Mack-Cali Reveals Revamped Harborside Complex, Will Host Smorgasburg

Mack Cali Harborside Exchange Place Jersey City Overview
Mack-Cali’s Harborside at Exchange Place, Jersey City. Rendering courtesy Mack-Cali.

A two-year renovation at a prominent building along the Jersey City waterfront is finally coming together as the facility looks to spring to life later this month by hosting the largest open-air food market in the country.

Mack-Cali has been hard at work revitalizing a nine-story property at 210 Hudson Street since 2019. The massive overhaul of the 423,000-square-foot office and retail building included the installation of a new façade, an anticipated LEED Gold certification, and a redesign that includes new public open spaces, a reimagined lobby, and significant infrastructure upgrades.

Mack Cali Harborside Exchange Place Jersey City Exterior
Exterior. Rendering courtesy Mack-Cali.

“Harborside’s premier office spaces, top-tier amenities and abundant recreational areas, coupled with its waterfront access, close proximity to public transit and ample on-site parking, make it an ideal destination for workers, visitors and locals alike,” said Mahbod Nia, Chief Executive Officer of Mack-Cali. “With these latest improvements, Harborside is well-positioned to be the workplace solution for the future as office life across the tri-state area is reinvigorated.”

Mack Cali Harborside Exchange Place Jersey City Offices
Offices. Rendering courtesy Mack-Cali.

Highlights of the property’s transformation include a private fourth-floor terrace that offers expansive views of the Hudson River and the introduction of Ziggy, a one-of-a-kind art installation designed by Hou de Sousa. The building’s lobby sports direct indoor access to District Kitchen while a temporary pedestrian-only area dubbed Hudson Green is set to feature a combination of ongoing exhibitions, partnerships, and community-focused programming over the coming months.

Mack Cali Harborside Exchange Place Jersey City Terrace
Terrace. Rendering courtesy Mack-Cali.
Mack Cali Harborside Exchange Place Jersey City Ziggy Sculpture
Ziggy sculpture. Image courtesy Hou de Sousa.
Mack Cali Harborside Exchange Place Jersey City Hudson Green
Hudson Green. Rendering courtesy Mack-Cali.

Mack-Cali has tapped CBRE’s team of retail brokers to fill out that component of Harborside’s revitalization and a world-famous food festival will be filling the void in the meantime. Smorgasburg, known locally for their Brooklyn marketplaces that began as flea markets, will be launching their first-ever New Jersey location later this month at the parking lot across from Harborside.

Mack Cali Harborside Exchange Place Jersey City Retail
Retail. Rendering courtesy Mack-Cali.

The newest Smorgasburg should offer food from about 30 different vendors and will debut on May 29. The market, which attracts tens of thousands of visitors each weekend to its other locations, intends to operate every Saturday through October.

“The waterfront is one of Jersey City’s many unique assets, and I’m confident Mack-Cali’s reimagined Harborside will not only be a valuable addition to our growing business community, but now with all its additional activations and programming, the local neighborhood will also benefit greatly,” said Jersey City Mayor Steven Fulop. “We appreciate Mack-Cali’s ongoing commitment to creating a best-in-class mixed-use environment for all of our residents and visitors.”

Mack Cali Harborside Exchange Place Jersey City Promenade
Promenade. Rendering courtesy Mack-Cali.

Mack-Cali is one of the biggest stakeholders in Jersey City’s Exchange Place neighborhood and has several other plans in the pipeline. They were slated to partner with Ironstate Development on two more Urby towers that would be located directly next to the Harborside complex, but that project remains in limbo.

The company announced its intentions to build a Harborside Tower office building back in 2017, but that scheme has thus far failed to materialize. A 68-story, 680-unit residential tower called Harborside 8 was approved by Jersey City’s planning board early last year, but Mack-Cali has yet to break ground on the development.


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  1. I can’t believe that they are eliminating the service road in the rear of the building for an unneeded pedestrian plaza. It was so convenient to be able to drive up and drop someone off without them having to walk throughout the entire complex. Also, how will they get equipment and supplies into the first 2 buildings now? The trucks always entered on the now-defunct service road. This is a poorly thought-out design. Ugh.

  2. I can’t tell if you’re being sarcastic or not about them creating more pedestrian space. We definitely need more in the city, not less… This is a welcome improvement IMO.

  3. Lol agreed Shrilla, the idea that replacing a service road with a pedestrian plaza here is somehow a downgrade, is a joke even if it wasn’t intended as one.

    This looks great and I LOVE the art installation. We could use more varied, structural public art like this around JC to complement the amazing mural program.

    Also, what are the chances that Urby II/III, that office tower, etc. actually get going this year once this project & The Charlotte wrap up? I hope Mack-Cali actually starts executing on those exciting plans sooner than later (not that this refurbishment wasn’t sorely needed).

  4. Smorgasburg is a huge addition to JC and Harborside in general as Covid killed business in that area. Great movr by the new Mack Cali leadership once they got rid of the previous hack leader.

  5. There’s a huge pedestrian plaza in front of the building along the waterfront and another waterside plaza just footsteps away. Adding a third one by taking away a useful service road is not only unnecessary, but it will also add to the traffic congestion in the area because now there is only one commercial entrance for all 3 buildings. Besides who wants to hang out right next to the light rail?

  6. That service road is an eyesore. I’m sure the owners of the building know what is the highest and best use of that space the service road occupied, and I’m so glad they chose pedestrian space vs. continued ugliness there!

  7. How much of an eyesore in a single-lane road with no parking allowed on it?

    I am confusing though because first rendering shows only 60% of the street becoming a pedestrian plaza and the second show them taking the whole street. I think the first photo is more realistic since commercial tenants in Plaza 1 and 2 would retain usage of their freight area. However, the drivable part of the service road would have to become two-ways which could impact the size of trucks that could reach the freight area. Trucks could not entry and exit the service road at the same time which would cause traffic to back up on Chris Columbus Blvd.

  8. The ped plaza in the front of the building is obviously a corporate come on to draw suckers into the building. We’re nice, we’re clean, we’re green. And just like the Smorgaasburg Fest, we’re white, very, very white. Can’t say it’s total waste of space, but certainly on rainy, snowy, or cold days (half the year or more) it’s fairly useless.

    As for the food fest I think I’ll pass on watching skinny Hipsters milling about stuffing salty, greasy food into their face holes or parents taking turns sniffing their kids diapers to see if it pooped.

    Ziggy ,the public art *sculpture* ? It’s basically the adult equivalent of kids building blocks. It’s about as vacuous as public art gets. In fact, it was originally commissioned as a X-mas ornament for the Flat Iron District in NY. I’m not anti-fun and I’m sure it looks cool at night, but is this the best they could do? a X-mas ornament?


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