Anchorage Cove - 88 unit townhouse project

[ericmartindale]

One of the most severely blighted properties in the City of Hackensack may soon be redeveloped for a luxury townhouse project. An application has been filed, to be heard before the Hackensack Zoning Board of Adjustment for an 88-unit luxury townhouse project at 236-240 South River Street, which is along the south side of Water Street. This is a trucking and contractor yard generally across the street from Cubby’s restaurant.  The applicant is Trobiano, and the project is to be called Anchorage Cove.

Since the zoning is M-1, Manufacturing, numerous variances are being sought. The applicant is requesting that R-3 (Prospect Avenue) zoning regulations be implemented for this project. They are also requesting variances for parking in the required setbacks, and to construct more than one building on a lot, which would be consistent with a townhouse plan.

I haven’t seen the plans, so I can’t give it the thumbs up just yet. I’m generally skeptical of anything proposed by Trobiano, since they own a lot of land in Hackensack, and everything they own is in the most dreadful condition. This does not necessarily mean that this project will be bad.

The case is scheduled to be heard on Wednesday, July 21, 2004 at 7:30 pm by the Zoning Board. It’s the last case on the docket, so it might not start as scheduled, and could push to the August meeting.

[ericmartindale]

A special hearing will be held at the end of August. The date has not yet been set. The board attorney said, informally, that this case is likely to go several hearings, and they don't want it "clogging up the docket", so special hearings are to be scheduled.

I believe the attorney for the project is Joseph Zisa.  Or, if not, he otherwise knows a lot about the case. Zisa said the project will extend from River Street to the river and will include the creation of a new segment of the Hackensack Waterfront Walkway.

[ericmartindale]

At the August 18th Zoning Board meeting, a special hearing was set for Tuesday, August 24, 2004 at 7:30 PM for the Zoning Board to begin deliberations on Anchorage Cove.

This is the largest application to be heard by the board in many years. With the exception of the Medical Center Parking Tower, this is also the most important case to be heard. If approved, several acres of severely blighted truckyards across from Cubby's Restaurant on South River Street will be developed for an upscale condo complex.

[kcasnekcaH]

EWW!!!
Who the hell want's to live by the county jail

[ericmartindale]

I know, its within full view of the jail a few hundred feet away. Going north from the proposed condo site is the unpaved section of Water Street, followed by vacant land owned by PSE&G which is about 300-400 feet wide, and then there is a 50-100 foot wide tidal creek called Brosses Creek, followed by a loop road around the jail.

I would not be in favor of residential on the PSE&G site. Once the PSE&G site is developed for something, perhaps retail, it will more appropriately buffer the condos from the jail. Proximity to the jail is probably reducing the property values somewhat, but evidently not enough to discourage the developer. My guess is they will be marketing to immigrants from Asia who might be more willing to accept such urban conditions if similar units NOT near a jail cost $50,000 more.

Well, there's the Gold Coast from Edgwater down to Jersey City, I guess Hackensack could be called the Bronze Coast.  The current strong real estate market won't last forever, Hackensack should consider itself lucky to get whatever upscale unit built that we can during the current boom. Maybe 5 years from now, we'll be wishing for the next strong real estate market?

[Editor]

ANCHORAGE COVE: The project was approved by Hackensack Zoning Board of Adjustment on August 24, 2004. Three residents spoke in favor of the project: Eric Martindale, Ted Dunn, and Kathleen Salvo. Nobody spoke against the application, and the project was approved unanimously. Groundbreaking is anticipated in the Spring of 2005. Minor NJDEP permits are still required. The project will include a segment of the Hackensack Waterfront Walkway, built 16-feet wide, and to the standards of the NJDEP.

WHAT IS THE LIKLIHOOOD THAT IT WILL ACTUALLY BE BUILT: About 14 years ago, the same builder, Mr. Trobiano, built a mid-rise building on Moonachie Road known as Lilton Manor. This is widely known as the most upscale multi-unit complex in the First Ward of Hackensack. Since Trobiano has already completed one nice project in Hackensack, it is widely believed that Anchorage Cove will actually be built, as opposed to other approved projects that can’t get financing or couldn’t be sold to someone with financing. This is important, since Hackensack has a history of being plagued with half-built projects lying abandoned for many years. As long as the housing market stays strong, it will be built.

ONE DEFICIENCY TO THE PROJECT: Eric Martindale requested that the site plan be amended so to include a one-story 20 x 30 foot multi-purpose community room with an adjacent patio area. Initially, this can be used as a sales office for the developer. Eventually, it can be used for condo association meetings, block watch meetings, holiday parties, etc. The idea is that the multipurpose room will help create an internal sense of community and foster neighborliness. Two sites were suggested: (a) on the north side of the "point" of the internal courtyard, or (b) at the southeast corner of the site, with a patio facing the river. At this time, it is not believed that this feature will be added.

