Effort to Redevelop Hoboken’s Windsor Wax Building Moves Forward

Windsor Wax Company Redevelopment 601 609 Newark Street Hoboken 2
The vacant Windsor Wax Company, 601-609 Newark Street, Hoboken. Photo by Chris Fry/Jersey Digs.

The wheels are in motion to replace a relic of the Mile Square City’s industrial past with a new mixed-use building, which could rise near the train tracks along the Jersey City border.

At the city council’s October 2 meeting, a resolution was passed designating a company called Windsor Eden LLC as redeveloper for several parcels at 601-609 Newark Street. The land is currently home to a few empty buildings, the most prominent of which dates back to at least the 1930s and served as home to the Windsor Wax Company for many years.

Windsor Wax Company 601 609 Newark Street Hoboken
The Windsor Wax Company circa 1930s. Photo via Hoboken Historical Museum.

That structure has essentially been abandoned for at least three decades and the neighboring properties haven’t fared much better. A small parking lot and one-story brick building next door housed a furniture store called The Frayed Knot until they closed in 2015, which has left the block devoid of businesses other than the Hoboken Beer & Soda Outlet.

Windsor Eden is seeking to change that, as they’ve submitted plans to the city that would demolish everything at the properties and construct a 40-unit development. Drawn up by Hoboken-based MVMK Architecture, the proposal is designed to look like three different buildings and makes the most of what is a narrow lot that presents some logistical challenges.

Windsor Wax Company Redevelopment 601 609 Newark Street Hoboken
Aerial view of redevelopment site. Photo courtesy MVMK Architecture.

The project would use composite aluminum panels and charcoal gray board on two of the buildings, while brick veneer would be utilized on what appears to be the middle structure. The development would include 35 parking spaces in the rear of the building to be accessed by a service road that includes a pedestrian pathway, which would be built abutting the train tracks and accessed through the project’s westernmost section.

Besides the parking, the first floor of the development would include a lobby, bicycle storage room, and a retail storefront spanning 1,000 square feet. The apartments in the development would break down as 17 one-bedrooms, 16 two-bedrooms of varying sizes, and seven three-bedroom units. Hoboken’s Southwest Redevelopment Plan requires all projects to set aside 10% of their housing as affordable, so four units would be designated as such.

Windsor Wax Company Redevelopment 601 609 Newark Street Hoboken 3
Proposed redevelopment of Windsor Wax Company, 601-609 Newark Street, Hoboken. Rendering by MVMK Architecture.

Several of the apartments would sport rear-facing balconies, while eight of them would include 360-square-foot private roof decks. A 720-square-foot common roof deck is included in the plans, while the building’s ground floor would utilize a flood panel system. Paperwork submitted by the developer says they expect the project to be LEED Certified.

The proposal deviates a bit from what’s allowed under current zoning. Windsor Eden is seeking to construct the building just over 43 feet above the Design Flood Elevation where only 40 feet are allowed, include 40 units where 31 are allowed, and would need a variance related to off-street loading.

Windsor Wax Company Redevelopment 601 609 Newark Street Hoboken 4
Proposed redevelopment of Windsor Wax Company, 601-609 Newark Street, Hoboken. Rendering by MVMK Architecture.

Following the council’s resolution, the city will now negotiate a redevelopment agreement with Windsor Eden during the next six months. The council would need to finalize that pact if one is reached, after which the application could then head to the planning board for approval.



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  1. Are there any renderings showing the driveway / pedestrian path in back? The municipal boundary runs along the southern edge of the properties involved, so I assume Jersey City would need to approve that portion. The property is owned and used by NJ Transit, so I assume they would need to approve it as well.


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