• 09 Nov 2016 2:38 PM | Kirsten Greene (Administrator)

    The area north of 12th street is exploding!  The medium rise district (see principals below) is headed towards becoming a high rise district.  Want to learn more?  Read the proposed changes below.  Click on images to enlarge.

    Existing Jersey Ave Park Redevelopment Plan

    2015.05.13 Jersey Ave Park Amd 07 - RDP.pdf



    The image below is of the mixed use district of the plan which includes the Cast Iron Lofts


    Medium Rise District allowable heights etc.


    Proposed Changes Jersey Ave Park Redevelopment Plan - creation of the "Emerson District" which use to fall within the "Medium Rise District"

    Jersey Avenue Park Redevelopment Plan - Emerson District Amendments FINAL 11.3.16 searchable.pdf





    VAN LEER proposed variances

    2016.09.29 Van Leer Site Plan Amendment Summary.pdf


  • 24 Oct 2016 2:08 PM | Kirsten Greene (Administrator)

    The Village Neighborhood Association will have Tanya Marione at their next meeting this Saturday to discuss this plan.

    This version of the plan goes before the Planning Board November 1st

    2016.10.24 Current R-5 for 11.1.16 planning board meeting.pdf

    Highlights from the above:

    1. Maximum Building Height:

      Streets with 60’ Right Of Way or larger: 4 Stories, 42 feet

      Streets with less than 60’ Right of Way: 3 Stories with a 4th Floor setback a minimum of 15 feet from the front of the building.  

    2. Maximum Density: Eighty (80) units an acre 

    3. Maximum Building Coverage: Seventy percent (70%)

    4. Maximum Lot Coverage: Eighty percent (80%)

    5. Residential units shall provide a minimum of 0.5 parking spaces 



    2016.10.24 R-5 Zoning Map.pdf



  • 07 Oct 2016 8:58 AM | Kirsten Greene (Administrator)
    The city is still trying to finalize re-labelling and re-defining the R1 zone to an R5 zone. Councilwoman Osborne would like your feedback and has created this survey:

    https://www.surveymonkey.com/r/JCZoning



  • 17 Aug 2016 2:28 PM | Kirsten Greene (Administrator)

    The Port Authority of New York and New Jersey advises that the eastbound/NY- bound Holland Tunnel will be have a traffic hold on Saturday night, August 20th, between 6:15 p.m. and 6:45 p.m.  Motorists should use caution approaching tunnel during this time or consider alternate routes to avoid delays.   

    The Port Authority of New York and New Jersey advises that the westbound/NJ- bound Holland Tunnel will be closed on Sunday morning, August 21st, from 1 a.m. until 8 a.m. to finish emergency repairs. All NJ-bound traffic will be diverted to the Lincoln Tunnel. 


  • 31 May 2016 2:14 PM | Kirsten Greene (Administrator)

    In May a number of local schools  came out to clean up the parks and have some fun. The Embankment school students picked up garbage in Enos Jones while children from the Scandinavian school picked up litter in Hamilton Park. The Garden Preschool students enjoyed a nature scavenger hunt.  The HPNA wants to continue to encourage and support participation in caring for the parks by the local school children. Thank you students for making a difference!




  • 05 Apr 2016 1:27 AM | Kirsten Greene (Administrator)

    Looking to Beautify Your Block?  Plant a tree with the help of the DPW

    For the cost of $200, the Department of Public Works will plant a tree in an existing tree pit in front of your property, or create a new tree pit where regulations allow.


    The average cost of purchasing and planting a tree ranges from $750-$1200.  By partnering with the Department of Public Works, you can reduce your tree planting costs while increasing the number of street trees throughout Jersey City.


    The benefits offered by trees are myriad and quantifiable; they reduce energy costs for property owners, increase property values, contribute to a cleaner environment, can reduce or prevent flooding and have actually been found to reduce stress levels.


    To learn more about the benefits of trees, visit: https://vcuf.files.wordpress.com/2013/06/presentation-slides.pdf


    You can access the 2016 Spring Tree Application through the link below:

    http://www.cityofjerseycity.com/uploadedFiles/City_Government/Department_of_Public_Works/2016%20Spring%20Tree%20Planting%20Application.pdf


    One word of advice from one of our board members: tree pits in front of old historic buildings may lead to water seeping thru to the basement of the building; speak with a professional before creating a new pit.


  • 05 Apr 2016 12:42 AM | Kirsten Greene (Administrator)

    There's a lot of new development happening north of Hamilton Park and it falls under the Jersey Ave Park Redevelopment Plan.

    2015.05.13 Jersey Ave Park Amd 07 - RDP.pdf

    The Cast Iron Lofts have been built, the Soho Building is in progress, and 286-298 Coles Street along with the Van Leer project have initial site plan approval.

    Below is an overhead of the latter 2 developments placed into the redevelopment plan map.  All of the open space Hoboken Brownstone is incorporating into the project is very exciting!



