times article where they compared Harrison as the new Hoboken. Definitely becoming an up and coming location and there are still several new construction projects being built or soon to begin development.

-----JT-----