Mr. Trobiano said after the hearing that the lack of a multi-purpose room also became an issue at his other project, Lilton Manor, and the condo owners there who wanted it couldn’t get a majority to agree to fund its construction. Had it been built with the project, it wouldn’t have been an issue.

NEXT STEP: Although the project is approved, a few relatively minor details of the site plan will be amended. The applicant will present them at the next meeting.

Photo #1: (Below) Artists rendition of the 88-unit project. There are 44 townhouses, each with two units. One unit occupies the first floor and half the second floor, totals 1350 square feet, and has 2 bedrooms and 3 bathrooms. The other unit occupies the third floor and half the second floor, totals 1810 square feet, and has 3 bedrooms and 2½ bathrooms. Units are expected to sell between $300,000 and $500,000, with the highest selling prices along the water. There are 12 homes with a direct river view.



Photo #2: (Below) Architects rendering of the front of the units. Extra care was given to architectural details around the windows. The exterior surface will be brick up to at least 8 feet, and vinyl siding above that.



Photo #3(Below): Architects rendering of the rear of the units. Notice the architectural detail over the garage doors.



Photo #4(Below): Site plan map prepared by the engineering firm. Notice that the rear yards of all the units contain the garages, and all the rear yards face on the internal loop roadway. The front yards face either: (a) South River Street, (b) the interior courtyard, or (c) the Waterfront Walkway. The architects felt that this was an important quality of life aspect of the site plan.



This is in direct contrast with the townhouses currently under construction at the corner of Prospect and Anderson Streets. That applicant insisted on creating an interior parking area with the front doors and garages all facing the asphalt heart of the project. Each unit will have a tiny private rear yard, many of which will face Anderson Street or Prospect Avenue.

For Anchorage Cove, although landscaping occupies a relatively small percent of the site, the applicant made much larger than required landscaped buffers along the Waterfront Walkway and along River Street, in addition to creating a triangular central courtyard over 200 feet long, and about 70 feet wide at its base.

[Editor]

For a detailed analysis of Anchorage Cove, please see the prior post which was amended by Eric Martindale.

[ericmartindale]

A lawsuit has been filed against the variance granted by Nappa.  Nappa owns the property 2 lots south from the subject site. It is a vacant lot about 5 acres between oil tanks and the self-storage facility, across from Wysocki Place.

They had approval to build a 150-unit townhouse community, but the permits expired. In 2004, Mayor Zisa wanted the project to come back to the Planning Board, since the original approval was from 1987 or 1988. For whatever reason, Nappa declined. They built the foundation of one townhouse, probably without approval, and did no more work on the site.

Nappa reportedly is furious that his project was derailed, and another property owner (Trobiano), who has long-standing political connections in Hackensack for decades, was approved. The strip is not zoned for multi-unit development, but many people in Hackensack (including Joseph Zisa, at the time the attorney representing Anchorage Cove), would like to see multi-unit along the river.  Personally, I think River Road in Edgewater is the model for South River Street in Hackensack, with a mixture of national retail chains, condo towers, and townhouses.

Since these lawsuits seem to take about 9-12 months to resolve, it'll be a while before there is a groundbreaking.

Rumor also has it that earlier in September, a decision was made by BP to build the ong-awaited gas station and Wild Bean Cafe' at the Puntasecca property (River Street and East Kansas Street). They had been wavering on the project since it was approved, but now they will break ground soon.  This rumor is unconfirmed, if anyone knows more please post the info. This is the biggest blight in Hackensack, and I can't wait till the property is redeveloped.

[ericmartindale]

Just an update.  Work is underway regarding remediation of soil contamination. A plume had spread south from the PSE&G property along the river.  There used to be a power plant there, possibly a coal-gasification type of plant (ugggh).

Work on the condo's won't start till the remediation is done.  The small building onsite was demolished many months ago. I haven't heard anything recently about Nappa's lawsuit against Trobiano. The council recently vacated Water Street, which was part of the siteplan. The street will be replaced with a sidewalk allowing access to the proposed riverfront pathway that is part of the project.  Not too long ago, Nappa's lawyer was objecting to the vacating of Water Street, part of their BS case against Trobiano.  I'm not a friend of the Trobiano's, in case anyone is wondering.  And I doubt they are fans of me. But I do support this project, and that's what counts. 

What's best for Hackensack should always ahead of personality issues and politics.

An even larger and more luxuriuos townhouse development is before the Planning Board (May meeting). For 97 units to replace the Mazda dealership (site of the 1988 Ford fire that took the lives of 5 firemen).