New Proposal for Former Papaya Dog Building in Hoboken

55 57 Newark Street Hoboken Proposal East View
Proposed redevelopment of 55-57 Newark Street (looking east), Hoboken. Rendering via Nastasi Architects.

A vacant lot just two blocks from the PATH station could soon be revitalized by a new development designed to blend in with its historic surroundings, as plans for a mixed-use project will soon be presented to Hoboken’s zoning board.

The land in question is 55-57 Newark Street, which had housed apartments, 3 a.m. munchie spot Papaya Dog, and a few other businesses before suffering a fire in 2017 that forced its demolition. Property owner Todd Hennessy has worked with Nastasi Architects to draw up new plans for the site, which will rise five stories and feature four 2-bedroom, 2-bathroom apartments in its residential component to be entered from the Court Street side of the building.

A 930-square-foot retail space on the ground floor will feature large, almost floor-to-ceiling windows to allow for great natural light. There’s no word yet on if Papaya Dog is returning to the property, but they might be surprised by the look of the new building if they do.

A stone façade that matches the exterior of a historic bank building next door will be utilized at the new development, hoping to create a seamless look for the block. Other features of the property include a stormwater detention tank in the basement, a 330-square-foot common roof deck for residents, plus a 475-square-foot green roof.

55 57 Newark Street Hoboken Proposal West View
Proposed redevelopment of 55-57 Newark Street (looking west) alongside historic bank building, Hoboken. Rendering via Nastasi Architects.

The project falls within Hoboken’s Central Business District and is actually shorter than a few surrounding buildings but will need eight total variances if approved: for development of a non-conforming lot, density of four units where three are allowed, lot coverage of 96% where 60% is allowed, rear yard setbacks, roof coverage, and for providing no parking spaces where six would be required. Additionally, two separate façade variances for fenestration and masonry would need to be granted.

That reality is part of the reason why Hoboken’s recently adopted 2018 Master Plan Land Use Element recommended rezoning parts of the Central Business District. But for now, plans for 55-57 Newark Street were scheduled to be heard at the zoning board’s July 17 meeting.


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