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Thread: Harrison Redevelopment

  1. #121
    Forum Veteran West Hudson's Avatar
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    Default Remaining Factories

    Nexis: I'm not sure if there are plans to demolish the factories across Rodgers Blvd from HC. Heller might reuse the structures and redo the exterior (like Coalco did with Canco in Jersey City). I'll let you know if I hear anything though.

    I did hear from a neighbor that construction should be re-starting in about a year at Riverpark, and that the Geo Chem plant will close within the next 12 months and undergo demolition soon after.

  2. #122
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    Quote Originally Posted by tbal View Post
    Nexis: I'm not sure if there are plans to demolish the factories across Rodgers Blvd from HC. Heller might reuse the structures and redo the exterior (like Coalco did with Canco in Jersey City). I'll let you know if I hear anything though.

    I did hear from a neighbor that construction should be re-starting in about a year at Riverpark, and that the Geo Chem plant will close within the next 12 months and undergo demolition soon after.
    The Geo Chem is the building that is open and sits next to the PATH? What about the big Factory Sheds , are they tearing those things down?

  3. #123
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    No geo chem is the factory on the passaic river with the railroad track occupied by tanker trains.

  4. #124
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    Quote Originally Posted by Newarkguy View Post
    No geo chem is the factory on the passaic river with the railroad track occupied by tanker trains.
    This building?

    DSC01980 by Nexis4Jersey09, on Flickr

  5. #125
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    Yup, that's the GeoChem building. I'm not sure what will happen with the "factory sheds" (I'm assuming you're talking about the large buildings remaining in the Riverbend area). They might be slated for adaptive reuse, or maybe they will be tearing them down eventually...

  6. #126
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    And when it goes...the rail freight line will disappear

  7. #127
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    Quote Originally Posted by Newarkguy View Post
    And when it goes...the rail freight line will disappear
    I'm planning on launching an initiative with some neighbors to preserve the line to be used at a future time as a trolley/light rail. The vision is to connect the Harrison waterfront with office space and big-box retail in South Kearny and alleviate traffic on Harrison Ave.

  8. #128
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    Quote Originally Posted by Newarkguy View Post
    And when it goes...the rail freight line will disappear
    What about this plan t / Passenger RR in e of every abandoned Freight / Passenger RR in Urban / Dense Suburban Jersey....

    http://maps.google.com/maps/ms?hl=en...77162&t=h&z=14

  9. #129

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    Harrison developer to pay $24M for eminent domain takeover of parcels near PATH

    Published: Wednesday, April 06, 2011, 7:17 AM

    By Steve Strunsky/The Star-Ledger The Star-Ledger
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    Steve Hockstein/for the Star-Ledger Harrison landowner Steven Adler surveys the development of land near the PATH Station in Harrison. Arbitrators recently awarded Adler $24 million for the sale of the property.
    HARRISON — Arbitrators have ordered a private developer to pay a Harrison property owner $24 million for 10 acres of property near the PATH station and the Red Bull Arena soccer stadium, after the city’s redevelopment agency had used its power of eminent domain to try and help the developer acquire the land for a fraction of the cost.
    The developer, Richard Miller of the Hoboken-based Pegasus Group, is compensating property owner Steve Adler mainly for a parking lot with 1,000 spaces used by PATH commuters. Miller is building 275 condominiums and 15,000 square feet of retail, in a project known as Harrison Commons, scheduled for completion this fall.
    Adler’s land just west of Frank E. Rodgers Boulevard had been condemned by the Harrison Redevelopment Agency under the city’s plan to redevelop a total of 250 acres, or about a third of the town’s total area, in a former industrial section that was home to 90,000 jobs during World War II. The area was officially designated in need or redevelopment in 1997, and while several projects are in the works, few have been completed beyond the soccer stadium and a parking deck run by the Hudson County Improvement Authority.

    To put the property in the hands of developers, the town has waged a condemnation campaign using its power of eminent domain, under a state law granting municipalities the right to seize private property for the public’s benefit. A landmark U.S. Supreme Court decision in 2006 known as Kelo v. City of New London allowed towns to seize property even for private development, though a 2008 New Jersey case, City of Long Branch v. Anzalone, forces municpalities to show that a redevelopment area is truly blighted.
    Despite the award in the Harrison case, Adler said he would have preferred to keep the property, which his father purchased in 1982.
    "The reason my father bought this is that he saw its long-term potential," said Adler, a real estate lawyer who lives in Manhattan. "All of a sudden, our private asset is being grabbed by some outside entity."
    His lawyer, Anthony Della Pelle, said the case shows that developers should not count on condemnation to acquire property at bargain prices.
    "It’s natural for them to think they can come in and use the power of eminent domain like a steam roller and get the property for as cheap as possible," Della Pelle said. But, he added, "developers have to make sure of is that the property owners whose properties have to be taken are fairly compensated."
    Miller originally offered $15 million for the property, or $9 million less than the award by the arbitration panel, which was led by retired New Jersey Supreme Court Justice Stewart G. Pollock.
    PREVIOUS COVERAGE:
    Appeals court hears arguments on eminent domain law
    Red Bull Arena opening in Harrison sparks nearby redevelopment

    Miller and his lawyer, Paul Fernicola, downplayed the significance of the award, noting that Adler had valued his property at $35 million.
    "It’s $11 million less than what they said it was worth, and $9 million more than what we valued it out," Fernicola said.
    Miller added that, "Any time you get into arbitration, splitting the difference is the easy way for the arbitrators to decide the case."
    The finances of the case are complicated, involving factors including the arbitrators’ decisions on the value of the land and the cost of an environmental cleanup, and a $5 million payment by the developer in exchange for the landowner’s agreement not to challenge the condemnation and to settle the case through binding arbitration. All told, the parties said, the property ended up costing the developer more than $20 million to acquire. By contrast, had arbitrators agreed with the developer’s initial appraisal of the property’s value and his estimate of the clean-up costs, the debt would have been somewhere around $3 million.
    "It’s a significant difference," said William Ward, a veteran property rights lawyer who was involved in the Long Branch case.
    Even so, Ward doubted the case would have much impact on developers’ decision to participate in redevelopment projects involving condemnation. The housing market is the main driver of those decisions, he said. Rather, Ward said, developers are well aware that awards in such cases may not go their way and build that into their business plans.
    "They all have counsel," he noted. "They’re sophisticated and they know what they’re doing."
    Harrison Mayor Raymond J. McDonough and the redevelopment agency’s executive director, Gregory Kowalski, did not return calls for comment.
    Bill Dressel, executive director of the New Jersey League of Municipalities, which supports the use of eminent domain for redevelopment purposes, said it looked like the Harrison case played out as it should have, with an underused piece of land being developed for future tax ratables, and fair compensation for the property’s former owner.
    "So, to me, the system works," he said.

  10. #130
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    2 pictures i took today form the Morristown line...


    DSC04276 by Nexis4Jersey09, on Flickr


    DSC04277 by Nexis4Jersey09, on Flickr

  11. #131
    Forum Veteran West Hudson's Avatar
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    Does anyone know what they are doing with the equipment in the street? I am praying that they are putting the power lines underground - those have got to go.

  12. #132

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    it would be a huge mistake if the dont

  13. #133

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    They will. All new developments do this. Most likely any power lines remaining are temporary.

  14. #134

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    thanks for the info,does anyone know if the are any green spaces planned for harrison like a park or bike trail? that would be awesome

  15. #135
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    Wats planned for North of 280 for those warehouses?

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