    What's being planned for 286-298 Coles Street?  Here's a breakdown of the units along with some initial renderings and the latest site plan. The developers will be asking for a variance to the current minimum unit size at the April 5th, 2016 planning board meeting.  For instance the redevelopment plan states that the minimum studio size is 600 sq feet and the developer would like a variance to create studios that range from 450 sq ft to 650 sq ft.

    This site is approximately 5.5 acres and will contain a 2 acre public park.  The site is currently approved for 873 units but with the addition of a lot and a variance request approval this would be bumped up to 1,181 units for this site.

    2016.03.21 286-298 Coles Street 677009 Site Plan.pdf



    Both the Van Leer and 286-298 Coles street site are being developed by Hoboken Brownstone.  The Van Leer site will have approximately 530 units and include a public playground.  


    One odd thing about the way this redevelopment plan is being handled is that the maximum density allowed per acre is being calculated not just by using the acreage of the land the developer owns and will build on but also by allowing the developer to count the acreage to the middle of the streets surrounding the building.  This in turn is bumping up the density allowed in this area.



  • 04 Apr 2016 5:48 PM | Kirsten Greene (Administrator)

    This plan has been adjusted since it was last presented to the HPNA.

    The latest change adjusts the Maximum Building Height: 

    North of Newark Avenue: 4 Stories, 41 feet

    South of Newark Avenue:  3 Stories, 31 feet

    Other key items in the plan to note 

    Max density 80 units an acre

    Max Building Coverage 70%

    Max Lot Coverage 80%

    Read the full 4/1/16 plan here

    This plan was supposed to go before the planning board on April 5th but was withdrawn.

  • 03 Mar 2016 1:30 PM | Kirsten Greene (Administrator)

    Current specs for the building as discussed at the March 2nd HPNA meeting.

    This proposed plan goes before the zoning board 3/17, 6:30pm, 280 Grove Street

    • The building has an existing 21' wall in the back that will be lowered to 16’ or 5’ less than what’s there now; this height allows the developer to provide 1-1 parking 
    • The R1 lot will have a stepback at 59'
    • In addition at 68' there will be an overall stepback and a small additional portion of the building will sit centered above that
    • The max height will be 78'
    • There will be 1 parking spot per unit.  This will be achieved via the addition of lifts.
    • The units are intended to be condos
    • There will be a 5000 gallon retention center
    • And a green roofing system







  • 26 Feb 2016 2:13 AM | Kirsten Greene (Administrator)

    Tanya Marione from the Jersey City Planning Department has been working on a plan to change R1 zoning to R5 zoning in downtown JC. If you're wondering what zone you currently live in, see the map below.  The necessity to fix the zoning is that the Village area is the last frontier of downtown and since not many developers come in and want to build 3 story houses, the zoning department is constantly being asked for variances for lots in R-1 zoning.  

    This R1 zoning also makes up a healthy portion of the Hamilton Park neighborhood which why the we've invited Tanya to our 3/2 meeting to discuss it.

    R1 zoning is one and two family housing with a max height of 3 stories and 1:1 parking.  

    R5 zoning would be max 4 stories - 45 ft (plus some if in a flood zone), 80 units an acre, with .5 parking.  The draft wording can be seen here:  2016.02.25 R-5 PB Version.pdf

    Tanya has worked on this for two years. Case law as early as the 1950s gives a lot of weight to the reconsideration and re-examination of existing zoning. For example, if the zoning board grants a bunch of the same use or height variances – they are abusing the point of variance relief, because they zone by ordinance/law and not by variance. Zoning by variance is essentially the wild west – there’s no master plan or common purpose.

    She has provided us with the annual report from the previous year. Including density and height analysis done for each block and lot within the R-1 district downtown along with a plethora of other data she has collected.

    2014 and 2015 Zoning Board Annual Report.pdf

    2012 and 2013 Zoning Board Annual Report.docx

    2015 The Village Zoning Table E.pdf

    2015 village north analysis.xlsx

    As Tanya puts it, in the 1970s many areas, specifically downtown, were zoned as low density strictly residential. That was never the reality, and the new zoning, only to be solidified in 2000 with the new master plan – created buildings that are very out of character with the historic nature of the area. Three story buildings, with 2 families and a garage is the outlier, not the standard for R-1 downtown.  The R-5 zoning matches the existing density of the current neighborhood but provides more square footage. It also has green infrastructure requirements built into it.


    For some interesting background reference – the zoning from 1957, the one that would be most representative of what’s existing (except for maybe the more historic districts), was that the height was regulated by the width of the street. So the street front of your building could only be as high as the width and ½ of your street. Using that rule was partially how Tanya came about the 45 ft, because she went through and used google earth to measure street widths – even in the 30s and 50s, 45 ft would have been permitted. The law then specified that every ft after 45 ft had to be setback.



Address: 344 Grove St. PMB #166, Jersey City, NJ 07302

Phone: +1 (201) 589-0750

Email: hpnajc@gmail.com

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